2305 Robb St · Baltimore, MD 21218

$125,000

3 bd · 1.0 ba · 1,250 sqft · Townhouse · 214 Days on market

Built 1920 1,306 sqft lot $100/sqft · 21% below area Est $158k · 21% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous 3 bedroom 1 full baths home located in the much desired area of Baltimore. This beautiful property has been recently fully renovated with a large relaxing family/living rooms off the kitchen that is filled with plenty of natural light. Upper level comes with 3 upper level bedrooms including a full bathroom. Full basement for plenty of storage. Home is being sold "As-Is". Come see this Gorgeous Home as it won't last. There's nothing left to do but move in!

Key facts

• Fully renovated
• Built 1920
• Listed 214 days

Tags

• FULLY RENOVATED
• PLENTY OF NATURAL LIGHT
• FULL BASEMENT FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 (+1.6%/yr); 325 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); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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 $864 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 + 1.6% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask is 7253% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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 1920 — 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: 1.49% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.78%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

• ARV (median comp): $157,958
• List price: $125,000
• Delta: -20.87%
• 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
2545 Cecil Ave	0.24mi	3/2.5	1,318 (+5%)	1mo	$215,000	$163	73
2559 Garrett Ave	0.27mi	3/3.0	1,202 (-4%)	2mo	$205,000	$171	71
1234 E Lafayette Ave E	0.39mi	3/2.5	1,225 (-2%)	2mo	$219,000	$179	71
2560 Cecil Ave	0.27mi	3/3.0	1,300 (+4%)	3mo	$210,000	$162	70
2770 The Alameda	0.59mi	3/1.0	1,250 (0%)	3mo	$115,000	$92	70
1722 E Lanvale St	0.56mi	3/1.0	1,200 (-4%)	0mo	$125,000	$104	67
1120 Montpelier St	0.58mi	3/2.0	1,260 (+1%)	2mo	$70,000	$56	66
1652 Darley Ave	0.30mi	3/1.0	1,100 (-12%)	0mo	$52,500	$48	66
728 Bartlett Ave	0.29mi	3/1.0	1,100 (-12%)	2mo	$40,000	$36	65
2540 Greenmount Ave	0.55mi	3/1.0	1,340 (+7%)	0mo	$79,000	$59	62
1543 Holbrook St	0.58mi	3/2.0	1,200 (-4%)	2mo	$110,000	$92	61
616 E 30th St	0.69mi	2/1.0 (-1)	1,092 (-13%)	1mo	$65,000	$60	41

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.51×
• Total profit: $17,682
• Equity at exit: $18,638

10-year hold

• IRR: 20.7%
• Equity multiple: 2.64×
• Total profit: $57,431
• Equity at exit: $10,808

Cash invested: $35,000 (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 21218

• Rents YoY: 1.6%
• Active inventory: 325
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$656
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $635

Break-even live

Break-even rent $1,057

Max offer price $125,000

Occupancy floor 61%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Aisquith St Baltimore, MD	4.0	3.0	900	$2,000	$2.22	4d	1	0.01mi
1607 Cliftview Ave Baltimore, MD	3.0	1.0	1200	$1,475	$1.23	43d	1	0.24mi
1333 E North Ave Baltimore, MD	4.0	2.5	1860	$2,200	$1.18	24d	1	0.30mi
2606 Cecil Ave Baltimore, MD	2.0	1.5	1200	$1,500	$1.25	43d	1	0.32mi
1803 N Dallas St Baltimore, MD	2.0	2.5	1250	$2,100	$1.68	24d	1	0.37mi
1512 E Lafayette Ave Baltimore, MD	3.0	2.5	1476	$1,950	$1.32	43d	1	0.39mi
1514 E Lafayette Ave Baltimore, MD	3.0	1.5	1215	$2,000	$1.65	24d	1	0.39mi
646 Cokesbury Ave Baltimore, MD	2.0	1.5	1200	$1,299	$1.08	43d	1	0.39mi
534 E 23rd St Baltimore, MD	3.0	2.5	1700	$2,350	$1.38	43d	1	0.46mi
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	16d	1	0.47mi
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	2d	1	0.47mi
1814 E Lafayette Ave Baltimore, MD	4.0	2.0	1200	$1,995	$1.66	24d	1	0.53mi
1539 Abbotston St Baltimore, MD	3.0	2.0	1800	$1,995	$1.11	43d	1	0.56mi
519 E 28th St Baltimore, MD	3.0	2.0	1500	$2,000	$1.33	4d	1	0.59mi
1627 Rutland Ave Unit 1 Baltimore, MD	3.0	2.0	1200	$2,350	$1.96	43d	1	0.60mi
1627 Rutland Ave Baltimore, MD	3.0	2.0	1100	$1,950	$1.77	24d	1	0.60mi
450 E Lorraine Ave Baltimore, MD	3.0	1.0	1344	$1,695	$1.26	43d	1	0.60mi
1519 E 28th St Baltimore, MD	3.0	2.0	1100	$1,350	$1.23	43d	1	0.62mi
428 E Lorraine Ave Baltimore, MD	3.0	2.0	1344	$1,875	$1.40	24d	1	0.62mi
428 E Lorraine Ave Unit 1 Baltimore, MD	3.0	1.5	1344	$1,875	$1.40	43d	1	0.62mi
411 E Lorraine Ave Baltimore, MD	3.0	1.5	1344	$2,200	$1.64	24d	1	0.64mi
2516 Barclay St Baltimore, MD	3.0	1.0	992	$1,375	$1.39	16d	1	0.64mi
936 Montpelier St Baltimore, MD	2.0	1.0	1260	$1,450	$1.15	24d	1	0.64mi
1629 N Wolfe St Baltimore, MD	3.0	3.0	1561	$1,800	$1.15	24d	1	0.65mi
400 E Lorraine Ave Baltimore, MD	3.0	1.0	1500	$1,800	$1.20	20d	1	0.66mi
412 E Lanvale St Baltimore, MD	3.0	2.0	1600	$3,100	$1.94	4d	1	0.71mi
448 Pitman Pl Baltimore, MD	2.0	1.5	940	$2,145	$2.28	24d	1	0.72mi
3012 Mathews St Baltimore, MD	2.0	1.0	996	$1,100	$1.10	18d	1	0.72mi
436 Ilchester Ave Unit 1 Baltimore, MD	2.0	2.0	1002	$1,350	$1.35	43d	1	0.72mi
402 E 28th St Baltimore, MD	3.0	1.0	1436	$2,200	$1.53	43d	1	0.73mi
458 E Federal St Baltimore, MD	2.0	2.5	1300	$1,850	$1.42	4d	1	0.73mi
456 E Federal St Baltimore, MD	2.0	2.0	1450	$1,850	$1.28	43d	1	0.74mi
3026 Mathews St Baltimore, MD	2.0	1.0	996	$1,350	$1.36	14d	1	0.74mi
437 Pitman Pl Baltimore, MD	2.0	3.0	1520	$1,650	$1.09	4d	1	0.74mi
1802 E 28th St Baltimore, MD	3.0	1.0	1300	$1,600	$1.23	24d	1	0.75mi
1711 Latrobe St Baltimore, MD	2.0	1.5	1000	$1,700	$1.70	24d	1	0.76mi
2300 N Calvert St Baltimore, MD	1.0–2.0	1.0–2.0	1100	$1,995	$1.81	2d	2	0.77mi
412 E Federal St Baltimore, MD	2.0	2.5	1100	$1,700	$1.55	24d	1	0.78mi
1832 E 28th St Baltimore, MD	3.0	1.0	1066	$1,495	$1.40	24d	1	0.78mi
908 E Preston St Baltimore, MD	3.0	2.0	1560	$1,300	$0.83	43d	1	0.79mi

Listing history 17 events

1. 2026-06-07
   statusdays on market $125,000 Pending 214 DOM
2. 2026-06-04
   days on market $125,000 Active 213 DOM
3. 2026-06-03
   days on market $125,000 Active 212 DOM
4. 2026-06-02
   days on market $125,000 Active 211 DOM
5. 2026-06-01
   days on market $125,000 Active 210 DOM
6. 2026-05-31
   days on market $125,000 Active 209 DOM
7. 2026-04-27
   price $125,000 478-char remark

   Show marketing remark (478 chars)

   Gorgeous 3 bedroom 1 full baths home located in the much desired area of Baltimore. This beautiful property has been recently fully renovated with a large relaxing family/living rooms off the kitchen that is filled with plenty of natural light. Upper level comes with 3 upper level bedrooms including a full bathroom. Full basement for plenty of storage. Home is being sold "As-Is". Come see this Gorgeous Home as it won't last. There's nothing left to do but move in!

8. 2026-01-20
   price $145,000 478-char remark

   Show marketing remark (478 chars)

   Gorgeous 3 bedroom 1 full baths home located in the much desired area of Baltimore. This beautiful property has been recently fully renovated with a large relaxing family/living rooms off the kitchen that is filled with plenty of natural light. Upper level comes with 3 upper level bedrooms including a full bathroom. Full basement for plenty of storage. Home is being sold "As-Is". Come see this Gorgeous Home as it won't last. There's nothing left to do but move in!

9. 2026-01-19
   historical $1,700
10. 2025-12-03
    listed $1,700
11. 2025-11-03
    listed $155,000 Active 478-char remark

    Show marketing remark (478 chars)

    Gorgeous 3 bedroom 1 full baths home located in the much desired area of Baltimore. This beautiful property has been recently fully renovated with a large relaxing family/living rooms off the kitchen that is filled with plenty of natural light. Upper level comes with 3 upper level bedrooms including a full bathroom. Full basement for plenty of storage. Home is being sold "As-Is". Come see this Gorgeous Home as it won't last. There's nothing left to do but move in!

12. 2025-03-31
    historical
13. 2024-09-16
    listed $175,000 Active
14. 2023-10-31
    soldstatus $155,000
15. 2019-10-28
    soldstatus $53,500
16. 2007-02-26
    historical
17. 2006-10-29
    listed

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,333
• − Mortgage interest: −$7,002
• − Property taxes: −$1,529
• − Insurance: −$625
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$3,636
• Taxable income: $5,967
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $6,191/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): 44,014
• Household income: $62,488
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 2564.0

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 0.58)
• Race & ethnicity: Black 60% White 26% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% French/Haitian/Cajun 2% Chinese 2%

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: ▼ -463.14%
• Current HPI: 292.3986
• Rent YoY: ▲ 1.63%
• 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

+133.6% since first listed

11 events — show timeline

• 2026-04-27 Price Changed $125,000 BRIGHT MLS
• 2026-01-20 Price Changed $145,000 BRIGHT MLS
• 2026-01-19 Rental Removed $1,700 BRIGHTMLS
• 2025-12-03 Listed for Rent $1,700 BRIGHTMLS
• 2025-11-03 Listed $155,000 BRIGHT MLS
• 2025-03-31 Listing Removed — BRIGHT MLS
• 2024-09-16 Listed $175,000 BRIGHT MLS
• 2023-10-31 Sold (Public Records) $155,000 Public Records
• 2019-10-28 Sold (Public Records) $53,500 Public Records
• 2007-02-26 Delisted — MRIS
• 2006-10-29 Listed — MRIS

Property tax history

+6.5%/yr

Latest (2025): $1,529 · +37.3% YoY. Source: county tax records.