1427 Olive St · Baltimore, MD 21230

$229,900

2 bd · 1.0 ba · 870 sqft · Townhouse public records · 11 Days on market

Built 1900 Est $238k · at est.

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Why this score? — see what drove the D 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 +16.0/30.0
• ARV discount +9.1/15.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your own home in South Baltimore for less than you would pay in rent! Ready for you to move right in and make it yours! Just a short walk to parks, great restaurants, and fun nightlife! And a quick walk to both stadiums right in time for baseball season to start! Inside, you'll find bright, cozy spaces and an modern kitchen with stainless steel appliances. Upstairs you will find two spacious bedrooms, and the basement is partially finished with great storage space! Enjoy your own private back patio, great for relaxing or hanging out with friends as the weather warms up. City living has never been this easy and affordable! Schedule you tour today!

Key facts

• Built 1900
• Listed 10 days

Property features AI

Finance

• Other: Finished above-grade area 720 (source: assessor); Finished below-grade area 150 (source: assessor)
• Financial info: Ownership is fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Estimated year built
• Construction: Brick construction; Block foundation
• Exterior features: Above-grade and below-grade structures; Ground rent paid annually; In city limits

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: 90% forced air heating; Natural gas heating; Central air conditioning (electric)
• Interior features: Improved basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (5.1% below list).
• Recommended offer: $218k (5.1% below list) — sets the bar for 1% rule.

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 soft (-1.0%/yr); 364 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $218,221 (5.1% below list)

Questions for the listing agent

1. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $238,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1526 S Hanover St	0.08mi	2/1.5	960 (+10%)	2mo	$185,000	$193	76
1601 Marshall St	0.17mi	2/2.0	936 (+8%)	2mo	$256,000	$274	74
30 E Hamburg St	0.37mi	2/1.0	924 (+6%)	1mo	$210,000	$227	72
911 S Charles St #403	0.40mi	2/2.0	905 (+4%)	1mo	$200,000	$221	70
1720 Byrd St	0.28mi	2/1.5	960 (+10%)	2mo	$275,000	$286	66
122 Burnett St	0.14mi	2/2.5	984 (+13%)	1mo	$310,000	$315	64
731 S Hanover St Unit R2	0.49mi	2/1.0	800 (-8%)	0mo	$180,000	$225	63
100 Harborview Dr #1208	0.64mi	1/1.0 (-1)	856 (-2%)	0mo	$165,000	$193	62
421 S Sharp St S Unit R 11	0.74mi	2/2.0	898 (+3%)	2mo	$220,000	$245	54
608 E Fort Ave	0.52mi	2/2.0	786 (-10%)	2mo	$255,000	$324	54
138 W Barre St Unit R 31	0.72mi	2/2.0	960 (+10%)	1mo	$270,000	$281	44
103 W Conway St Unit R 52	0.75mi	2/2.0	975 (+12%)	1mo	$267,000	$274	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.44×
• Total profit: $-36,251
• Equity at exit: $34,279

10-year hold

• IRR: -14.7%
• Equity multiple: 0.28×
• Total profit: $-46,631
• Equity at exit: $19,878

Cash invested: $64,372 (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 21230

• Rents YoY: -1.0%
• Active inventory: 364
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$307 /mo · $3,685/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $115

Break-even live

Break-even rent $2,036

Max offer price $229,900

Occupancy floor 90%

Sensitivity live

Price	-10% $246	-5% $181	+0% $115	+5% $50	+10% $-15
Rent	-10% $-57	-5% $29	+0% $115	+5% $202	+10% $288
Rate	-1.0pp $231	-0.5pp $174	base $115	+0.5pp $56	+1.0pp $-5

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 S Charles St Unit 2 Baltimore, MD	2.0	2.0	1100	$2,375	$2.16	44d	1	0.07mi
1516 Clarkson St Baltimore, MD	2.0	1.5	1050	$1,795	$1.71	24d	1	0.09mi
1403 Race St Baltimore, MD	3.0	3.0	1008	$2,200	$2.18	44d	1	0.09mi
1312 S Hanover St Apt 3 Baltimore, MD	2.0	1.0	750	$2,200	$2.93	44d	1	0.10mi
1601 S Hanover St Apt 1R Baltimore, MD	2.0	1.0	900	$1,600	$1.78	3d	1	0.11mi
126 Burnett St Baltimore, MD	2.0	2.5	984	$2,200	$2.24	24d	1	0.13mi
1625 Olive St Baltimore, MD	2.0	2.0	672	$2,500	$3.72	44d	1	0.15mi
1412 Light St Unit 2 Baltimore, MD	1.0	1.0	800	$1,700	$2.12	3d	1	0.17mi
1700 S Charles St Baltimore, MD	1.0	1.0	600	$1,300	$2.17	44d	1	0.18mi
1201 S Charles St Baltimore, MD	2.0–3.0	2.0	1341	$2,200	$1.64	5d	4	0.18mi
1705 Olive St Baltimore, MD	2.0	2.0	648	$2,500	$3.86	21d	1	0.20mi
111 W Heath St Baltimore, MD	2.0	1.0–2.5	1263	$2,850	$2.26	4d	7	0.21mi
49 E Heath St Baltimore, MD	2.0	1.5	858	$1,800	$2.10	12d	1	0.23mi
101 W Cross St Baltimore, MD	2.0	1.0–2.0	937	$3,332	$3.55	2d	23	0.24mi
1710 Marshall St Baltimore, MD	2.0	1.0	1110	$2,500	$2.25	44d	1	0.25mi
1211 Light St Baltimore, MD	2.0	2.0	921	$2,172	$2.36	24d	1	0.25mi
1702 Light St Unit 302 Baltimore, MD	2.0	2.0	735	$2,300	$3.13	18d	1	0.25mi
1125 Light St Baltimore, MD	1.0	1.0	800	$1,300	$1.62	24d	1	0.28mi
1290 Battery Ave Baltimore, MD	2.0	2.5	968	$2,900	$3.00	24d	1	0.30mi
1026 Patapsco St Baltimore, MD	2.0	2.0	1008	$2,100	$2.08	24d	1	0.32mi
1900 S Hanover St Baltimore, MD	3.0	1.0–2.0	875	$3,119	$3.56	2d	66	0.32mi
1111 Light St Baltimore, MD	2.0	1.0–2.0	982	$2,449	$2.49	5d	13	0.35mi
1265 Riverside Ave Unit 1st Floor Baltimore, MD	1.0	1.0	700	$1,350	$1.93	24d	1	0.37mi
1001 Light St Fl -2 Baltimore, MD	1.0	1.0	861	$1,350	$1.57	24d	1	0.39mi
1001 Light St Fl -3 Baltimore, MD	2.0	1.0	861	$1,350	$1.57	24d	1	0.39mi
910 S Charles St Unit B Baltimore, MD	2.0	1.0	700	$1,700	$2.43	18d	1	0.39mi
103 E Wells St Baltimore, MD	1.0–2.0	1.0	1008	$2,415	$2.39	3d	11	0.44mi
400 E Cross St Baltimore, MD	1.0	1.0	900	$1,400	$1.56	24d	1	0.45mi
1 E Montgomery St Unit 7 Baltimore, MD	1.0	1.0	535	$1,950	$3.64	44d	1	0.47mi
301 Warren Ave Baltimore, MD	1.0–3.0	1.0–2.5	1533	$2,896	$1.89	2d	9	0.49mi
1110 Key Hwy Baltimore, MD	1.0–2.0	1.0–2.5	1197	$3,696	$3.09	2d	33	0.51mi
611 S Charles St Baltimore, MD	2.0	1.0–2.0	823	$2,905	$3.53	2d	8	0.57mi
23 Pierside Dr Baltimore, MD	1.0–2.0	1.0–2.0	985	$3,050	$3.10	17d	3	0.58mi
23 Pierside Dr Baltimore, MD	1.0–2.0	1.0–2.0	975	$3,050	$3.13	45d	1	0.58mi
803 E Fort Ave Unit 1 Baltimore, MD	2.0	1.0	1100	$2,300	$2.09	5d	1	0.67mi
250 Mission Blvd Baltimore, MD	2.0	1.0–2.0	790	$3,406	$4.31	2d	21	0.68mi
3 Andrew Pl Unit R98 Baltimore, MD	2.0	2.0	975	$2,100	$2.15	13d	1	0.70mi
123 W Barre St #112 Baltimore, MD	2.0	1.5	975	$2,200	$2.26	44d	1	0.70mi
2450 Rye St Baltimore, MD	2.0	1.0–2.0	926	$3,789	$4.09	2d	31	0.74mi
2500 Insulator Dr Baltimore, MD	3.0	1.0–2.0	988	$3,816	$3.86	3d	152	0.76mi

Listing history 8 events

1. 2026-06-21
   days on market $229,900 Active 11 DOM
2. 2026-06-18
   days on market $229,900 Active 8 DOM
3. 2026-06-17
   days on market $229,900 Active 7 DOM
4. 2026-06-16
   days on market $229,900 Active 6 DOM
5. 2026-06-15
   days on market $229,900 Active 5 DOM
6. 2026-06-13
   statusdays on market $229,900 Active 3 DOM
7. 2026-06-08
   remarks 686-char remark
8. 2026-06-08
   listed $229,900 Coming Soon 1 DOM

ⓘ 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: $3,685 · $307/mo
• Projected year-2 tax: $3,685 · $307/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 ≥102°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: $26,187
• − Mortgage interest: −$12,878
• − Property taxes: −$3,685
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$6,688
• Taxable loss: −$2,404
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $1,962/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): 32,977
• Household income: $91,842
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1463.0

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 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 13% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -311.43%
• Current HPI: 284.338
• Rent YoY: ▼ -1.00%
• 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

+1336.9% since first listed

18 events — show timeline

• 2026-06-08 Coming Soon $229,900 BRIGHT MLS
• 2025-07-01 Sold (Public Records) $205,000 Public Records
• 2025-05-30 Sold (MLS) $205,000 BRIGHT MLS
• 2025-05-08 Pending — BRIGHT MLS
• 2025-04-17 Contingent — BRIGHT MLS
• 2025-04-09 Listed $205,000 BRIGHT MLS
• 2025-04-04 Coming Soon $205,000 BRIGHT MLS
• 2015-05-27 Sold (Public Records) $137,000 Public Records
• 2015-05-18 Sold (MLS) $137,000 BRIGHT MLS
• 2015-05-18 Sold (MLS) $137,000 MRIS
• 2015-04-20 Pending — MRIS
• 2015-04-09 Price Changed $139,900 MRIS
• 2015-03-15 Listed $149,900 MRIS
• 2001-04-18 Sold (Public Records) $69,900 Public Records
• 2001-04-05 Sold (MLS) $69,900 MRIS
• 2001-03-12 Delisted — MRIS
• 2000-03-11 Listed $69,900 MRIS
• 1994-04-15 Sold (Public Records) $16,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $3,685 · +0.0% YoY. Source: county tax records.