747 Carroll St · Baltimore, MD 21230

$134,900

2 bd · 1.0 ba · 888 sqft · Townhouse public records · 50 Days on market

Built 1900 1,306 sqft lot $152/sqft · 32% below area Est $199k · 32% under

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Why this score? — see what drove the B 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful opportunity to own this solid brick rowhome in Hollins Market neighborhood Enjoy nice room sizes, wood floors, eat in kitchen, brick fireplace in living room. The basement can be used as added storage or finish off for additional space. Just minutes from Downtown Baltimore!

Key facts

• Built 1900
• Listed 50 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Cable TV
• Home design: Semi-detached property
• Construction: Brick construction; Other foundation; Above grade and below grade structures; Finished above-grade area per assessor; Finished below-grade area per assessor
• Exterior features: Not tidal water; 2+ access exits

Interior

• Kitchen: Eat-in kitchen
• Basement: Full basement with connecting stairway
• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom
• Fireplace: One fireplace
• Heating & cooling: Central heating; Cooling system (other) with natural gas fuel; Natural gas hot water
• Interior features: Open floor plan with combined kitchen/dining and combined dining/living areas; Eat-in kitchen
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 soft (-1.0%/yr); 362 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $199,441
• List price: $134,900
• Delta: -32.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Cleveland St	0.20mi	2/1.0	912 (+3%)	2mo	$109,900	$121	85
1133 Sargeant St	0.33mi	2/1.5	912 (+3%)	2mo	$67,500	$74	76
649 Dover St	0.27mi	1/1.5 (-1)	936 (+5%)	3mo	$195,000	$208	69
640 Dover St	0.29mi	3/2.0 (+1)	936 (+5%)	2mo	$220,000	$235	67
421 S Sharp St S Unit R 11	0.57mi	2/2.0	898 (+1%)	2mo	$220,000	$245	66
703 Dover St	0.26mi	2/2.0	1,008 (+14%)	1mo	$225,000	$223	61
911 S Charles St #403	0.74mi	2/2.0	905 (+2%)	1mo	$200,000	$221	57
138 W Barre St Unit R 31	0.56mi	2/2.0	960 (+8%)	1mo	$270,000	$281	56
731 S Hanover St Unit R2	0.65mi	2/1.0	800 (-10%)	0mo	$180,000	$225	53
103 W Conway St Unit R 52	0.60mi	2/2.0	975 (+10%)	1mo	$267,000	$274	51
1226 W Pratt St	0.59mi	2/1.5	1,000 (+13%)	2mo	$80,000	$80	48
1239 W Lombard St	0.62mi	2/1.0	1,000 (+13%)	3mo	$150,000	$150	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.10×
• Total profit: $3,941
• Equity at exit: $20,114

10-year hold

• IRR: 9.3%
• Equity multiple: 1.62×
• Total profit: $23,258
• Equity at exit: $11,664

Cash invested: $37,772 (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 21230

• Rents YoY: -1.0%
• Active inventory: 362
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$707
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $487

Break-even live

Break-even rent $1,165

Max offer price $134,900

Occupancy floor 68%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Scott St Unit 1 Baltimore, MD	2.0	2.0	800	$2,000	$2.50	43d	1	0.04mi
776 Washington Blvd Unit 3F Baltimore, MD	1.0	1.0	800	$1,000	$1.25	43d	1	0.08mi
805 Washington Blvd Unit B Baltimore, MD	2.0	2.0	1106	$1,650	$1.49	20d	1	0.08mi
805 Washington Blvd Unit A Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	43d	1	0.08mi
812 S Paca St Baltimore, MD	3.0	2.0	990	$1,500	$1.52	12d	1	0.10mi
853 Reinhart St Baltimore, MD	2.0	2.5	780	$1,800	$2.31	43d	1	0.14mi
638 S Paca St Unit 2404866494 Baltimore, MD	3.0	1.5	1100	$2,200	$2.00	43d	1	0.17mi
1125 Wicomico St Baltimore, MD	3.0	3.0	1068	$1,955	$1.83	23d	1	0.19mi
847 McHenry St Baltimore, MD	2.0	2.0	952	$1,795	$1.89	4d	1	0.26mi
657 Dover St Baltimore, MD	1.0	2.0	1080	$1,400	$1.30	12d	1	0.28mi
653 Dover St Baltimore, MD	1.0	1.5	936	$1,500	$1.60	20d	1	0.28mi
725 W Pratt St Baltimore, MD	1.0	1.0	584	$1,925	$3.29	10d	9	0.28mi
1163 Washington Blvd Baltimore, MD	2.0	2.5	1012	$1,700	$1.68	12d	1	0.30mi
121 S Fremont Ave Baltimore, MD	1.0	1.0	582	$2,100	$3.61	20d	5	0.30mi
1127 Sargeant St Baltimore, MD	2.0	1.5	1080	$1,275	$1.18	23d	1	0.30mi
1160 Washington Blvd Baltimore, MD	2.0	1.0	960	$1,575	$1.64	23d	1	0.31mi
923 McHenry St Baltimore, MD	3.0	1.0	1008	$1,625	$1.61	43d	1	0.31mi
1142 Sargeant St Baltimore, MD	3.0	2.0	1080	$1,601	$1.48	1d	1	0.32mi
519 W Pratt St Baltimore, MD	1.0	1.0	576	$1,400	$2.43	2d	2	0.38mi
1215 James St Baltimore, MD	2.0	1.0	960	$1,500	$1.56	43d	1	0.38mi
410 W Lombard St Baltimore, MD	1.0	1.0	611	$1,995	$3.26	1d	4	0.51mi
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	43d	1	0.52mi
301 W Lombard St Baltimore, MD	1.0	1.0–2.0	499	$1,775	$3.56	1d	30	0.54mi
123 W Barre St #112 Baltimore, MD	2.0	1.5	975	$2,200	$2.26	43d	1	0.59mi
300 W Lombard St Baltimore, MD	2.0	1.0–2.0	686	$1,835	$2.67	2d	7	0.60mi
48 S Carrollton Ave Unit 4 Baltimore, MD	2.0	1.0	670	$1,600	$2.39	43d	1	0.60mi
11 S Eutaw St Baltimore, MD	1.0–2.0	1.0–2.0	1023	$2,146	$2.10	1d	11	0.60mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	21d	1	0.62mi
1 S Eutaw St Unit 1BR Baltimore, MD	1.0	1.0	600	$1,245	$2.08	14d	1	0.62mi
300 W Redwood St Baltimore, MD	1.0	1.0	565	$2,400	$4.25	17d	1	0.64mi
311 W Baltimore St Unit 504 Baltimore, MD	2.0	2.0	1100	$1,999	$1.82	19d	1	0.64mi
311 W Baltimore St #503 Baltimore, MD	1.0	1.0	900	$1,599	$1.78	43d	1	0.64mi
101 N Schroeder St Baltimore, MD	3.0	1.0–2.0	1037	$2,481	$2.39	2d	12	0.64mi
617 W Lexington St Baltimore, MD	1.0–2.0	1.0	975	$2,200	$2.26	10d	4	0.65mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	23d	1	0.67mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	43d	1	0.67mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	4d	1	0.68mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	12d	1	0.68mi
3 Andrew Pl Unit R98 Baltimore, MD	2.0	2.0	975	$2,100	$2.15	12d	1	0.70mi
8 N Howard St Baltimore, MD	2.0	1.0–2.0	1433	$3,600	$2.51	1d	36	0.70mi

Listing history 28 events

1. 2026-06-18
   days on market $134,900 Active 50 DOM
2. 2026-06-17
   days on market $134,900 Active 49 DOM
3. 2026-06-16
   days on market $134,900 Active 48 DOM
4. 2026-06-15
   days on market $134,900 Active 47 DOM
5. 2026-06-13
   pricedays on market $134,900 Active 45 DOM
6. 2026-06-09
   days on market $139,900 Active 41 DOM
7. 2026-06-08
   days on market $139,900 Active 40 DOM
8. 2026-06-07
   days on market $139,900 Active 39 DOM
9. 2026-06-04
   days on market $139,900 Active 36 DOM
10. 2026-06-03
    days on market $139,900 Active 35 DOM
11. 2026-06-02
    days on market $139,900 Active 34 DOM
12. 2026-06-01
    days on market $139,900 Active 33 DOM
13. 2026-05-31
    days on market $139,900 Active 32 DOM
14. 2026-04-30
    listed $149,900 Active 1019-char remark
15. 2026-04-25
    historical $149,900 1019-char remark
16. 2019-04-17
    soldstatus $55,000
17. 2019-04-04
    soldstatus $55,000 Closed 284-char remark

    Show marketing remark (284 chars)

    Wonderful opportunity to own this solid brick rowhome in Hollins Market neighborhood Enjoy nice room sizes, wood floors, eat in kitchen, brick fireplace in living room. The basement can be used as added storage or finish off for additional space. Just minutes from Downtown Baltimore!

18. 2019-03-20
    status Pending 284-char remark

    Show marketing remark (284 chars)

    Wonderful opportunity to own this solid brick rowhome in Hollins Market neighborhood Enjoy nice room sizes, wood floors, eat in kitchen, brick fireplace in living room. The basement can be used as added storage or finish off for additional space. Just minutes from Downtown Baltimore!

19. 2019-03-04
    listed $70,000 Active 284-char remark

    Show marketing remark (284 chars)

    Wonderful opportunity to own this solid brick rowhome in Hollins Market neighborhood Enjoy nice room sizes, wood floors, eat in kitchen, brick fireplace in living room. The basement can be used as added storage or finish off for additional space. Just minutes from Downtown Baltimore!

20. 2008-03-01
    historical
21. 2008-01-03
    price
22. 2007-11-19
    price
23. 2007-11-01
    price
24. 2007-09-24
    listed
25. 2002-04-23
    soldstatus $50,000
26. 1999-12-29
    historical
27. 1999-02-05
    listed
28. 1984-01-19
    soldstatus $8,000

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $157/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 8/10 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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,372
• − Mortgage interest: −$7,556
• − Property taxes: −$1,879
• − Insurance: −$674
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$3,924
• Taxable income: $3,918
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $4,901/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): 32,977
• Household income: $91,842
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1463.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 13% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -311.43%
• Current HPI: 284.338
• Rent YoY: ▼ -1.00%
• 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

+1586.2% since first listed

17 events — show timeline

• 2026-06-12 Price Changed $134,900 BRIGHT MLS
• 2026-05-22 Price Changed $139,900 BRIGHT MLS
• 2026-04-30 Listed $149,900 BRIGHT MLS
• 2026-04-25 Coming Soon $149,900 BRIGHT MLS
• 2019-04-17 Sold (Public Records) $55,000 Public Records
• 2019-04-04 Sold (MLS) $55,000 BRIGHT MLS
• 2019-03-20 Pending — BRIGHT MLS
• 2019-03-04 Listed $70,000 BRIGHT MLS
• 2008-03-01 Delisted — MRIS
• 2008-01-03 Price Changed — MRIS
• 2007-11-19 Price Changed — MRIS
• 2007-11-01 Price Changed — MRIS
• 2007-09-24 Listed — MRIS
• 2002-04-23 Sold (Public Records) $50,000 Public Records
• 1999-12-29 Delisted — MRIS
• 1999-02-05 Listed — MRIS
• 1984-01-19 Sold (Public Records) $8,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,879 · -36.2% YoY. Source: county tax records.