416 E 25th St · Baltimore, MD 21218

$149,900

3 bd · 2.0 ba · 1,340 sqft · Townhouse public records · 13 Days on market

Built 1900 1,190 sqft lot Est $240k · 38% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell fast—this one won’t last, so schedule your showing today. Solid mixed-use investment opportunity just steps from Charles Village on a desirable 25th Street block. This residential/commercial property is currently leased to a stable, low-maintenance nonprofit tenant who has been in place for over 10 years and wishes to remain on a flexible month-to-month basis—turnkey income from day one. The full basement offers exceptional storage and has served the tenant well, and a coveted private parking pad sits at the rear. With its prime location and versatile zoning, the property also presents strong upside: convert to a single residence to capture higher long-term

Key facts

• Private parking pad
• Versatile zoning
• Full basement

Tags

• STABLE NONPROFIT TENANT
• FULL BASEMENT
• PRIVATE PARKING PAD
• PRIME LOCATION
• VERSATILE ZONING

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: On-street parking
• Utilities: Electric with circuit breakers; Natural gas for heating and hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in good condition
• Construction: Brick construction; Brick/mortar foundation; Flat rubber roof; Built according to assessor records
• Exterior features: Public water and public sewer; Located within city limits; Bus stop within 1 mile; metro/subway 1–3 miles; commuter rail 1–5 miles; commuter lots within 5 miles

Interior

• Kitchen: Refrigerator; Microwave
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Hardwood floors; Ceramic tile
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Drywall walls and ceilings; Basement with front and outside entrances; Basement partially finished (about half finished)

🏷️ Possibly a rental listed for sale. The $149,900 price doesn't fit this home's estimated sale value (~$239,860) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.8% 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 (+1.6%/yr); 325 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $96k; list at $150k implies a 57% gain — meaningful room to come down on a strong offer.

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 $149,900

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. 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: 1.28% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $239,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2540 Greenmount Ave	0.07mi	3/1.0	1,340 (0%)	0mo	$79,000	$59	92
326 E 26th St	0.12mi	3/2.0	1,496 (+12%)	2mo	$170,000	$114	73
2545 Cecil Ave	0.61mi	3/2.5	1,318 (-2%)	1mo	$215,000	$163	66
435 Ilchester Ave	0.30mi	3/2.0	1,531 (+14%)	2mo	$123,000	$80	61
1120 Montpelier St	0.59mi	3/2.0	1,260 (-6%)	2mo	$70,000	$56	61
3045 Guilford Ave	0.53mi	3/1.5	1,532 (+14%)	0mo	$310,000	$202	50
3043 Guilford Ave	0.52mi	3/1.5	1,532 (+14%)	0mo	$275,000	$180	49
1234 E Lafayette Ave E	0.73mi	3/2.5	1,225 (-9%)	2mo	$219,000	$179	48
2559 Garrett Ave	0.69mi	3/3.0	1,202 (-10%)	2mo	$205,000	$171	45
2821 Remington Ave	0.64mi	2/2.0 (-1)	1,170 (-13%)	1mo	$265,000	$226	43
459 W 24th St	0.71mi	3/1.5	1,144 (-15%)	1mo	$224,500	$196	40
3201 Saint Paul St #310	0.70mi	2/2.0 (-1)	1,524 (+14%)	2mo	$300,000	$197	38

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,217
• Equity at exit: $22,351

10-year hold

• IRR: 9.0%
• Equity multiple: 1.64×
• Total profit: $27,005
• Equity at exit: $12,961

Cash invested: $41,972 (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 21218

• Rents YoY: 1.6%
• Active inventory: 325
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$786
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $441

Break-even live

Break-even rent $1,357

Max offer price $149,900

Occupancy floor 72%

Sensitivity live

Price	-10% $525	-5% $483	+0% $441	+5% $398	+10% $356
Rent	-10% $289	-5% $365	+0% $441	+5% $516	+10% $592
Rate	-1.0pp $516	-0.5pp $479	base $441	+0.5pp $402	+1.0pp $362

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 Barclay St Baltimore, MD	3.0	1.0	992	$1,375	$1.39	16d	1	0.06mi
411 E Lorraine Ave Baltimore, MD	3.0	1.5	1344	$2,200	$1.64	24d	1	0.13mi
400 E Lorraine Ave Baltimore, MD	3.0	1.0	1500	$1,800	$1.20	20d	1	0.15mi
428 E Lorraine Ave Baltimore, MD	3.0	2.0	1344	$1,875	$1.40	24d	1	0.16mi
428 E Lorraine Ave Unit 1 Baltimore, MD	3.0	1.5	1344	$1,875	$1.40	44d	1	0.16mi
450 E Lorraine Ave Baltimore, MD	3.0	1.0	1344	$1,695	$1.26	44d	1	0.16mi
534 E 23rd St Baltimore, MD	3.0	2.5	1700	$2,350	$1.38	44d	1	0.21mi
646 Cokesbury Ave Baltimore, MD	2.0	1.5	1200	$1,299	$1.08	44d	1	0.23mi
2440 Saint Paul St Unit 4E Baltimore, MD	2.0	2.0	891	$1,625	$1.82	44d	1	0.25mi
2300 N Calvert St Baltimore, MD	1.0–2.0	1.0–2.0	1100	$1,995	$1.81	3d	2	0.25mi
402 E 28th St Baltimore, MD	3.0	1.0	1436	$2,200	$1.53	44d	1	0.30mi
519 E 28th St Baltimore, MD	3.0	2.0	1500	$2,000	$1.33	5d	1	0.31mi
436 Ilchester Ave Unit 1 Baltimore, MD	2.0	2.0	1002	$1,350	$1.35	44d	1	0.35mi
2641 N Howard St Baltimore, MD	4.0	3.5	1344	$2,800	$2.08	24d	1	0.49mi
2752 Maryland Ave Unit 2ND FLOOR Baltimore, MD	2.0	1.0	900	$1,500	$1.67	18d	1	0.50mi
3012 Mathews St Baltimore, MD	2.0	1.0	996	$1,100	$1.10	18d	1	0.51mi
3026 Mathews St Baltimore, MD	2.0	1.0	996	$1,350	$1.36	15d	1	0.54mi
325 W Lorraine Ave Baltimore, MD	3.0	1.0	1470	$3,150	$2.14	5d	1	0.54mi
1711 Latrobe St Baltimore, MD	2.0	1.5	1000	$1,700	$1.70	24d	1	0.59mi
616 Montpelier St Baltimore, MD	3.0	1.0	1150	$1,750	$1.52	11d	1	0.60mi
936 Montpelier St Baltimore, MD	2.0	1.0	1260	$1,450	$1.15	24d	1	0.61mi
412 E Lanvale St Baltimore, MD	3.0	2.0	1600	$3,100	$1.94	5d	1	0.61mi
2310 Aisquith St Baltimore, MD	4.0	3.0	900	$2,000	$2.22	5d	1	0.62mi
448 Pitman Pl Baltimore, MD	2.0	1.5	940	$2,145	$2.28	24d	1	0.65mi
1704 Saint Paul St Unit 1 Baltimore, MD	2.0	1.0	1141	$1,550	$1.36	5d	1	0.66mi
437 Pitman Pl Baltimore, MD	2.0	3.0	1520	$1,650	$1.09	5d	1	0.67mi
2606 Cecil Ave Baltimore, MD	2.0	1.5	1200	$1,500	$1.25	44d	1	0.68mi
3221 Guilford Ave Apt A Baltimore, MD	3.0	1.5	1025	$2,925	$2.85	18d	1	0.68mi
456 E Federal St Baltimore, MD	2.0	2.0	1450	$1,850	$1.28	44d	1	0.69mi
458 E Federal St Baltimore, MD	2.0	2.5	1300	$1,850	$1.42	4d	1	0.69mi
412 E Federal St Baltimore, MD	2.0	2.5	1100	$1,700	$1.55	24d	1	0.69mi
3201 Saint Paul St Baltimore, MD	1.0–2.0	1.5–2.0	1532	$3,200	$2.09	3d	1	0.71mi
210 Federal St Baltimore, MD	3.0	1.0	900	$1,350	$1.50	20d	1	0.72mi
315 W 30th St Baltimore, MD	3.0	3.0	1250	$2,450	$1.96	16d	1	0.73mi
315 W 30th St Baltimore, MD	3.0	3.0	1200	$2,450	$2.04	18d	1	0.73mi
1333 E North Ave Baltimore, MD	4.0	2.5	1860	$2,200	$1.18	24d	1	0.74mi
348 E University Pkwy Baltimore, MD	4.0	2.0	1809	$2,400	$1.33	44d	1	0.75mi
3222 Ellerslie Ave Baltimore, MD	4.0	1.5	1550	$1,950	$1.26	44d	1	0.77mi
304 W North Ave Baltimore, MD	1.0–2.0	1.0	804	$890	$1.11	24d	5	0.78mi
305 W 31st St Baltimore, MD	4.0	2.0	1500	$2,499	$1.67	44d	1	0.80mi

Listing history 9 events

1. 2026-06-18
   days on market $149,900 Active 13 DOM
2. 2026-06-17
   days on market $149,900 Active 12 DOM
3. 2026-06-16
   days on market $149,900 Active 11 DOM
4. 2026-06-15
   days on market $149,900 Active 10 DOM
5. 2026-06-13
   days on market $149,900 Active 8 DOM
6. 2026-06-09
   days on market $149,900 Active 4 DOM
7. 2026-06-08
   days on market $149,900 Active 3 DOM
8. 2026-06-07
   remarks 681-char remark
9. 2026-06-07
   listed $149,900 Active 2 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: $2,683 · $224/mo
• Projected year-2 tax: $2,683 · $224/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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,978
• − Mortgage interest: −$8,397
• − Property taxes: −$2,683
• − Insurance: −$750
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$4,361
• Taxable income: $3,112
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $4,540/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): 44,014
• Household income: $62,488
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 2564.0

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 0.58)
• Race & ethnicity: Black 60% White 26% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% French/Haitian/Cajun 2% Chinese 2%

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: ▼ -463.14%
• Current HPI: 292.3986
• Rent YoY: ▲ 1.63%
• 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

+808.5% since first listed

24 events — show timeline

• 2026-06-05 Listed $149,900 BRIGHT MLS
• 2018-11-05 Sold (Public Records) $95,550 Public Records
• 2017-10-02 Delisted — MRIS
• 2017-08-09 Price Changed — MRIS
• 2017-06-22 Price Changed — MRIS
• 2017-05-09 Listed — MRIS
• 2017-05-09 Listed $119,500 BRIGHT MLS
• 2007-08-13 Delisted — MRIS
• 2007-08-10 Listed — MRIS
• 2007-07-17 Delisted — MRIS
• 2007-03-28 Listed — MRIS
• 2007-03-24 Delisted — MRIS
• 2006-11-28 Listed — MRIS
• 2006-11-15 Delisted — MRIS
• 2006-09-23 Listed — MRIS
• 2006-07-01 Delisted — MRIS
• 2006-03-03 Listed — MRIS
• 2005-02-17 Sold (Public Records) $58,000 Public Records
• 2005-02-14 Sold (MLS) $58,900 MRIS
• 2004-12-15 Delisted — MRIS
• 2004-08-30 Sold (Public Records) $51,200 Public Records
• 2004-08-14 Listed $59,900 MRIS
• 1987-01-20 Sold (Public Records) $25,000 Public Records
• 1984-04-03 Sold (Public Records) $16,500 Public Records

Property tax history

-2.6%/yr

Latest (2020): $2,683 · +1.3% YoY. Source: county tax records.