1209 Oakhurst Pl · Baltimore, MD 21216

$75,000

3 bd · 1.0 ba · 1,408 sqft · Townhouse public records · 264 Days on market

Built 1940 $53/sqft · at area comps Est $72k · at est.

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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 +5.8/15.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement----Investors OR handy homeowners don’t miss out on this porch-front home! This property presents a golden opportunity to build equity and create your dream home. Put your makeover skills to work and unlock the hidden potential of this property. With its prime location and solid bones, the possibilities are limitless. Whether you’re an experienced investor or a first-time homeowner seeking an opportunity to own your first home, this property is ready to be transformed into a true gem. With a little elbow grease, this property has the potential to shine brightly. Take advantage of the affordable price and make this house a home that you’ll be proud of. ” "PROPERTY BEING SOLD AS IS"

Key facts

• Built 1940
• Listed 264 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $75k.

Deal economics

• At list price, monthly cash flow is $866 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

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: Elmer A. Henderson: A Johns Hopkins Partnership (math 2% / reading 16%, grade F, #650 of 860 statewide, top 77%, 642 students, 80% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 62% FRL vs 79% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 43% at this address vs 12% district-wide (+32 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 (+6.1%/yr); 252 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $519 of loan paydown is wiped out by about $2k 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 + 6.1% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $75k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 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 1940 — 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: 2.33% ✓
• Cap rate: 20.15%
• Cash-on-cash: 49.48%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (median comp): $72,222
• List price: $75,000
• Delta: 3.85%
• 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
1625 N Rosedale St	0.42mi	3/1.0	1,396 (-1%)	2mo	$36,000	$26	78
2711 Riggs Ave	0.17mi	3/1.0	1,288 (-8%)	2mo	$134,000	$104	77
2920 Brighton St	0.27mi	3/2.5	1,440 (+2%)	2mo	$247,500	$172	76
3018 Presstman St	0.28mi	4/2.0 (+1)	1,400 (-1%)	1mo	$108,000	$77	76
3020 Brighton St	0.31mi	4/2.5 (+1)	1,406 (-0%)	2mo	$209,000	$149	73
3004 Brighton St	0.29mi	3/1.0	1,288 (-8%)	1mo	$44,000	$34	71
1528 N Ellamont St	0.42mi	3/2.5	1,328 (-6%)	1mo	$209,000	$157	64
2404 W Lafayette Ave	0.53mi	3/2.0	1,476 (+5%)	2mo	$135,000	$91	62
2514 W Lafayette Ave	0.45mi	3/2.0	1,560 (+11%)	2mo	$232,000	$149	56
1601 Ruxton Ave	0.60mi	3/1.0	1,568 (+11%)	1mo	$90,000	$57	52
2435 Lauretta Ave	0.72mi	3/1.0	1,260 (-10%)	1mo	$45,000	$36	48
2400 W Lafayette Ave	0.54mi	4/2.0 (+1)	1,584 (+12%)	2mo	$263,000	$166	44

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 3.32×
• Total profit: $48,649
• Equity at exit: $11,183

10-year hold

• IRR: 57.3%
• Equity multiple: 7.58×
• Total profit: $138,083
• Equity at exit: $6,485

Cash invested: $21,000 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$393
• Tax from tax record: −$91 /mo · $1,098/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $866

Break-even live

Break-even rent $653

Max offer price $75,000

Occupancy floor 46%

Sensitivity live

Price	-10% $908	-5% $887	+0% $866	+5% $845	+10% $823
Rent	-10% $728	-5% $797	+0% $866	+5% $935	+10% $1,004
Rate	-1.0pp $904	-0.5pp $885	base $866	+0.5pp $846	+1.0pp $827

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	5d	1	0.08mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	5d	1	0.10mi
2732 Riggs Ave Baltimore, MD	3.0	1.0	1730	$1,700	$0.98	0d	1	0.12mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	45d	1	0.15mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	25d	1	0.18mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	25d	1	0.20mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	46d	1	0.25mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	25d	1	0.25mi
919 Claymont Ave Baltimore, MD	2.0	1.0	1006	$1,342	$1.33	0d	2	0.29mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	45d	1	0.29mi
1530 N Rosedale St Baltimore, MD	3.0	2.0	1641	$1,795	$1.09	0d	1	0.37mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	45d	1	0.38mi
1513 N Ellamont St Baltimore, MD	3.0	1.0	1700	$1,700	$1.00	25d	1	0.39mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	45d	1	0.41mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	45d	1	0.43mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	45d	1	0.49mi
3003 W North Ave Baltimore, MD	1.0–2.0	1.0	841	$935	$1.11	4d	3	0.51mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	45d	1	0.52mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	25d	1	0.54mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	6d	1	0.56mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	25d	1	0.56mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	45d	1	0.58mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	45d	1	0.58mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	45d	1	0.59mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	25d	1	0.61mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	25d	1	0.62mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	25d	1	0.64mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	6d	1	0.65mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	45d	1	0.66mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	45d	1	0.66mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	45d	1	0.67mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	25d	1	0.68mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	25d	1	0.69mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	25d	1	0.71mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	12d	1	0.71mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	25d	1	0.76mi
3017 Poplar Ter Baltimore, MD	2.0	1.0	880	$1,349	$1.53	25d	1	0.79mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	45d	1	0.81mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	45d	1	0.81mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	25d	1	0.85mi

Listing history 23 events

1. 2026-06-21
   days on market $75,000 Active 264 DOM
2. 2026-06-18
   days on market $75,000 Active 261 DOM
3. 2026-06-17
   days on market $75,000 Active 260 DOM
4. 2026-06-16
   days on market $75,000 Active 259 DOM
5. 2026-06-15
   days on market $75,000 Active 258 DOM
6. 2026-06-13
   days on market $75,000 Active 256 DOM
7. 2026-06-09
   days on market $75,000 Active 252 DOM
8. 2026-06-08
   days on market $75,000 Active 251 DOM
9. 2026-06-07
   days on market $75,000 Active 250 DOM
10. 2026-06-04
    days on market $75,000 Active 247 DOM
11. 2026-06-03
    days on market $75,000 Active 246 DOM
12. 2026-06-02
    days on market $75,000 Active 245 DOM
13. 2026-06-01
    days on market $75,000 Active 244 DOM
14. 2026-05-31
    days on market $75,000 Active 243 DOM
15. 2026-04-06
    price $75,000 791-char remark

    Show marketing remark (791 chars)

    Price Improvement----Investors OR handy homeowners don’t miss out on this porch-front home! This property presents a golden opportunity to build equity and create your dream home. Put your makeover skills to work and unlock the hidden potential of this property. With its prime location and solid bones, the possibilities are limitless. Whether you’re an experienced investor or a first-time homeowner seeking an opportunity to own your first home, this property is ready to be transformed into a true gem. With a little elbow grease, this property has the potential to shine brightly. Take advantage of the affordable price and make this house a home that you’ll be proud of. ” "PROPERTY BEING SOLD AS IS"

16. 2025-09-30
    listed $82,500 Active 791-char remark

    Show marketing remark (791 chars)

    Price Improvement----Investors OR handy homeowners don’t miss out on this porch-front home! This property presents a golden opportunity to build equity and create your dream home. Put your makeover skills to work and unlock the hidden potential of this property. With its prime location and solid bones, the possibilities are limitless. Whether you’re an experienced investor or a first-time homeowner seeking an opportunity to own your first home, this property is ready to be transformed into a true gem. With a little elbow grease, this property has the potential to shine brightly. Take advantage of the affordable price and make this house a home that you’ll be proud of. ” "PROPERTY BEING SOLD AS IS"

17. 2024-11-17
    historical
18. 2024-07-15
    price $89,999
19. 2024-07-09
    price $92,500
20. 2024-04-25
    price $97,500
21. 2024-03-23
    listed $100,000 Active
22. 2024-03-22
    historical
23. 2005-08-04
    soldstatus $48,000

ⓘ 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: $1,098 · $91/mo
• Projected year-2 tax: $1,098 · $91/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,992
• − Mortgage interest: −$4,201
• − Property taxes: −$1,098
• − Insurance: −$375
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$2,182
• Taxable income: $9,777
• Est. tax owed @ 24.0%: −$2,347
• After-tax cash flow: $8,045/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

+56.2% since first listed

9 events — show timeline

• 2026-04-06 Price Changed $75,000 BRIGHT MLS
• 2025-09-30 Listed $82,500 BRIGHT MLS
• 2024-11-17 Listing Removed — BRIGHT MLS
• 2024-07-15 Price Changed $89,999 BRIGHT MLS
• 2024-07-09 Price Changed $92,500 BRIGHT MLS
• 2024-04-25 Price Changed $97,500 BRIGHT MLS
• 2024-03-23 Listed $100,000 BRIGHT MLS
• 2024-03-22 Coming Soon — BRIGHT MLS
• 2005-08-04 Sold (Public Records) $48,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $1,098 · +7.8% YoY. Source: county tax records.