610 Winston Ave · Baltimore, MD 21212

$185,000

4 bd · 1.0 ba · 1,216 sqft · Townhouse public records · 38 Days on market

Built 1950 435 sqft lot Est $147k · 26% over

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Why this score? — see what drove the C- 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 610 Winston Ave, a classic 1950 duplex in North Baltimore’s 21212. Wonderful for a house hacker looking to offset their mortgage, this property delivers flexibility and location. The upper unit features 3 beds / 1 bath and rents for $1,999/month. The lower unit offers 1 bed / 1 bath and rents for $1,100/month. Both tenants are month-to-month, giving the next owner options: ive in one unit while the other helps cover expenses. Please note: the rental license is for a single family home, not for 2 separate units. The property is not separately metered, and the owner currently covers utilities. Major updates include a new roof and HVAC (2021), plus plumbing and electrical impr

Key facts

• Plumbing updates
• Electrical updates
• Hvac system

Tags

• NEW ROOF
• HVAC SYSTEM
• PLUMBING UPDATES
• ELECTRICAL UPDATES
• SEPARATE REAR ENTRANCE
• PUBLIC TRANSPORTATION OPTIONS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+4.7%/yr); 133 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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 + 4.7% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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 $77k; list at $185k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.16% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $147,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Radnor Ave	0.23mi	3/1.5 (-1)	1,224 (+1%)	2mo	$99,900	$82	79
812 Mccabe Ave	0.21mi	3/1.0 (-1)	1,080 (-11%)	1mo	$150,000	$139	65
1312 E Cold Spring Ln	0.73mi	3/1.0 (-1)	1,216 (0%)	1mo	$147,000	$121	60
324 Woodbourne Ave	0.42mi	3/2.0 (-1)	1,280 (+5%)	4mo	$286,425	$224	59
5627 Ready Ave	0.58mi	3/2.0 (-1)	1,186 (-2%)	3mo	$95,400	$80	57
739 Springfield Ave	0.64mi	3/1.0 (-1)	1,160 (-5%)	2mo	$125,000	$108	56
4437 Old York Rd	0.39mi	3/1.0 (-1)	1,356 (+12%)	4mo	$118,250	$87	54
1324 Crofton Rd	0.72mi	3/1.5 (-1)	1,240 (+2%)	4mo	$235,000	$190	53
827 Belgian Ave	0.70mi	3/2.0 (-1)	1,260 (+4%)	2mo	$130,000	$103	51
4415 Old York Rd	0.43mi	3/2.0 (-1)	1,356 (+12%)	3mo	$172,000	$127	49
1200 Woodbourne Ave	0.58mi	4/3.0	1,364 (+12%)	2mo	$196,100	$144	43
830 Saint Dunstans Rd	0.74mi	3/1.0 (-1)	1,394 (+15%)	1mo	$161,000	$115	35

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $964
• Equity at exit: $27,584

10-year hold

• IRR: 11.7%
• Equity multiple: 1.99×
• Total profit: $51,434
• Equity at exit: $15,995

Cash invested: $51,800 (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 21212

• Rents YoY: 4.7%
• Active inventory: 133
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$970
• Tax from tax record: −$216 /mo · $2,595/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $429

Break-even live

Break-even rent $1,599

Max offer price $185,000

Occupancy floor 75%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5001 Govane Ave Baltimore, MD	5.0	2.5	1200	$1,800	$1.50	23d	1	0.05mi
543 Chateau Ave Baltimore, MD	3.0	2.0	1152	$1,900	$1.65	4d	1	0.06mi
711 1/2 McCabe Ave Baltimore, MD	4.0	3.0	1204	$2,350	$1.95	4d	1	0.15mi
5200 Ready Ave Baltimore, MD	3.0	1.5	1116	$1,950	$1.75	3d	1	0.22mi
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	20d	1	0.37mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	20d	1	0.43mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	43d	1	0.43mi
1224 Winston Ave Baltimore, MD	3.0	2.0	1248	$2,100	$1.68	17d	1	0.50mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	43d	1	0.53mi
1275 Kitmore Rd Unit 1245K-T Baltimore, MD	3.0	1.0	935	$1,895	$2.03	4d	1	0.54mi
720 Springfield Ave Baltimore, MD	3.0	1.0	1160	$2,000	$1.72	43d	1	0.59mi
5622 Midwood Ave Baltimore, MD	3.0	2.0	1452	$2,300	$1.58	43d	1	0.65mi
917 Reverdy Rd Unit A Baltimore, MD	3.0	1.0	1200	$2,100	$1.75	43d	1	0.93mi
1545 E Cold Spring Ln Baltimore, MD	4.0	2.0	1240	$2,000	$1.61	43d	1	0.97mi
3721 Ellerslie Ave Baltimore, MD	1.0–3.0	1.0–2.0	894	$1,603	$1.79	1d	1	1.04mi
1617 Argonne Dr Baltimore, MD	4.0	2.0	1200	$2,550	$2.12	43d	1	1.11mi
1020 Dartmouth Glen Way Baltimore, MD	3.0	2.5	1152	$2,250	$1.95	23d	1	1.14mi
3529 Greenmount Ave Baltimore, MD	3.0	2.0	1316	$1,575	$1.20	43d	1	1.27mi
500 W University Pkwy Baltimore, MD	3.0	1.0–2.0	955	$3,020	$3.16	1d	60	1.28mi
724 E 35th St Baltimore, MD	3.0	1.5	1368	$2,000	$1.46	14d	1	1.32mi
6159 Parkway Dr Apt 1 Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	23d	1	1.36mi
6159 Parkway Dr Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	21d	1	1.36mi
1 E University Pkwy Baltimore, MD	1.0–3.0	1.0–2.0	1045	$2,500	$2.39	4d	2	1.39mi
6189 Northwood Dr Baltimore, MD	4.0	2.0	1400	$2,200	$1.57	43d	1	1.43mi
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	10d	1	1.44mi
1502 Fernley Rd Baltimore, MD	3.0	2.0	1350	$2,800	$2.07	43d	1	1.45mi
3501 Saint Paul St Baltimore, MD	3.0	1.0–2.5	916	$2,700	$2.95	1d	172	1.46mi
1726 E Belvedere Ave Baltimore, MD	3.0	2.0	1140	$1,895	$1.66	21d	1	1.48mi

Listing history 40 events

1. 2026-04-03
   status Pending
2. 2026-03-11
   price $185,000
3. 2026-02-24
   listed $190,000 Active
4. 2025-08-01
   historical $1,100
5. 2025-06-04
   price $1,100
6. 2025-04-29
   price $1,150
7. 2025-04-19
   listed $1,250
8. 2025-04-19
   historical $1,999
9. 2025-04-01
   historical $1,999
10. 2025-03-14
    price $1,999
11. 2025-01-21
    listed $2,500
12. 2025-01-21
    listed $1,250
13. 2024-09-27
    historical $1,000
14. 2024-08-21
    listed $1,000
15. 2022-07-06
    historical
16. 2022-05-27
    status Active
17. 2022-05-09
    status Pending
18. 2022-05-04
    listed $199,000 Active
19. 2020-12-16
    soldstatus $77,000
20. 2020-11-17
    historical
21. 2020-11-13
    price $139,000
22. 2020-10-30
    price $149,000
23. 2020-10-29
    price $159,000
24. 2020-10-15
    listed $169,999 Active
25. 2020-07-30
    soldstatus $77,000 Closed
26. 2020-07-15
    status Pending
27. 2020-07-03
    price $83,000
28. 2020-07-03
    status Active
29. 2020-07-02
    status Pending
30. 2020-07-01
    price $77,000
31. 2020-06-25
    historical Active Under Contract
32. 2020-06-15
    listed $83,000 Active
33. 2019-12-04
    historical
34. 2019-11-13
    price $79,500
35. 2019-09-07
    price $89,900
36. 2019-05-06
    listed $99,900 Active
37. 2007-04-20
    soldstatus $92,000
38. 2007-04-11
    soldstatus $92,000
39. 2007-03-03
    historical
40. 2006-11-15
    listed $108,000

ⓘ 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: $2,595 · $216/mo
• Projected year-2 tax: $2,595 · $216/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,705
• − Mortgage interest: −$10,363
• − Property taxes: −$2,595
• − Insurance: −$925
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$5,382
• Taxable income: $2,327
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $4,586/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): 33,974
• Household income: $96,685
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 769.0

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 0.64)
• Race & ethnicity: White 49% Black 35% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -392.44%
• Current HPI: 267.4569
• Rent YoY: ▲ 4.65%
• 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

+71.3% since first listed

40 events — show timeline

• 2026-04-03 Pending — BRIGHT MLS
• 2026-03-11 Price Changed $185,000 BRIGHT MLS
• 2026-02-24 Listed $190,000 BRIGHT MLS
• 2025-08-01 Rental Removed $1,100 BRIGHTMLS
• 2025-06-04 Price Changed $1,100 BRIGHTMLS
• 2025-04-29 Price Changed $1,150 BRIGHTMLS
• 2025-04-19 Listed for Rent $1,250 BRIGHTMLS
• 2025-04-19 Rental Removed $1,999 BRIGHTMLS
• 2025-04-01 Rental Removed $1,999 BRIGHTMLS
• 2025-03-14 Price Changed $1,999 BRIGHTMLS
• 2025-01-21 Listed for Rent $2,500 BRIGHTMLS
• 2025-01-21 Listed for Rent $1,250 BRIGHTMLS
• 2024-09-27 Rental Removed $1,000 BRIGHTMLS
• 2024-08-21 Listed for Rent $1,000 BRIGHTMLS
• 2022-07-06 Listing Removed — BRIGHT MLS
• 2022-05-27 Relisted — BRIGHT MLS
• 2022-05-09 Pending — BRIGHT MLS
• 2022-05-04 Listed $199,000 BRIGHT MLS
• 2020-12-16 Sold (Public Records) $77,000 Public Records
• 2020-11-17 Listing Removed — BRIGHT MLS
• 2020-11-13 Price Changed $139,000 BRIGHT MLS
• 2020-10-30 Price Changed $149,000 BRIGHT MLS
• 2020-10-29 Price Changed $159,000 BRIGHT MLS
• 2020-10-15 Listed $169,999 BRIGHT MLS
• 2020-07-30 Sold (MLS) $77,000 BRIGHT MLS
• 2020-07-15 Pending — BRIGHT MLS
• 2020-07-03 Price Changed $83,000 BRIGHT MLS
• 2020-07-03 Relisted — BRIGHT MLS
• 2020-07-02 Pending — BRIGHT MLS
• 2020-07-01 Price Changed $77,000 BRIGHT MLS
• 2020-06-25 Contingent — BRIGHT MLS
• 2020-06-15 Listed $83,000 BRIGHT MLS
• 2019-12-04 Listing Removed — BRIGHT MLS
• 2019-11-13 Price Changed $79,500 BRIGHT MLS
• 2019-09-07 Price Changed $89,900 BRIGHT MLS
• 2019-05-06 Listed $99,900 BRIGHT MLS
• 2007-04-20 Sold (Public Records) $92,000 Public Records
• 2007-04-11 Sold (MLS) $92,000 MRIS
• 2007-03-03 Delisted — MRIS
• 2006-11-15 Listed $108,000 MRIS

Property tax history

-0.9%/yr

Latest (2025): $2,595 · +6.8% YoY. Source: county tax records.