715 Druid Park Lake Dr · Baltimore, MD 21217

$199,999

6 bd · 2.0 ba · 2,392 sqft · Townhouse public records · 55 Days on market

Built 1920 $84/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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coming Soon! Opportunity awaits at 715 Druid Park Lake! Estate sale being sold as-is, where-is, with all current contents included. Priced to sell and perfect for investors or buyers looking to renovate and build equity. Highlights include parquet flooring and solid bones. Sale requires 9 signatories.

Key facts

• Built 1920
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+6.6%/yr); 331 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,902/mo this rent would consume 91% of the median local household income ($38k/yr) (locally 2921% 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 $1k of loan paydown is wiped out by about $6k 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 + 6.6% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; 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→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.45% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 5.7

CMA / ARV

• ARV (median comp): $429,561
• List price: $199,999
• Delta: -53.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 Newington Ave	0.23mi	6/3.0	2,600 (+9%)	1mo	$449,000	$173	70
722 Reservoir St	0.27mi	6/2.0	2,560 (+7%)	12mo	$265,000	$104	66
724 Reservoir St	0.26mi	5/3.5 (-1)	2,692 (+12%)	3mo	$332,500	$124	53
2125 Mcculloh St	0.55mi	6/3.0	2,220 (-7%)	16mo	$600,000	$270	45
1727 Mcculloh St	0.71mi	5/2.0 (-1)	2,432 (+2%)	19mo	$89,500	$37	43
2015 Druid Hill Ave	0.64mi	5/4.5 (-1)	2,430 (+2%)	22mo	$390,000	$160	34
2704 Maryland Ave	0.73mi	6/3.5	2,738 (+14%)	7mo	$345,000	$126	30
3306 Elm Ave	0.73mi	5/3.0 (-1)	2,150 (-10%)	23mo	$432,000	$201	21
2802 Auchentoroly Ter	0.74mi	5/3.5 (-1)	2,613 (+9%)	22mo	$325,000	$124	20

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.37×
• Total profit: $20,859
• Equity at exit: $29,821

10-year hold

• IRR: 21.4%
• Equity multiple: 3.17×
• Total profit: $121,729
• Equity at exit: $17,292

Cash invested: $56,000 (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 21217

• Rents YoY: 6.6%
• Active inventory: 331
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$499 /mo · $5,992/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $661

Break-even live

Break-even rent $2,065

Max offer price $199,999

Occupancy floor 72%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 E 25th St Baltimore, MD	5.0	2.5	2350	$2,550	$1.09	24d	1	1.00mi
3010 Guilford Ave Baltimore, MD	5.0	2.5	2174	$3,980	$1.83	11d	1	1.08mi
445 E 22nd St Baltimore, MD	6.0	4.5	3100	$3,900	$1.26	43d	1	1.15mi
420 E 28th St Unit 1 Baltimore, MD	5.0	2.5	1600	$2,600	$1.62	4d	1	1.16mi
719 E 20th St Baltimore, MD	5.0	3.0	2060	$2,400	$1.17	2d	1	1.28mi
719 E 20th St Baltimore, MD	5.0	3.5	2060	$3,000	$1.46	24d	1	1.28mi
3421 University Pl Baltimore, MD	5.0	2.0	1960	$3,500	$1.79	24d	1	1.38mi
2401 W North Ave Baltimore, MD	5.0	2.0	2037	$1,800	$0.88	4d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $199,999 Active 55 DOM
2. 2026-06-17
   days on market $199,999 Active 54 DOM
3. 2026-06-16
   days on market $199,999 Active 53 DOM
4. 2026-06-15
   days on market $199,999 Active 52 DOM
5. 2026-06-13
   days on market $199,999 Active 50 DOM
6. 2026-06-09
   days on market $199,999 Active 46 DOM
7. 2026-06-08
   days on market $199,999 Active 45 DOM
8. 2026-06-07
   days on market $199,999 Active 44 DOM
9. 2026-06-04
   days on market $199,999 Active 41 DOM
10. 2026-06-03
    days on market $199,999 Active 40 DOM
11. 2026-06-02
    days on market $199,999 Active 39 DOM
12. 2026-06-01
    days on market $199,999 Active 38 DOM
13. 2026-05-31
    days on market $199,999 Active 37 DOM
14. 2026-04-25
    listed $199,999 Active 302-char remark

    Show marketing remark (302 chars)

    Coming Soon! Opportunity awaits at 715 Druid Park Lake! Estate sale being sold as-is, where-is, with all current contents included. Priced to sell and perfect for investors or buyers looking to renovate and build equity. Highlights include parquet flooring and solid bones. Sale requires 9 signatories.

15. 2026-04-16
    historical $199,999 302-char remark

    Show marketing remark (302 chars)

    Coming Soon! Opportunity awaits at 715 Druid Park Lake! Estate sale being sold as-is, where-is, with all current contents included. Priced to sell and perfect for investors or buyers looking to renovate and build equity. Highlights include parquet flooring and solid bones. Sale requires 9 signatories.

ⓘ 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: $5,992 · $499/mo
• Projected year-2 tax: $5,992 · $499/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 14 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: $34,819
• − Mortgage interest: −$11,203
• − Property taxes: −$5,992
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − Depreciation: −$5,818
• Taxable income: $5,235
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $6,673/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-25 Listed $199,999 BRIGHT MLS
• 2026-04-16 Coming Soon $199,999 BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2025): $5,992 · +5.8% YoY. Source: county tax records.