109 S Augusta Ave · Baltimore, MD 21229

$230,000

5 bd · 2.0 ba · 1,932 sqft · Townhouse public records · 49 Days on market

Built 1920 5,600 sqft lot $119/sqft · at area comps Est $241k · at est.

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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 +22.0/30.0
• ARV discount +9.6/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the door to your future with an exclusive offer: Qualify for an exceptional 5.5% financing rate for one year OR $12,500 in down payment assistance meaning no down payment is required. ARM financing also available at 5.625% rate for 5 years. Charming three-story townhouse offering 4 bedrooms, 2 bathrooms, and 1,932 finished square feet, ideally located in established Irvington. A spacious wraparound front porch creates a warm and inviting first impression. // Inside, the main level features recently installed luxury vinyl plank flooring (2025) and a welcoming foyer. French doors open to a sunlit formal living room with floor-to-ceiling windows, while opposite, a versatile family or di

Key facts

• Built 1920
• Listed 49 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating; Electric for cooling
• Home design: End of row townhouse; Fee simple ownership
• Construction: Brick and frame construction; Shingle roof; Permanent foundation; Basement with full, unfinished interior access via connecting stairway (below-grade footprint covers property); Above-grade and below-grade structures noted; Year built (assessor)
• Exterior features: Patio(s); Not in a federal flood zone

Interior

• Kitchen: Gas oven/range; Range hood; Refrigerator
• Bedrooms: One bedroom on the main level; Two bedrooms on the first upper level; Two bedrooms on the second upper level
• Flooring: Luxury vinyl plank; Carpet; Wood floors
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling (electric)
• Interior features: Ceiling fans; Carpet; Crown molding; Curved staircase; Dining area; Family room off kitchen; Gourmet kitchen; Master bath(s); Wood floors; Drywall
• Laundry & utility: Main-floor laundry; High-efficiency water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 252 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $2,366/mo this rent would consume 47% of the median local household income ($60k/yr) (locally 2776% 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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $230k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1920 — 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: 1.03% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $241,116
• List price: $230,000
• Delta: -4.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3804 Old Frederick Rd	0.26mi	5/2.5	1,872 (-3%)	1mo	$250,000	$134	80
4404 Frederick Ave	0.31mi	4/2.0 (-1)	1,880 (-3%)	5mo	$240,000	$128	72
405 N Loudon Ave	0.51mi	5/2.0	1,896 (-2%)	2mo	$175,000	$92	72
327 Lyndhurst St	0.52mi	4/2.5 (-1)	1,953 (+1%)	4mo	$216,000	$111	64
414 Normandy Ave	0.53mi	4/3.5 (-1)	1,976 (+2%)	1mo	$255,000	$129	60
4413 Maple Wood Dr	0.48mi	4/3.5 (-1)	1,980 (+2%)	9mo	$345,000	$174	55
307 Old Frederick Mews	0.49mi	4/3.5 (-1)	1,996 (+3%)	9mo	$367,500	$184	53
24 S Tremont Rd	0.59mi	4/2.0 (-1)	1,800 (-7%)	5mo	$220,000	$122	52
4515 Maple Wood Dr	0.59mi	4/3.5 (-1)	2,056 (+6%)	2mo	$351,000	$171	49
3805 Harlem Ave	0.74mi	4/1.5 (-1)	1,867 (-3%)	7mo	$82,500	$44	48
513 Normandy Ave	0.59mi	4/2.0 (-1)	2,160 (+12%)	1mo	$257,000	$119	47
4526 Birchwood Dr	0.56mi	4/3.5 (-1)	2,196 (+14%)	8mo	$285,000	$130	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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-8,089
• Equity at exit: $34,294

10-year hold

• IRR: 8.8%
• Equity multiple: 1.75×
• Total profit: $48,002
• Equity at exit: $19,886

Cash invested: $64,400 (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: 252
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$200 /mo · $2,396/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $367

Break-even live

Break-even rent $1,901

Max offer price $230,000

Occupancy floor 79%

Sensitivity live

Price	-10% $498	-5% $432	+0% $367	+5% $302	+10% $237
Rent	-10% $180	-5% $274	+0% $367	+5% $461	+10% $554
Rate	-1.0pp $483	-0.5pp $426	base $367	+0.5pp $308	+1.0pp $247

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Normandy Ave Baltimore, MD	4.0	1.0	1640	$1,500	$0.91	24d	1	0.50mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	5d	1	0.68mi
3619 Edmondson Ave Baltimore, MD	4.0	3.5	1962	$2,800	$1.43	44d	1	0.69mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	0.74mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	0.79mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.87mi
715 N Rosedale St Baltimore, MD	5.0	3.0	1542	$2,550	$1.65	44d	1	1.15mi

Listing history 50 events

1. 2026-06-18
   days on market $230,000 Active 49 DOM
2. 2026-06-17
   days on market $230,000 Active 48 DOM
3. 2026-06-16
   pricedays on market $230,000 Active 47 DOM
4. 2026-06-15
   days on market $240,000 Active 46 DOM
5. 2026-06-13
   days on market $240,000 Active 44 DOM
6. 2026-06-09
   days on market $240,000 Active 40 DOM
7. 2026-06-08
   days on market $240,000 Active 39 DOM
8. 2026-06-07
   days on market $240,000 Active 38 DOM
9. 2026-06-04
   days on market $240,000 Active 35 DOM
10. 2026-06-03
    days on market $240,000 Active 34 DOM
11. 2026-06-02
    days on market $240,000 Active 33 DOM
12. 2026-06-01
    days on market $240,000 Active 32 DOM
13. 2026-05-31
    days on market $240,000 Active 31 DOM
14. 2026-04-30
    listed $250,000 Active 1307-char remark
15. 2026-04-28
    price $250,000 1307-char remark
16. 2026-04-28
    historical $265,000 1307-char remark
17. 2025-11-19
    historical
18. 2025-11-17
    price $265,000
19. 2025-08-26
    price $279,999
20. 2025-07-19
    price $299,999
21. 2025-05-21
    listed $305,000 Active
22. 2025-05-20
    historical
23. 2023-11-24
    historical
24. 2023-11-09
    listed $60,000 Active
25. 2023-11-09
    historical
26. 2023-10-04
    price $187,000
27. 2023-08-29
    price $192,500
28. 2023-08-21
    listed $199,500 Active
29. 2023-08-10
    historical
30. 2023-07-20
    price $199,999
31. 2023-06-17
    price $215,000
32. 2023-06-07
    price $235,000
33. 2023-06-04
    listed $250,000 Active
34. 2023-01-27
    historical
35. 2023-01-22
    price $165,000
36. 2023-01-11
    status Active
37. 2023-01-09
    historical Active Under Contract
38. 2023-01-09
    status Active
39. 2023-01-08
    price $167,000
40. 2023-01-07
    historical Active Under Contract
41. 2022-12-16
    status Pending
42. 2022-12-13
    historical Active Under Contract
43. 2022-11-16
    price $175,000
44. 2022-11-11
    listed $194,500 Active
45. 2022-11-08
    historical
46. 2022-10-25
    historical
47. 2022-10-07
    listed $165,000 Active
48. 2022-09-30
    historical
49. 2018-09-18
    historical
50. 2018-09-18
    historical Withdrawn

ⓘ 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: $2,396 · $200/mo
• Projected year-2 tax: $2,451 · $204/mo
• Expected delta: +$56/yr (+$5/mo · 2.3%)

ⓘ 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 5/10 Major 24% 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: $28,390
• − Mortgage interest: −$12,884
• − Property taxes: −$2,396
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$6,691
• Taxable income: $727
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $4,234/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

+253.8% since first listed

52 events — show timeline

• 2026-06-15 Price Changed $230,000 BRIGHT MLS
• 2026-05-29 Price Changed $240,000 BRIGHT MLS
• 2026-04-30 Listed $250,000 BRIGHT MLS
• 2026-04-28 Price Changed $250,000 BRIGHT MLS
• 2026-04-28 Coming Soon $265,000 BRIGHT MLS
• 2025-11-19 Listing Removed — BRIGHT MLS
• 2025-11-17 Price Changed $265,000 BRIGHT MLS
• 2025-08-26 Price Changed $279,999 BRIGHT MLS
• 2025-07-19 Price Changed $299,999 BRIGHT MLS
• 2025-05-21 Listed $305,000 BRIGHT MLS
• 2025-05-20 Coming Soon — BRIGHT MLS
• 2023-11-24 Listing Removed — BRIGHT MLS
• 2023-11-09 Listing Removed — BRIGHT MLS
• 2023-11-09 Listed $60,000 BRIGHT MLS
• 2023-10-04 Price Changed $187,000 BRIGHT MLS
• 2023-08-29 Price Changed $192,500 BRIGHT MLS
• 2023-08-21 Listed $199,500 BRIGHT MLS
• 2023-08-10 Listing Removed — BRIGHT MLS
• 2023-07-20 Price Changed $199,999 BRIGHT MLS
• 2023-06-17 Price Changed $215,000 BRIGHT MLS
• 2023-06-07 Price Changed $235,000 BRIGHT MLS
• 2023-06-04 Listed $250,000 BRIGHT MLS
• 2023-01-27 Listing Removed — BRIGHT MLS
• 2023-01-22 Price Changed $165,000 BRIGHT MLS
• 2023-01-11 Relisted — BRIGHT MLS
• 2023-01-09 Contingent — BRIGHT MLS
• 2023-01-09 Relisted — BRIGHT MLS
• 2023-01-08 Price Changed $167,000 BRIGHT MLS
• 2023-01-07 Contingent — BRIGHT MLS
• 2022-12-16 Pending — BRIGHT MLS
• 2022-12-13 Contingent — BRIGHT MLS
• 2022-11-16 Price Changed $175,000 BRIGHT MLS
• 2022-11-11 Listed $194,500 BRIGHT MLS
• 2022-11-08 Coming Soon — BRIGHT MLS
• 2022-10-25 Listing Removed — BRIGHT MLS
• 2022-10-07 Listed $165,000 BRIGHT MLS
• 2022-09-30 Coming Soon — BRIGHT MLS
• 2018-09-18 Listing Removed — BRIGHT MLS
• 2018-09-18 Delisted — MRIS
• 2018-07-17 Price Changed $119,900 BRIGHT MLS
• 2018-07-17 Price Changed — MRIS
• 2018-07-03 Price Changed $135,000 BRIGHT MLS
• 2018-07-03 Price Changed — MRIS
• 2018-04-30 Listed — MRIS
• 2018-04-30 Listed $140,000 BRIGHT MLS
• 2007-05-28 Sold (MLS) $83,500 MRIS
• 2007-02-20 Delisted — MRIS
• 2007-02-16 Listed $79,900 MRIS
• 2000-12-01 Sold (MLS) $48,000 MRIS
• 2000-09-15 Delisted — MRIS
• 2000-02-16 Listed $48,000 MRIS
• 1993-04-19 Sold (Public Records) $65,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,396 · +5.5% YoY. Source: county tax records.