206 S Hilton St · Baltimore, MD 21229

$160,000

4 bd · 2.0 ba · 1,320 sqft · Townhouse public records · 89 Days on market

Built 1921 4,356 sqft lot $121/sqft · 12% above area Est $143k · 12% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 206 S Hilton St. This fully renovated 4 bedroom 2 full bathroom townhome is ready for its new owner. From top to bottom this home has been updated, to include roof, HVAC, plumbing, electrical, kitchen, bathrooms, flooring, windows and newer SS appliances. This property also has an unfinished basement, and access is gained from the external rear of the home. This is a truly move in ready property, Book your showing today!

Key facts

• Fully renovated
• Updated electrical
• Updated roof

Tags

• FULLY RENOVATED
• UPDATED ROOF
• UPDATED HVAC
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.0% in Baltimore — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#90 in MD, #3,396 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools D, crime F.
• Baltimore City Public Schools (urban): math 7% / reading 16% proficiency, ranked #24 of 24 in MD (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 256 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $160k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (median comp): $143,467
• List price: $160,000
• Delta: 11.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 S Hilton St	0.02mi	4/1.5	1,320 (0%)	2mo	$195,000	$148	96
5 Rosedale St S	0.27mi	3/2.0 (-1)	1,280 (-3%)	1mo	$110,000	$86	77
125 S Morley St S	0.23mi	3/1.5 (-1)	1,350 (+2%)	2mo	$70,000	$52	77
28 S Bernice Ave	0.20mi	3/1.0 (-1)	1,280 (-3%)	1mo	$147,000	$115	76
3017 Frederick Ave	0.35mi	4/3.0	1,260 (-4%)	2mo	$217,000	$172	71
38 N Monastery Ave	0.41mi	3/2.0 (-1)	1,260 (-4%)	3mo	$90,000	$71	66
300 Denison St	0.56mi	3/2.0 (-1)	1,260 (-4%)	2mo	$205,000	$163	60
3424 Wilkens Ave	0.71mi	3/2.5 (-1)	1,280 (-3%)	2mo	$207,000	$162	53
319 Lyndhurst St	0.71mi	4/2.0	1,434 (+9%)	4mo	$224,999	$157	49
517 N Edgewood St	0.73mi	4/2.5	1,430 (+8%)	2mo	$90,000	$63	49
347 Yale Ave	0.72mi	3/1.5 (-1)	1,436 (+9%)	3mo	$215,000	$150	42
428 S Augusta Ave	0.72mi	4/2.5	1,500 (+14%)	3mo	$249,900	$167	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $6,487
• Equity at exit: $23,857

10-year hold

• IRR: 15.3%
• Equity multiple: 2.38×
• Total profit: $61,859
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 12 Strongly Tenant-Friendly
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City Baltimore: 12 Strongly Tenant-Friendly · D+58

Just-cause for tenancies > 1 yr.

Methodology + full state rankings →

ZIP-level market 21229

• Rents YoY: 5.4%
• Active inventory: 256
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$839
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $434

Break-even live

Break-even rent $1,395

Max offer price $160,000

Occupancy floor 73%

Sensitivity live

Price	-10% $524	-5% $479	+0% $434	+5% $388	+10% $343
Rent	-10% $280	-5% $357	+0% $434	+5% $510	+10% $587
Rate	-1.0pp $514	-0.5pp $474	base $434	+0.5pp $392	+1.0pp $350

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	25d	1	0.23mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	21d	1	0.28mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	25d	1	0.37mi
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	44d	1	0.55mi
202 N Edgewood St Baltimore, MD	3.0	2.0	1710	$2,250	$1.32	25d	1	0.56mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	5d	1	0.57mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	25d	1	0.60mi
117 Collins Ave Baltimore, MD	3.0	3.0	1617	$2,350	$1.45	44d	1	0.61mi
304 Collins Ave Unit 2 Baltimore, MD	3.0	1.0	1016	$2,100	$2.07	44d	1	0.64mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	5d	1	0.65mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	44d	1	0.74mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	5d	1	0.76mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	0.77mi
409 Normandy Ave Baltimore, MD	4.0	1.0	1640	$1,500	$0.91	25d	1	0.80mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	25d	1	0.81mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	25d	1	0.82mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	44d	1	0.82mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	44d	1	0.85mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	44d	1	0.87mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	25d	1	0.87mi
941 Brunswick St Baltimore, MD	3.0	1.5	1516	$1,650	$1.09	18d	1	0.88mi
941 Brunswick St Baltimore, MD	3.0	1.5	1558	$1,600	$1.03	44d	1	0.88mi
4301 Parkton St Baltimore, MD	1.0–3.0	1.0	730	$1,550	$2.12	44d	1	0.88mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	25d	1	0.92mi
2509 Christian St Baltimore, MD	4.0	2.0	1248	$1,699	$1.36	4d	1	0.93mi
715 N Rosedale St Baltimore, MD	5.0	3.0	1542	$2,550	$1.65	44d	1	0.94mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	44d	1	0.95mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	44d	1	0.96mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	12d	1	0.96mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	25d	1	0.97mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	44d	1	0.98mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	44d	1	0.98mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	25d	1	0.99mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	25d	1	1.00mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	25d	1	1.02mi
111 Upmanor Rd Baltimore, MD	3.0	1.5	1224	$2,163	$1.77	44d	1	1.03mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	18d	1	1.06mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	44d	1	1.07mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	25d	1	1.11mi
4431 Eldone Rd Baltimore, MD	3.0	2.0	896	$2,000	$2.23	25d	1	1.11mi

Listing history 33 events

1. 2026-06-21
   days on market $160,000 Active 89 DOM
2. 2026-06-18
   days on market $160,000 Active 86 DOM
3. 2026-06-17
   days on market $160,000 Active 85 DOM
4. 2026-06-16
   days on market $160,000 Active 84 DOM
5. 2026-06-15
   days on market $160,000 Active 83 DOM
6. 2026-06-13
   days on market $160,000 Active 81 DOM
7. 2026-06-09
   days on market $160,000 Active 77 DOM
8. 2026-06-08
   days on market $160,000 Active 76 DOM
9. 2026-06-07
   days on market $160,000 Active 75 DOM
10. 2026-06-04
    days on market $160,000 Active 72 DOM
11. 2026-06-03
    days on market $160,000 Active 71 DOM
12. 2026-06-02
    days on market $160,000 Active 70 DOM
13. 2026-06-02
    price $160,000 Active 69 DOM
14. 2026-06-01
    days on market $170,000 Active 69 DOM
15. 2026-05-31
    days on market $170,000 Active 68 DOM
16. 2026-04-28
    price $170,000 440-char remark

    Show marketing remark (440 chars)

    Welcome home to 206 S Hilton St. This fully renovated 4 bedroom 2 full bathroom townhome is ready for its new owner. From top to bottom this home has been updated, to include roof, HVAC, plumbing, electrical, kitchen, bathrooms, flooring, windows and newer SS appliances. This property also has an unfinished basement, and access is gained from the external rear of the home. This is a truly move in ready property, Book your showing today!

17. 2026-04-01
    historical $1,750
18. 2026-03-24
    listed $180,000 Active 440-char remark

    Show marketing remark (440 chars)

    Welcome home to 206 S Hilton St. This fully renovated 4 bedroom 2 full bathroom townhome is ready for its new owner. From top to bottom this home has been updated, to include roof, HVAC, plumbing, electrical, kitchen, bathrooms, flooring, windows and newer SS appliances. This property also has an unfinished basement, and access is gained from the external rear of the home. This is a truly move in ready property, Book your showing today!

19. 2026-03-24
    historical

    Show marketing remark (440 chars)

    Welcome home to 206 S Hilton St. This fully renovated 4 bedroom 2 full bathroom townhome is ready for its new owner. From top to bottom this home has been updated, to include roof, HVAC, plumbing, electrical, kitchen, bathrooms, flooring, windows and newer SS appliances. This property also has an unfinished basement, and access is gained from the external rear of the home. This is a truly move in ready property, Book your showing today!

20. 2026-02-26
    price $1,750
21. 2026-02-19
    price $185,000
22. 2026-01-23
    listed $190,000 Active
23. 2026-01-15
    historical
24. 2026-01-10
    listed $1,800
25. 2023-06-05
    historical
26. 2023-02-18
    price $60,000
27. 2023-02-17
    soldstatus $60,000 Closed
28. 2023-01-28
    historical Active Under Contract
29. 2023-01-17
    status Active
30. 2023-01-11
    status Pending
31. 2023-01-03
    listed $65,000 Active
32. 1990-12-26
    soldstatus $29,000
33. 1988-04-14
    soldstatus $24,441

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,329
• − Mortgage interest: −$8,962
• − Property taxes: −$2,357
• − Insurance: −$800
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$4,655
• Taxable income: $2,822
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $4,527/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Baltimore City Public Schools
• NCES district ID: 2400090
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 16% ▼ -5.00%
• Median HH income: $42,108
• Composite: 10.08/100
• National rank: #9805
• State rank: #24 of 24 in MD

Livability — Baltimore

• Score: 76/100
• State rank: #90
• US rank: #3396

Category grades

Amenities A+ Commute A+ Cost of living A- Crime F Employment C Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baltimore, MD
• County: Baltimore City · 558,601 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

Population outlook (Baltimore County) Hauer SSP2

• Today (2025): 624,249 people
• By 2030: 621,541 · -0.4%
• By 2040: 609,756 · -2.3%
• By 2050: 597,249 · -4.3%
• By 2075: 552,236 · -11.5%
• By 2100: 513,934 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Baltimore

• 2024 margin: Solid D (+73.0) · D 85.2% · R 12.2% · Other 2.6%
• 2008→2024 swing: -2.5pp toward R · 2008: 75.5pp · 2024: 73.0pp
• All cycles: 2024: D+73.0 2020: D+76.6 2016: D+74.6 2012: D+76.4 2008: D+75.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• Metro: Baltimore-Columbia-Towson, MD
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+595.6% since first listed

18 events — show timeline

• 2026-04-28 Price Changed $170,000 BRIGHT MLS
• 2026-04-01 Rental Removed $1,750 APPFOLIO
• 2026-03-24 Listing Removed — BRIGHT MLS
• 2026-03-24 Listed $180,000 BRIGHT MLS
• 2026-02-26 Price Changed $1,750 APPFOLIO
• 2026-02-19 Price Changed $185,000 BRIGHT MLS
• 2026-01-23 Listed $190,000 BRIGHT MLS
• 2026-01-15 Coming Soon — BRIGHT MLS
• 2026-01-10 Listed for Rent $1,800 APPFOLIO
• 2023-06-05 Rental Removed — RENT.
• 2023-02-18 Price Changed $60,000 BRIGHT MLS
• 2023-02-17 Sold (MLS) $60,000 BRIGHT MLS
• 2023-01-28 Contingent — BRIGHT MLS
• 2023-01-17 Relisted — BRIGHT MLS
• 2023-01-11 Pending — BRIGHT MLS
• 2023-01-03 Listed $65,000 BRIGHT MLS
• 1990-12-26 Sold (Public Records) $29,000 Public Records
• 1988-04-14 Sold (Public Records) $24,441 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,357 · +10.5% YoY. Source: county tax records.