222 N Hilton St · Baltimore, MD 21229

$110,000

3 bd · 1.0 ba · 1,120 sqft · Townhouse public records · 307 Days on market

Built 1945 1,650 sqft lot $98/sqft · 8% below area Est $120k · 8% under ↓ 34% since listing

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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
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this updated brick townhome in the neighborhood of Allendale. The main level is an open floor plan with new paint and hardwood flooring that flows from the living room to the dining area. The upgraded kitchen features stainless steel appliances, granite countertops, white shaker cabinetry and tile flooring. When you venture to the upper level, you will find three bedrooms and a full bathroom with a soaking tub. The lower level is unfinished but awaits your design and personal touch to expand the living space. The home is located across from Daily Field Park and is within walking distance or on the same block as the grocery store and public transportation. In addition, it is two blocks away from the food market and a six-minute car ride to Westside Shopping Center. Note - Some images in this listing have been virtually staged.

Key facts

• Open floor plan
• Upgraded kitchen
• Granite countertops

Tags

• UPDATED BRICK TOWNHOME
• OPEN FLOOR PLAN
• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WHITE SHAKER CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 (+5.4%/yr); 252 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/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 $761 of loan paydown is wiped out by about $3k 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 + 5.4% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 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 1945 — 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: 1.64% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.01%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (median comp): $119,677
• List price: $110,000
• Delta: -8.09%
• 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
222 N Hilton St	0.00mi	3/1.0	1,120 (0%)	1mo	$89,775	$80	99
107 N Monastery Ave	0.18mi	2/1.5 (-1)	1,080 (-4%)	2mo	$65,000	$60	77
209 Mount Holly St	0.35mi	3/2.0	1,080 (-4%)	2mo	$228,000	$211	72
119 Hilton St	0.15mi	2/2.0 (-1)	1,040 (-7%)	0mo	$211,000	$203	72
3039 Harlem Ave	0.51mi	3/1.0	1,070 (-4%)	1mo	$27,500	$26	68
300 Denison St	0.15mi	3/2.0	1,260 (+12%)	2mo	$205,000	$163	67
3302 W Franklin St	0.26mi	3/1.0	960 (-14%)	2mo	$50,000	$52	63
28 S Bernice Ave	0.33mi	3/1.0	1,280 (+14%)	1mo	$147,000	$115	60
3306 W Franklin St	0.26mi	3/2.0	960 (-14%)	1mo	$51,500	$54	59
537 Longwood St	0.51mi	4/2.0 (+1)	1,176 (+5%)	0mo	$60,000	$51	59
5 Rosedale St S	0.33mi	3/2.0	1,280 (+14%)	1mo	$110,000	$86	56
21 Culver St	0.28mi	2/2.0 (-1)	1,260 (+12%)	1mo	$210,000	$167	56

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.84×
• Total profit: $25,916
• Equity at exit: $16,401

10-year hold

• IRR: 29.9%
• Equity multiple: 4.00×
• Total profit: $92,429
• Equity at exit: $9,511

Cash invested: $30,800 (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 21229

• Rents YoY: 5.4%
• Active inventory: 252
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$577
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $616

Break-even live

Break-even rent $1,026

Max offer price $110,000

Occupancy floor 61%

Sensitivity live

Price	-10% $679	-5% $647	+0% $616	+5% $585	+10% $554
Rent	-10% $474	-5% $545	+0% $616	+5% $688	+10% $759
Rate	-1.0pp $672	-0.5pp $644	base $616	+0.5pp $588	+1.0pp $559

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	24d	1	0.07mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	24d	1	0.13mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	24d	1	0.19mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	5d	1	0.23mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	5d	1	0.24mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	44d	1	0.35mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	0.36mi
3706 W Franklin St Unit 1 Baltimore, MD	2.0	1.0	735	$1,100	$1.50	5d	1	0.41mi
709 Denison St Baltimore, MD	2.0	2.0	840	$1,630	$1.94	24d	1	0.46mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	0.47mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.51mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	44d	1	0.57mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	24d	1	0.58mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	24d	1	0.58mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	44d	1	0.59mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	44d	1	0.59mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	24d	1	0.60mi
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	44d	1	0.64mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	24d	1	0.66mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	21d	1	0.68mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	44d	1	0.72mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	44d	1	0.76mi
2 S Woodington Rd Baltimore, MD	2.0	1.0	856	$1,160	$1.36	15d	1	0.78mi
2 N Woodington Rd Baltimore, MD	1.0–2.0	1.0	738	$1,335	$1.81	3d	5	0.78mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	24d	1	0.78mi
304 Collins Ave Unit 2 Baltimore, MD	3.0	1.0	1016	$2,100	$2.07	44d	1	0.80mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	44d	1	0.82mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	44d	1	0.85mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	24d	1	0.85mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	44d	1	0.87mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	0.90mi
111 Upmanor Rd Baltimore, MD	3.0	1.5	1224	$2,163	$1.77	44d	1	0.92mi
332 S Franklintown Rd Unit 2 Baltimore, MD	2.0	1.0	776	$795	$1.02	24d	1	0.92mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	4d	1	0.94mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	44d	1	0.94mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	24d	1	0.96mi
3935 Stokes Dr #1 Baltimore, MD	2.0	1.0	1150	$1,400	$1.22	44d	1	0.99mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	44d	1	0.99mi
1307 Wildwood Pkwy Baltimore, MD	2.0	1.0	725	$1,295	$1.79	44d	1	1.00mi
4103 Mountwood Rd Baltimore, MD	3.0	2.0	1030	$1,700	$1.65	44d	1	1.00mi

Listing history 6 events

1. 2026-05-14
   status Pending 848-char remark

   Show marketing remark (848 chars)

   Welcome to this updated brick townhome in the neighborhood of Allendale. The main level is an open floor plan with new paint and hardwood flooring that flows from the living room to the dining area. The upgraded kitchen features stainless steel appliances, granite countertops, white shaker cabinetry and tile flooring. When you venture to the upper level, you will find three bedrooms and a full bathroom with a soaking tub. The lower level is unfinished but awaits your design and personal touch to expand the living space. The home is located across from Daily Field Park and is within walking distance or on the same block as the grocery store and public transportation. In addition, it is two blocks away from the food market and a six-minute car ride to Westside Shopping Center. Note - Some images in this listing have been virtually staged.

2. 2026-02-20
   price $110,000 848-char remark

   Show marketing remark (848 chars)

   Welcome to this updated brick townhome in the neighborhood of Allendale. The main level is an open floor plan with new paint and hardwood flooring that flows from the living room to the dining area. The upgraded kitchen features stainless steel appliances, granite countertops, white shaker cabinetry and tile flooring. When you venture to the upper level, you will find three bedrooms and a full bathroom with a soaking tub. The lower level is unfinished but awaits your design and personal touch to expand the living space. The home is located across from Daily Field Park and is within walking distance or on the same block as the grocery store and public transportation. In addition, it is two blocks away from the food market and a six-minute car ride to Westside Shopping Center. Note - Some images in this listing have been virtually staged.

3. 2025-10-08
   price $125,000 848-char remark

   Show marketing remark (848 chars)

   Welcome to this updated brick townhome in the neighborhood of Allendale. The main level is an open floor plan with new paint and hardwood flooring that flows from the living room to the dining area. The upgraded kitchen features stainless steel appliances, granite countertops, white shaker cabinetry and tile flooring. When you venture to the upper level, you will find three bedrooms and a full bathroom with a soaking tub. The lower level is unfinished but awaits your design and personal touch to expand the living space. The home is located across from Daily Field Park and is within walking distance or on the same block as the grocery store and public transportation. In addition, it is two blocks away from the food market and a six-minute car ride to Westside Shopping Center. Note - Some images in this listing have been virtually staged.

4. 2025-09-12
   price $135,000 848-char remark

   Show marketing remark (848 chars)

   Welcome to this updated brick townhome in the neighborhood of Allendale. The main level is an open floor plan with new paint and hardwood flooring that flows from the living room to the dining area. The upgraded kitchen features stainless steel appliances, granite countertops, white shaker cabinetry and tile flooring. When you venture to the upper level, you will find three bedrooms and a full bathroom with a soaking tub. The lower level is unfinished but awaits your design and personal touch to expand the living space. The home is located across from Daily Field Park and is within walking distance or on the same block as the grocery store and public transportation. In addition, it is two blocks away from the food market and a six-minute car ride to Westside Shopping Center. Note - Some images in this listing have been virtually staged.

5. 2025-07-31
   price $155,000 848-char remark

   Show marketing remark (848 chars)

   Welcome to this updated brick townhome in the neighborhood of Allendale. The main level is an open floor plan with new paint and hardwood flooring that flows from the living room to the dining area. The upgraded kitchen features stainless steel appliances, granite countertops, white shaker cabinetry and tile flooring. When you venture to the upper level, you will find three bedrooms and a full bathroom with a soaking tub. The lower level is unfinished but awaits your design and personal touch to expand the living space. The home is located across from Daily Field Park and is within walking distance or on the same block as the grocery store and public transportation. In addition, it is two blocks away from the food market and a six-minute car ride to Westside Shopping Center. Note - Some images in this listing have been virtually staged.

6. 2025-07-11
   listed $165,500 Active 848-char remark

   Show marketing remark (848 chars)

   Welcome to this updated brick townhome in the neighborhood of Allendale. The main level is an open floor plan with new paint and hardwood flooring that flows from the living room to the dining area. The upgraded kitchen features stainless steel appliances, granite countertops, white shaker cabinetry and tile flooring. When you venture to the upper level, you will find three bedrooms and a full bathroom with a soaking tub. The lower level is unfinished but awaits your design and personal touch to expand the living space. The home is located across from Daily Field Park and is within walking distance or on the same block as the grocery store and public transportation. In addition, it is two blocks away from the food market and a six-minute car ride to Westside Shopping Center. Note - Some images in this listing have been virtually staged.

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,256 · $188/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: $21,677
• − Mortgage interest: −$6,162
• − Property taxes: −$2,256
• − Insurance: −$550
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$3,200
• Taxable income: $6,040
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $5,946/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 (73%)
• Race & ethnicity: Black 73% White 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

-33.5% since first listed

6 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-02-20 Price Changed $110,000 BRIGHT MLS
• 2025-10-08 Price Changed $125,000 BRIGHT MLS
• 2025-09-12 Price Changed $135,000 BRIGHT MLS
• 2025-07-31 Price Changed $155,000 BRIGHT MLS
• 2025-07-11 Listed $165,500 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2025): $2,256 · +11.4% YoY. Source: county tax records.