2586 W Fayette St · Baltimore, MD 21223

$123,000

3 bd · 1.5 ba · 2,160 sqft · Townhouse · 172 Days on market

Built 1915 1,080 sqft lot $57/sqft · 13% below area Est $141k · 13% 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 +30.0/30.0
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the charming Shipley Hill neighborhood, this exquisite Federal-style townhouse exudes timeless elegance and modern comfort. Built in 1915, the property showcases classic brick construction, seamlessly blending historic charm with contemporary living. Step inside to discover a thoughtfully designed interior that invites warmth and relaxation. The spacious combination kitchen and dining area is perfect for entertaining, featuring ample space for gatherings and culinary creations. Natural light pours in, enhancing the inviting atmosphere throughout the home. With three generously sized bedrooms and one full bathrooms as well as a conveniently placed half bathroom on the first level, this residence offers a perfect retreat for unwinding after a long day. The full sized basement provides additional potential for customization, whether you envision a cozy den, a home gym, or extra storage space. Enjoy the convenience of on-street parking, allowing easy access to the vibrant community surrounding you. While there's no pool, the nearby parks and local amenities offer plenty of opportunities for outdoor enjoyment. This property is not just a home; it's a lifestyle. Experience the charm of Shipley Hill, where historic character meets modern convenience, creating a perfect backdrop for your next chapter. Embrace the comfort and elegance that this exceptional townhouse has to offer.

Key facts

• On-street parking
• Full basement
• Nearby parks

Tags

• SHIPLEY HILL NEIGHBORHOOD
• CLASSIC BRICK CONSTRUCTION
• FULL BASEMENT
• ON-STREET PARKING
• NEARBY PARKS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $123k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 (+7.5%/yr); 422 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $1,861/mo this rent would consume 49% of the median local household income ($46k/yr) (locally 1755% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $123k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.51% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.83%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $141,197
• List price: $123,000
• Delta: -12.89%
• 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
8 N Pulaski St	0.45mi	3/3.0	2,230 (+3%)	1mo	$114,000	$51	67
10 N Pulaski St	0.45mi	4/1.5 (+1)	2,232 (+3%)	3mo	$92,500	$41	66
41 N Gorman Ave	0.28mi	2/3.0 (-1)	2,100 (-3%)	9mo	$205,000	$98	64
607 N Longwood St	0.59mi	4/2.5 (+1)	2,050 (-5%)	8mo	$188,000	$92	48
2537 Calverton Heights Ave	0.59mi	3/3.0	1,924 (-11%)	6mo	$235,000	$122	43
105 N Fulton Ave	0.73mi	4/2.0 (+1)	2,000 (-7%)	6mo	$50,000	$25	42
905 N Bentalou St,	0.74mi	4/3.0 (+1)	2,111 (-2%)	12mo	$225,000	$107	40
2318 W Lanvale St	0.61mi	4/2.5 (+1)	1,884 (-13%)	2mo	$180,000	$96	39
2429 W Lafayette Ave	0.65mi	4/1.5 (+1)	1,850 (-14%)	4mo	$109,000	$59	37
854 Whitmore Ave	0.60mi	4/3.5 (+1)	1,920 (-11%)	4mo	$245,000	$128	37
635 N Rosedale St	0.69mi	3/3.5	1,867 (-14%)	3mo	$230,000	$123	35
2839 W Lafayette Ave W	0.68mi	2/2.0 (-1)	1,890 (-12%)	9mo	$56,000	$30	33

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.94×
• Total profit: $32,451
• Equity at exit: $18,340

10-year hold

• IRR: 32.6%
• Equity multiple: 4.60×
• Total profit: $124,082
• Equity at exit: $10,635

Cash invested: $34,440 (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 21223

• Rents YoY: 7.5%
• Active inventory: 422
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$645
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $684

Break-even live

Break-even rent $995

Max offer price $123,000

Occupancy floor 58%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 N Bentalou St Baltimore, MD	3.0	2.5	1844	$1,700	$0.92	3d	1	0.34mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	43d	1	0.53mi
307 S Smallwood St Baltimore, MD	2.0	2.5	1400	$1,350	$0.96	43d	1	0.55mi
476 S Bentalou St Baltimore, MD	2.0	1.5	1630	$1,300	$0.80	43d	1	0.61mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	24d	1	0.67mi
1814 Penrose Ave Baltimore, MD	3.0	1.0	1624	$1,700	$1.05	18d	1	0.71mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	43d	1	0.75mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	0.76mi
1725 Hollins St Unit 4 Baltimore, MD	2.0	1.0	2796	$1,195	$0.43	44d	1	0.78mi
1725 Hollins St #3 Baltimore, MD	2.0	1.0	2796	$1,195	$0.43	43d	1	0.78mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	3d	1	0.84mi
941 Brunswick St Baltimore, MD	3.0	1.5	1516	$1,650	$1.09	18d	1	0.84mi
941 Brunswick St Baltimore, MD	3.0	1.5	1558	$1,600	$1.03	43d	1	0.85mi
3324 Edmondson Ave Baltimore, MD	3.0	2.5	2300	$1,995	$0.87	22d	1	0.87mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	4d	1	0.90mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	43d	1	0.91mi
202 N Edgewood St Baltimore, MD	3.0	2.0	1710	$2,250	$1.32	24d	1	0.92mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	4d	1	0.93mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	12d	1	0.93mi
1518 1/2 W Lexington St Baltimore, MD	2.0	2.0	1650	$1,200	$0.73	4d	1	0.93mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	43d	1	0.96mi
1509 Edmondson Ave #1 Baltimore, MD	3.0	2.0	1600	$2,275	$1.42	24d	1	1.02mi
3619 Edmondson Ave Baltimore, MD	4.0	3.5	1962	$2,800	$1.43	43d	1	1.05mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	43d	1	1.07mi
3706 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1540	$1,350	$0.88	43d	1	1.08mi
1328 W Lombard St Baltimore, MD	3.0	3.5	2312	$3,600	$1.56	12d	1	1.08mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	24d	1	1.12mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	24d	1	1.15mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	44d	1	1.15mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	24d	1	1.16mi
409 Normandy Ave Baltimore, MD	4.0	1.0	1640	$1,500	$0.91	24d	1	1.21mi
3700 Woodridge Rd Baltimore, MD	3.0	1.5	1955	$1,950	$1.00	43d	1	1.22mi
1138 W Lombard St Baltimore, MD	3.0	3.5	2400	$1,795	$0.75	24d	1	1.23mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	43d	1	1.24mi
1513 N Ellamont St Baltimore, MD	3.0	1.0	1700	$1,700	$1.00	24d	1	1.25mi
1115 W Lombard St Baltimore, MD	3.0	1.0	1468	$2,100	$1.43	43d	1	1.26mi
1530 N Rosedale St Baltimore, MD	3.0	2.0	1641	$1,895	$1.15	15d	1	1.26mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	43d	1	1.29mi
117 Collins Ave Baltimore, MD	3.0	3.0	1617	$2,350	$1.45	43d	1	1.33mi
1101 S Carey St Baltimore, MD	2.0	2.0	1400	$1,200	$0.86	22d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $123,000 Active 172 DOM
2. 2026-06-17
   days on market $123,000 Active 171 DOM
3. 2026-06-16
   days on market $123,000 Active 170 DOM
4. 2026-06-15
   days on market $123,000 Active 169 DOM
5. 2026-06-13
   days on market $123,000 Active 167 DOM
6. 2026-06-09
   days on market $123,000 Active 163 DOM
7. 2026-06-08
   days on market $123,000 Active 162 DOM
8. 2026-06-07
   days on market $123,000 Active 161 DOM
9. 2026-06-04
   days on market $123,000 Active 158 DOM
10. 2026-06-03
    days on market $123,000 Active 157 DOM
11. 2026-06-02
    days on market $123,000 Active 156 DOM
12. 2026-06-01
    days on market $123,000 Active 155 DOM
13. 2026-05-31
    days on market $123,000 Active 154 DOM
14. 2025-12-28
    listed $123,000 Active 1404-char remark

    Show marketing remark (1404 chars)

    Nestled in the charming Shipley Hill neighborhood, this exquisite Federal-style townhouse exudes timeless elegance and modern comfort. Built in 1915, the property showcases classic brick construction, seamlessly blending historic charm with contemporary living. Step inside to discover a thoughtfully designed interior that invites warmth and relaxation. The spacious combination kitchen and dining area is perfect for entertaining, featuring ample space for gatherings and culinary creations. Natural light pours in, enhancing the inviting atmosphere throughout the home. With three generously sized bedrooms and one full bathrooms as well as a conveniently placed half bathroom on the first level, this residence offers a perfect retreat for unwinding after a long day. The full sized basement provides additional potential for customization, whether you envision a cozy den, a home gym, or extra storage space. Enjoy the convenience of on-street parking, allowing easy access to the vibrant community surrounding you. While there's no pool, the nearby parks and local amenities offer plenty of opportunities for outdoor enjoyment. This property is not just a home; it's a lifestyle. Experience the charm of Shipley Hill, where historic character meets modern convenience, creating a perfect backdrop for your next chapter. Embrace the comfort and elegance that this exceptional townhouse has to offer.

15. 2022-05-04
    soldstatus $45,000
16. 2020-06-09
    soldstatus $45,000
17. 2011-08-04
    price $5,000 248-char remark

    Show marketing remark (248 chars)

    Auction Gallery Sale: Thursday, June 30th, 2011 @ 11:00am -Held at Auctioneer's Office: 920 S. Conkling St. Baltimore, MD 21224 - Absolute Auction To The Highest Bidder Over $7,000. Property Is Vacant and Needs Renovations. Pre-Bid Offers Accepted.

18. 2011-07-08
    soldstatus $5,000 Sold 248-char remark

    Show marketing remark (248 chars)

    Auction Gallery Sale: Thursday, June 30th, 2011 @ 11:00am -Held at Auctioneer's Office: 920 S. Conkling St. Baltimore, MD 21224 - Absolute Auction To The Highest Bidder Over $7,000. Property Is Vacant and Needs Renovations. Pre-Bid Offers Accepted.

19. 2011-06-30
    status Contract 248-char remark

    Show marketing remark (248 chars)

    Auction Gallery Sale: Thursday, June 30th, 2011 @ 11:00am -Held at Auctioneer's Office: 920 S. Conkling St. Baltimore, MD 21224 - Absolute Auction To The Highest Bidder Over $7,000. Property Is Vacant and Needs Renovations. Pre-Bid Offers Accepted.

20. 2011-05-27
    listed $7,000 Active 248-char remark

    Show marketing remark (248 chars)

    Auction Gallery Sale: Thursday, June 30th, 2011 @ 11:00am -Held at Auctioneer's Office: 920 S. Conkling St. Baltimore, MD 21224 - Absolute Auction To The Highest Bidder Over $7,000. Property Is Vacant and Needs Renovations. Pre-Bid Offers Accepted.

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$130/yr (+$11/mo · 12.0%)

ⓘ 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: $22,334
• − Mortgage interest: −$6,890
• − Property taxes: −$1,080
• − Insurance: −$615
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$3,578
• Taxable income: $6,597
• Est. tax owed @ 24.0%: −$1,583
• After-tax cash flow: $6,625/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): 19,572
• Household income: $45,840
• Rent vs Own: 68.0% rent · 32.0% own
• Severe rent burden: 1755.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -97.99%
• Current HPI: 140.5836
• Rent YoY: ▲ 7.51%
• 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

+1657.1% since first listed

7 events — show timeline

• 2025-12-28 Listed $123,000 BRIGHT MLS
• 2022-05-04 Sold (Public Records) $45,000 Public Records
• 2020-06-09 Sold (Public Records) $45,000 Public Records
• 2011-08-04 Price Changed $5,000 MRIS
• 2011-07-08 Sold (MLS) $5,000 MRIS
• 2011-06-30 Pending — MRIS
• 2011-05-27 Listed $7,000 MRIS

Property tax history

+9.3%/yr

Latest (2025): $1,080 · +0.0% YoY. Source: county tax records.