2807 E Biddle St · Baltimore, MD 21213

$90,000

3 bd · 2.0 ba · 1,148 sqft · Townhouse public records · 21 Days on market

Built 1926 Est $130k · 31% under

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Why this score? — see what drove the A- 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
• Appreciation +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Estate Sale. .. .. .INVESTOR ALERT | 2807 E Biddle Street, Baltimore, MD 21213 Opportunity awaits in East Baltimore. Whether you're looking to expand your rental portfolio, renovate and resell, or secure your next value add project, 2807 E Biddle Street presents strong potential. This classic Baltimore rowhome offers the chance to reimagine and maximize value in an area experiencing continued investment and redevelopment activity. Conveniently located near major commuter routes, local amenities, employment centers, and situated within an Opportunity/Impact Zone, creating additional appeal for investors exploring long term growth and redevelopment opportunities. Buyers should conduct their

Key facts

• Built 1926
• Listed 21 days

Property features AI

Finance

• Other: Total below-grade area includes finished and unfinished space (per assessor); Below-grade finished/unfinished areas reported by assessor
• Financial info: Ground rent amount $90 (semi-annually)
• HOA & community: Ground rent arrangement with semi-annual payment

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Interior townhouse / rowhouse; Flat roof
• Construction: Brick construction; Brick/mortar foundation; Year built (per assessor)
• Exterior features: Fully fenced yard

Interior

• Kitchen: Second kitchen (additional); Combination kitchen and dining area
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Second kitchen; Tub with shower; Open plan kitchen and dining area; Fully finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: 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.
• Zoned schools: Fort Worthington Elementary/Middle (math 0% / reading 5%, grade F, #824 of 860 statewide, top 96%, 693 students, 83% FRL); Vanguard Collegiate Middle (math 3% / reading 15%, grade F, #212 of 225 statewide, top 95%, 343 students, 84% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL).
• Zoned-school proficiency averages 30% at this address vs 12% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Baltimore City Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.2%/yr); 319 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 42% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $111 of equity ($622 loan paydown + $-511 appreciation (-0.6% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 5.2% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1926 — 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.97% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.80%
• DSCR: 2.46
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $129,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2736 Mura St	0.07mi	3/2.0	1,120 (-2%)	0mo	$81,000	$72	92
2811 E Biddle St	0.01mi	2/1.0 (-1)	1,148 (0%)	2mo	$75,000	$65	89
2712 Ashland Ave	0.25mi	3/1.5	1,164 (+1%)	1mo	$175,000	$150	83
2703 Jefferson St	0.56mi	3/1.0	1,170 (+2%)	2mo	$102,500	$88	66
629 N Kenwood Ave	0.43mi	2/1.5 (-1)	1,100 (-4%)	1mo	$76,500	$70	65
3135 Mcelderry St	0.56mi	3/2.0	1,224 (+7%)	1mo	$234,000	$191	62
3238 Ravenwood Ave	0.74mi	3/1.5	1,158 (+1%)	1mo	$70,000	$60	62
410 N Patterson Park Ave	0.72mi	3/1.0	1,180 (+3%)	0mo	$180,000	$153	57
2435 Jefferson St	0.61mi	3/1.0	1,260 (+10%)	1mo	$140,000	$111	51
217 N Port St	0.71mi	2/2.5 (-1)	1,200 (+4%)	2mo	$170,000	$142	50
2932 Mcelderry St	0.48mi	3/1.0	1,304 (+14%)	2mo	$147,000	$113	50
441 N East Ave	0.63mi	3/1.5	976 (-15%)	2mo	$175,000	$179	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.57% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.71×
• Total profit: $43,053
• Equity at exit: $23,606

10-year hold

• IRR: 40.2%
• Equity multiple: 5.81×
• Total profit: $121,178
• Equity at exit: $26,430

Cash invested: $25,200 (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 21213

• Home prices YoY: -0.1%
• Rents YoY: 5.2%
• Active inventory: 319
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$472
• Tax from tax record: −$206 /mo · $2,466/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $689

Break-even live

Break-even rent $905

Max offer price $90,000

Occupancy floor 56%

Sensitivity live

Price	-10% $740	-5% $714	+0% $689	+5% $663	+10% $638
Rent	-10% $548	-5% $619	+0% $689	+5% $759	+10% $829
Rate	-1.0pp $734	-0.5pp $712	base $689	+0.5pp $665	+1.0pp $642

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1323 N Kenwood Ave Unit 1 Baltimore, MD	2.0	1.5	1060	$1,350	$1.27	25d	1	0.12mi
2626 E Preston St Baltimore, MD	3.0	1.0	1136	$1,800	$1.58	45d	1	0.14mi
1215 N Ellwood Ave Baltimore, MD	3.0	1.0	1128	$1,795	$1.59	25d	1	0.22mi
1310 N Ellwood Ave Baltimore, MD	2.0	1.0	1000	$1,450	$1.45	14d	1	0.24mi
1310 N Ellwood Ave #1 Baltimore, MD	2.0	1.0	1000	$1,550	$1.55	23d	1	0.24mi
2430 E Biddle St Baltimore, MD	2.0	2.0	1300	$2,000	$1.54	45d	1	0.28mi
2729 Ashland Ave Baltimore, MD	3.0	1.0	1000	$1,350	$1.35	4d	1	0.28mi
2815 E Madison St Baltimore, MD	4.0	2.0	1300	$2,500	$1.92	45d	1	0.35mi
724 N Curley St Baltimore, MD	3.0	3.0	1500	$2,200	$1.47	6d	1	0.37mi
718 N Curley St Baltimore, MD	3.0	3.0	1500	$2,000	$1.33	6d	1	0.38mi
2934 E Monument St Baltimore, MD	2.0	1.0	1200	$1,499	$1.25	45d	1	0.42mi
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	25d	1	0.43mi
627 N Lakewood Ave Baltimore, MD	3.0	2.5	1175	$1,900	$1.62	23d	1	0.46mi
2215 E Biddle St Baltimore, MD	2.0	2.5	1350	$1,800	$1.33	45d	1	0.46mi
720 N Port St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	45d	1	0.47mi
2202 Prentiss Pl Baltimore, MD	3.0	2.0	1400	$2,400	$1.71	45d	1	0.49mi
2608 McElderry St Baltimore, MD	3.0	1.0	1144	$1,550	$1.35	25d	1	0.50mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	25d	1	0.51mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	45d	1	0.55mi
502 N Glover St Baltimore, MD	2.0	1.5	827	$1,250	$1.51	22d	1	0.55mi
2311 E Lafayette Ave Baltimore, MD	3.0	1.0	1000	$1,400	$1.40	45d	1	0.55mi
517 N Rose St Baltimore, MD	3.0	1.0	845	$1,400	$1.66	6d	1	0.56mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	45d	1	0.56mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	16d	1	0.56mi
821 N Collington Ave Baltimore, MD	3.0	2.0	1150	$1,950	$1.70	45d	1	0.56mi
3304 McElderry St Baltimore, MD	3.0	2.0	1413	$1,900	$1.34	45d	1	0.59mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	25d	1	0.60mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	25d	1	0.61mi
2212 E Monument St Unit 2 Baltimore, MD	2.0	1.0	1200	$1,550	$1.29	19d	1	0.61mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	19d	1	0.62mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	16d	1	0.62mi
712 N Duncan St Baltimore, MD	2.0	1.5	1000	$2,000	$2.00	45d	1	0.64mi
425 N Milton Ave Baltimore, MD	3.0	1.0	1200	$1,525	$1.27	16d	1	0.64mi
2815 Orleans St Baltimore, MD	2.0	1.0	1204	$1,600	$1.33	3d	1	0.65mi
2308 Jefferson St Baltimore, MD	3.0	1.0	907	$1,450	$1.60	45d	1	0.66mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,100	$1.59	18d	1	0.66mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,200	$1.67	25d	1	0.66mi
437 N Montford Ave Baltimore, MD	3.0	1.5	1100	$1,450	$1.32	45d	1	0.66mi
402 N Milton Ave Unit 402B Baltimore, MD	2.0	1.0	950	$1,290	$1.36	45d	1	0.68mi
420 N Montford Ave Baltimore, MD	3.0	1.0	1350	$1,450	$1.07	45d	1	0.68mi

Listing history 13 events

1. 2026-06-16
   status $90,000 Pending 21 DOM
2. 2026-06-15
   days on market $90,000 Active 21 DOM
3. 2026-06-13
   days on market $90,000 Active 19 DOM
4. 2026-06-09
   days on market $90,000 Active 15 DOM
5. 2026-06-08
   days on market $90,000 Active 14 DOM
6. 2026-06-08
   price $90,000 Active 13 DOM
7. 2026-06-07
   days on market $99,900 Active 13 DOM
8. 2026-06-04
   days on market $99,900 Active 10 DOM
9. 2026-06-03
   days on market $99,900 Active 9 DOM
10. 2026-06-02
    days on market $99,900 Active 8 DOM
11. 2026-06-01
    days on market $99,900 Active 7 DOM
12. 2026-05-31
    days on market $99,900 Active 6 DOM
13. 2026-05-25
    listed $99,900 Active

ⓘ 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: $2,466 · $206/mo
• Projected year-2 tax: $2,466 · $206/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: $21,322
• − Mortgage interest: −$5,041
• − Property taxes: −$2,466
• − Insurance: −$450
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$2,618
• Taxable income: $7,335
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $6,504/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): 28,058
• Household income: $51,344
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1868.0

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 (86%)
• Race & ethnicity: Black 86% White 6% Hispanic / Latino 4% Two or more races 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.57%
• Current HPI: 427.4453
• Rent YoY: ▲ 5.25%
• 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

1 event — show timeline

• 2026-05-25 Listed $99,900 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2025): $2,466 · +14.5% YoY. Source: county tax records.