1626 Cliftview Ave · Baltimore, MD 21213

$64,900

3 bd · 1.0 ba · 520 sqft · Townhouse public records · 14 Days on market

Built 1920 975 sqft lot $125/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

2K IN CLOSING COSTS!!Grab it before anyone else does! Perfect for first time buyer or investor ready to rent. Local rents $850+! Fully REHABBED * berber carpet * PERGO in LR/DR * CERAMIC in kit & bath * HUGE kit * serviced or replaced all major systems * newer windows * new paint * 3 large bedrooms * full basement * porch front. Financial statement & full preapp w/ offer. Clean up and finishing items being done now.

Key facts

• Built 1920
• Listed 14 days

Property features AI

Finance

• Other: Improvement assessed value listed; Land assessed value listed; Taxes and assessment years recorded
• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Fee simple ownership
• Construction: Concrete construction; Finished above-grade area: 550; Finished below-grade area: 550; Total below-grade area: 550; Year built source: Assessor
• Exterior features: Above-grade and below-grade structures noted

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the upper level (3 total)
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heating; Cooling: Other
• Interior features: Estimated living area; No basement; Dining room
• Laundry & utility: Hot water: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 25.6% 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 (+5.2%/yr); 319 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% 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 $80 of equity ($449 loan paydown + $-369 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $64,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.81% ✓
• Cap rate: 25.60%
• Cash-on-cash: 68.97%
• DSCR: 4.07
• GRM: 3.0

CMA / ARV

• ARV (median comp): $290,899
• List price: $64,900
• Delta: -77.69%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 72.8%
• Equity multiple: 4.69×
• Total profit: $67,128
• Equity at exit: $17,023

10-year hold

• IRR: 75.7%
• Equity multiple: 10.29×
• Total profit: $168,871
• Equity at exit: $19,059

Cash invested: $18,172 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$340
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $1,044

Break-even live

Break-even rent $503

Max offer price $64,900

Occupancy floor 38%

Sensitivity live

Price	-10% $1,081	-5% $1,063	+0% $1,044	+5% $1,026	+10% $1,008
Rent	-10% $900	-5% $972	+0% $1,044	+5% $1,117	+10% $1,189
Rate	-1.0pp $1,077	-0.5pp $1,061	base $1,044	+0.5pp $1,028	+1.0pp $1,010

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	45d	1	0.71mi
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	25d	1	0.72mi
2221 E Preston St Baltimore, MD	2.0	1.0	658	$1,200	$1.82	25d	1	0.80mi
2821 Mathews St Unit 27-668 Baltimore, MD	2.0	1.0	730	$1,050	$1.44	25d	1	0.84mi
3221 The Alameda Unit 2 Baltimore, MD	2.0	1.0	750	$1,200	$1.60	25d	1	0.89mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	25d	1	0.97mi
231 E North Ave Baltimore, MD	3.0	1.0	430	$1,200	$2.79	17d	3	0.98mi
2315 St Paul St Baltimore, MD	1.0–2.0	1.0	579	$1,595	$2.75	3d	5	1.07mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	3d	1	1.09mi
1040 E 33rd St Baltimore, MD	1.0–2.0	1.0–2.0	775	$1,525	$1.97	4d	10	1.11mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	45d	6	1.15mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	3d	17	1.20mi
214 E Chase St Unit 2 Baltimore, MD	2.0	1.0	600	$1,185	$1.98	45d	1	1.25mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	45d	1	1.25mi
1101 N Calvert St Baltimore, MD	2.0	1.0–2.0	910	$2,274	$2.50	3d	19	1.28mi
3126 Guilford Ave Apt A Baltimore, MD	2.0	1.0	700	$1,770	$2.53	4d	1	1.29mi
9 E Mount Royal Ave Baltimore, MD	1.0–2.0	1.0–2.0	724	$2,495	$3.44	3d	15	1.29mi
3130 Guilford Ave Apt B Baltimore, MD	2.0	1.0	700	$1,790	$2.56	19d	1	1.29mi
520 Somerset St Baltimore, MD	1.0–2.0	1.0–2.0	634	$1,578	$2.49	45d	1	1.31mi
1214 N Charles St Baltimore, MD	2.0	1.0–2.0	1103	$2,333	$2.11	3d	14	1.37mi
1201 W Mount Royal Ave Baltimore, MD	2.0	1.0–2.0	916	$2,894	$3.16	3d	12	1.41mi
500 N Rose St Baltimore, MD	3.0	2.0	520	$1,200	$2.31	5d	1	1.43mi
38 W Biddle St Baltimore, MD	2.0	1.0–2.0	750	$1,699	$2.27	5d	1	1.44mi
3721 Ellerslie Ave Baltimore, MD	1.0–3.0	1.0–2.0	894	$1,603	$1.79	3d	1	1.47mi
304 W North Ave Baltimore, MD	1.0–2.0	1.0	804	$890	$1.11	25d	5	1.50mi

Listing history 11 events

1. 2026-05-14
   listed $74,900 Active 309-char remark
2. 2006-11-20
   soldstatus $81,400
3. 2006-11-20
   soldstatus $81,400
4. 2006-10-25
   soldstatus $81,400 433-char remark

   Show marketing remark (433 chars)

   2K IN CLOSING COSTS!!Grab it before anyone else does! Perfect for first time buyer or investor ready to rent. Local rents $850+! Fully REHABBED * berber carpet * PERGO in LR/DR * CERAMIC in kit & bath * HUGE kit * serviced or replaced all major systems * newer windows * new paint * 3 large bedrooms * full basement * porch front. Financial statement & full preapp w/ offer. Clean up and finishing items being done now.

5. 2006-09-29
   historical 433-char remark

   Show marketing remark (433 chars)

   2K IN CLOSING COSTS!!Grab it before anyone else does! Perfect for first time buyer or investor ready to rent. Local rents $850+! Fully REHABBED * berber carpet * PERGO in LR/DR * CERAMIC in kit & bath * HUGE kit * serviced or replaced all major systems * newer windows * new paint * 3 large bedrooms * full basement * porch front. Financial statement & full preapp w/ offer. Clean up and finishing items being done now.

6. 2006-09-13
   listed $79,900 433-char remark

   Show marketing remark (433 chars)

   2K IN CLOSING COSTS!!Grab it before anyone else does! Perfect for first time buyer or investor ready to rent. Local rents $850+! Fully REHABBED * berber carpet * PERGO in LR/DR * CERAMIC in kit & bath * HUGE kit * serviced or replaced all major systems * newer windows * new paint * 3 large bedrooms * full basement * porch front. Financial statement & full preapp w/ offer. Clean up and finishing items being done now.

7. 2006-02-06
   soldstatus $28,000

   Show marketing remark (315 chars)

   Estate sale of 3 Br 1 Full bath Interior TH. House needs work. Property sold "As-Is". All inspections are for buyer's information only. Seller will make no repairs. Delete paras. 11 12 & 17 from contract. Ground rent, if any, to be verified by buyer. Seller will not redeem. Agent related to seller.

8. 2006-01-18
   historical

   Show marketing remark (315 chars)

   Estate sale of 3 Br 1 Full bath Interior TH. House needs work. Property sold "As-Is". All inspections are for buyer's information only. Seller will make no repairs. Delete paras. 11 12 & 17 from contract. Ground rent, if any, to be verified by buyer. Seller will not redeem. Agent related to seller.

9. 2006-01-01
   listed $31,000

   Show marketing remark (315 chars)

   Estate sale of 3 Br 1 Full bath Interior TH. House needs work. Property sold "As-Is". All inspections are for buyer's information only. Seller will make no repairs. Delete paras. 11 12 & 17 from contract. Ground rent, if any, to be verified by buyer. Seller will not redeem. Agent related to seller.

10. 2003-04-01
    historical
11. 2001-05-21
    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: $359 · $30/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$174/yr (+$15/mo · 48.4%)

ⓘ 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: $21,900
• − Mortgage interest: −$3,635
• − Property taxes: −$359
• − Insurance: −$324
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$1,888
• Taxable income: $12,189
• Est. tax owed @ 24.0%: −$2,925
• After-tax cash flow: $9,608/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

+109.4% since first listed

13 events — show timeline

• 2026-05-28 Pending — BRIGHT MLS
• 2026-05-22 Price Changed $64,900 BRIGHT MLS
• 2026-05-14 Listed $74,900 BRIGHT MLS
• 2006-11-20 Sold (Public Records) $81,400 Public Records
• 2006-11-20 Sold (Public Records) $81,400 Public Records
• 2006-10-25 Sold (MLS) $81,400 MRIS
• 2006-09-29 Delisted — MRIS
• 2006-09-13 Listed $79,900 MRIS
• 2006-02-06 Sold (MLS) $28,000 MRIS
• 2006-01-18 Delisted — MRIS
• 2006-01-01 Listed $31,000 MRIS
• 2003-04-01 Delisted — MRIS
• 2001-05-21 Listed — MRIS

Property tax history

-1.2%/yr

Latest (2025): $359 · +6.7% YoY. Source: county tax records.