1230 S Carey St · Baltimore, MD 21230

$95,000

2 bd · 1.0 ba · 1,232 sqft · Townhouse public records · 108 Days on market

Built 1900 1,848 sqft lot $77/sqft · 47% below area Est $180k · 47% under ↓ 37% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

PRICE REDUCTION. Opportunity awaits with this 2-bedroom, 1-bath row home ready for your vision! This property is in need of cosmetic repairs but offers a solid footprint and endless possibilities for investors, flippers, or buyers looking to create their dream home. The home features a new roof and a newly updated porch, adding to its overall potential. The home features a traditional row home layout with a living room, separate dining area, and kitchen on the main level, with two bedrooms and a full bathroom upstairs. With the right updates and improvements, this property could be transformed into a great rental, resale project, or affordable primary residence. Located in a convenient area close to shopping, dining, Carroll Park, downtown Baltimore, Camden Yards, M & T Bank Stadium, major commuter routes, and local amenities, the value potential here is significant.

Key facts

• Convenient area
• Close to dining
• Newly updated porch

Tags

• NEW ROOF
• NEWLY UPDATED PORCH
• TRADITIONAL ROW HOME LAYOUT
• CONVENIENT AREA
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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); 364 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); 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 $657 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $41k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.98% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.62%
• DSCR: 2.41
• GRM: 4.2

CMA / ARV

• ARV (median comp): $179,582
• List price: $95,000
• Delta: -47.10%
• 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
1145 W Cross St	0.22mi	2/1.5	1,172 (-5%)	2mo	$121,900	$104	78
1244 Carroll St	0.06mi	3/1.5 (+1)	1,140 (-8%)	0mo	$213,900	$188	77
916 S Carey St	0.18mi	3/1.5 (+1)	1,288 (+4%)	1mo	$100,000	$78	76
1236 Sargeant St	0.14mi	2/2.0	1,350 (+10%)	2mo	$205,000	$152	72
835 1/2 W Lombard St	0.56mi	3/1.0 (+1)	1,242 (+1%)	2mo	$255,000	$205	66
121 Parkin St	0.50mi	3/2.0 (+1)	1,208 (-2%)	0mo	$175,000	$145	64
1110 W Lombard St	0.49mi	3/2.5 (+1)	1,206 (-2%)	1mo	$180,000	$149	62
538 Eislen St	0.63mi	2/1.0	1,170 (-5%)	1mo	$345,000	$295	61
817 W Cross St	0.30mi	3/3.5 (+1)	1,320 (+7%)	0mo	$260,000	$197	59
1241 James St	0.15mi	3/2.0 (+1)	1,412 (+15%)	1mo	$225,000	$159	59
835 W Cross St	0.28mi	3/2.5 (+1)	1,380 (+12%)	1mo	$243,600	$177	55
1404 Lemmon St	0.51mi	3/2.0 (+1)	1,100 (-11%)	1mo	$189,000	$172	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: 22.8%
• Equity multiple: 1.90×
• Total profit: $23,855
• Equity at exit: $14,165

10-year hold

• IRR: 28.6%
• Equity multiple: 3.16×
• Total profit: $57,423
• Equity at exit: $8,214

Cash invested: $26,600 (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: 364
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$498
• Tax from tax record: −$245 /mo · $2,938/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $701

Break-even live

Break-even rent $991

Max offer price $95,000

Occupancy floor 58%

Sensitivity live

Price	-10% $755	-5% $728	+0% $701	+5% $674	+10% $647
Rent	-10% $553	-5% $627	+0% $701	+5% $775	+10% $849
Rate	-1.0pp $749	-0.5pp $725	base $701	+0.5pp $676	+1.0pp $651

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1259 Washington Blvd Baltimore, MD	3.0	3.0	1232	$2,999	$2.43	5d	1	0.06mi
1243 Washington Blvd Baltimore, MD	3.0	2.0	1148	$1,950	$1.70	45d	1	0.07mi
1127 S Carey St Baltimore, MD	3.0	2.5	1340	$1,900	$1.42	5d	1	0.08mi
1253 Sargeant St Baltimore, MD	2.0	1.5	1200	$1,695	$1.41	25d	1	0.10mi
1303 James St Baltimore, MD	2.0	1.5	1160	$1,350	$1.16	25d	1	0.11mi
1101 S Carey St Baltimore, MD	2.0	2.0	1400	$1,200	$0.86	23d	1	0.12mi
1205 Cleveland St Baltimore, MD	2.0	2.0	1232	$1,900	$1.54	45d	1	0.13mi
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	45d	1	0.14mi
1163 Washington Blvd Baltimore, MD	2.0	2.5	1012	$1,700	$1.68	13d	1	0.15mi
1215 James St Baltimore, MD	2.0	1.0	960	$1,500	$1.56	45d	1	0.15mi
1160 Washington Blvd Baltimore, MD	2.0	1.0	960	$1,575	$1.64	25d	1	0.17mi
1262 Glyndon Ave Baltimore, MD	2.0	3.0	1258	$1,850	$1.47	25d	1	0.17mi
1127 Sargeant St Baltimore, MD	2.0	1.5	1080	$1,275	$1.18	25d	1	0.20mi
1142 Sargeant St Baltimore, MD	3.0	2.0	1080	$1,601	$1.48	3d	1	0.20mi
1132 Nanticoke St Baltimore, MD	2.0	2.5	1500	$1,875	$1.25	25d	1	0.22mi
853 Reinhart St Baltimore, MD	2.0	2.5	780	$1,800	$2.31	45d	1	0.29mi
1125 Wicomico St Baltimore, MD	3.0	3.0	1068	$1,955	$1.83	25d	1	0.32mi
508 Wyeth St Baltimore, MD	3.0	3.0	1234	$1,850	$1.50	45d	1	0.33mi
923 McHenry St Baltimore, MD	3.0	1.0	1008	$1,625	$1.61	45d	1	0.34mi
709 Scott St Baltimore, MD	3.0	3.0	1448	$2,500	$1.73	16d	1	0.36mi
709 Scott St Baltimore, MD	3.0	2.5	1448	$2,500	$1.73	25d	1	0.36mi
847 McHenry St Baltimore, MD	2.0	2.0	952	$1,795	$1.89	5d	1	0.37mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	23d	1	0.37mi
805 Washington Blvd Unit A Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	45d	1	0.37mi
805 Washington Blvd Unit B Baltimore, MD	2.0	2.0	1106	$1,650	$1.49	21d	1	0.37mi
1108 Sterrett St Baltimore, MD	2.0	1.0	1400	$2,300	$1.64	25d	1	0.38mi
519 Scott St Unit 1 Baltimore, MD	2.0	2.0	800	$2,000	$2.50	45d	1	0.39mi
776 Washington Blvd Unit 3F Baltimore, MD	1.0	1.0	800	$1,000	$1.25	45d	1	0.41mi
104 S Carrollton Ave Baltimore, MD	3.0	4.0	1232	$2,400	$1.95	5d	1	0.44mi
1111 W Lombard St Baltimore, MD	3.0	1.0	1200	$1,295	$1.08	5d	1	0.45mi
1115 W Lombard St Baltimore, MD	3.0	1.0	1468	$2,100	$1.43	45d	1	0.45mi
913 W Lombard St Baltimore, MD	3.0	1.0	1452	$1,600	$1.10	25d	1	0.48mi
812 S Paca St Baltimore, MD	3.0	2.0	990	$1,500	$1.52	13d	1	0.49mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	25d	1	0.51mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	45d	1	0.51mi
748 McHenry St Baltimore, MD	3.0	2.0	1288	$2,100	$1.63	5d	1	0.51mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	5d	1	0.54mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	13d	1	0.54mi
1000 Hollins St Unit 1000 Hollins Baltimore, MD	3.0	2.5	1472	$2,600	$1.77	45d	1	0.55mi
638 S Paca St Unit 2404866494 Baltimore, MD	3.0	1.5	1100	$2,200	$2.00	45d	1	0.57mi

Listing history 21 events

1. 2026-06-21
   days on market $95,000 Active 108 DOM
2. 2026-06-18
   days on market $95,000 Active 105 DOM
3. 2026-06-17
   days on market $95,000 Active 104 DOM
4. 2026-06-16
   days on market $95,000 Active 103 DOM
5. 2026-06-15
   days on market $95,000 Active 102 DOM
6. 2026-06-13
   days on market $95,000 Active 100 DOM
7. 2026-06-09
   days on market $95,000 Active 96 DOM
8. 2026-06-08
   days on market $95,000 Active 95 DOM
9. 2026-06-07
   days on market $95,000 Active 94 DOM
10. 2026-06-04
    days on market $95,000 Active 91 DOM
11. 2026-06-03
    days on market $95,000 Active 90 DOM
12. 2026-06-02
    days on market $95,000 Active 89 DOM
13. 2026-06-01
    days on market $95,000 Active 88 DOM
14. 2026-05-31
    days on market $95,000 Active 87 DOM
15. 2026-05-04
    price $95,000 885-char remark

    Show marketing remark (885 chars)

    PRICE REDUCTION. Opportunity awaits with this 2-bedroom, 1-bath row home ready for your vision! This property is in need of cosmetic repairs but offers a solid footprint and endless possibilities for investors, flippers, or buyers looking to create their dream home. The home features a new roof and a newly updated porch, adding to its overall potential. The home features a traditional row home layout with a living room, separate dining area, and kitchen on the main level, with two bedrooms and a full bathroom upstairs. With the right updates and improvements, this property could be transformed into a great rental, resale project, or affordable primary residence. Located in a convenient area close to shopping, dining, Carroll Park, downtown Baltimore, Camden Yards, M & T Bank Stadium, major commuter routes, and local amenities, the value potential here is significant.

16. 2026-04-03
    price $110,000 885-char remark

    Show marketing remark (885 chars)

    PRICE REDUCTION. Opportunity awaits with this 2-bedroom, 1-bath row home ready for your vision! This property is in need of cosmetic repairs but offers a solid footprint and endless possibilities for investors, flippers, or buyers looking to create their dream home. The home features a new roof and a newly updated porch, adding to its overall potential. The home features a traditional row home layout with a living room, separate dining area, and kitchen on the main level, with two bedrooms and a full bathroom upstairs. With the right updates and improvements, this property could be transformed into a great rental, resale project, or affordable primary residence. Located in a convenient area close to shopping, dining, Carroll Park, downtown Baltimore, Camden Yards, M & T Bank Stadium, major commuter routes, and local amenities, the value potential here is significant.

17. 2026-03-05
    listed $135,700 Active 885-char remark

    Show marketing remark (885 chars)

    PRICE REDUCTION. Opportunity awaits with this 2-bedroom, 1-bath row home ready for your vision! This property is in need of cosmetic repairs but offers a solid footprint and endless possibilities for investors, flippers, or buyers looking to create their dream home. The home features a new roof and a newly updated porch, adding to its overall potential. The home features a traditional row home layout with a living room, separate dining area, and kitchen on the main level, with two bedrooms and a full bathroom upstairs. With the right updates and improvements, this property could be transformed into a great rental, resale project, or affordable primary residence. Located in a convenient area close to shopping, dining, Carroll Park, downtown Baltimore, Camden Yards, M & T Bank Stadium, major commuter routes, and local amenities, the value potential here is significant.

18. 2017-08-16
    historical
19. 2017-08-16
    historical Withdrawn
20. 2017-08-01
    listed Active
21. 2017-08-01
    listed $150,000

ⓘ 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: $2,938 · $245/mo
• Projected year-2 tax: $2,938 · $245/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: $22,535
• − Mortgage interest: −$5,321
• − Property taxes: −$2,938
• − Insurance: −$475
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$2,764
• Taxable income: $7,432
• Est. tax owed @ 24.0%: −$1,784
• After-tax cash flow: $6,628/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

-36.7% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $95,000 BRIGHT MLS
• 2026-04-03 Price Changed $110,000 BRIGHT MLS
• 2026-03-05 Listed $135,700 BRIGHT MLS
• 2017-08-16 Delisted — MRIS
• 2017-08-16 Listing Removed — BRIGHT MLS
• 2017-08-01 Listed — MRIS
• 2017-08-01 Listed $150,000 BRIGHT MLS

Property tax history

+4.1%/yr

Latest (2025): $2,938 · +7.0% YoY. Source: county tax records.