2418 Reisterstown Rd · Baltimore, MD 21217

$75,000

3 bd · 1.0 ba · 1,632 sqft · Townhouse public records · 351 Days on market

Built 1927 1,742 sqft lot $46/sqft · 34% below area Est $114k · 34% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

POST AUCTION! Make an offer, buy it now! Deposit: $7,500. This two-story townhouse is located in the neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Coppin State University. This property is occupied. The area offers easy access to the major traffic route, W North Ave, connecting to downtown Baltimore and surrounding neighborhoods.

Key facts

• Mondawmin area
• 2 story townhouse
• Built 1927

Tags

• 2 STORY TOWNHOUSE
• MONDAWMIN AREA

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 $687 ($8k/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.
• Cap rate 17.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• At $1,736/mo this rent would consume 54% 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 $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 + 6.6% 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 351 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask is 114% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $16k; list at $75k implies a 355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1927 — 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 351 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 1927 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.31% ✓
• Cap rate: 17.28%
• Cash-on-cash: 39.23%
• DSCR: 2.75
• GRM: 3.6

CMA / ARV

• ARV (median comp): $114,028
• List price: $75,000
• Delta: -34.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 Whittier Ave	0.07mi	3/1.5	1,587 (-3%)	1mo	$80,000	$50	89
2521 Reisterstown Rd	0.11mi	3/2.0	1,578 (-3%)	3mo	$215,000	$136	83
2117 N Smallwood St	0.30mi	3/2.5	1,680 (+3%)	1mo	$192,000	$114	75
3104 Tioga Pkwy	0.49mi	3/2.0	1,640 (+0%)	3mo	$217,000	$132	70
2009 Ruxton Ave	0.43mi	4/2.0 (+1)	1,600 (-2%)	1mo	$234,000	$146	67
2402 Liberty Heights Ave	0.28mi	4/1.5 (+1)	1,800 (+10%)	4mo	$90,000	$50	60
1601 Ruxton Ave	0.71mi	3/1.0	1,568 (-4%)	1mo	$90,000	$57	60
608 Cumberland St	0.65mi	3/2.0	1,700 (+4%)	2mo	$90,000	$53	57
2326 Braddish Ave	0.64mi	3/1.5	1,500 (-8%)	2mo	$159,000	$106	53
2453 Mcculloh St	0.62mi	3/1.0	1,460 (-10%)	3mo	$99,900	$68	51
1722 N Bentalou St	0.59mi	4/2.0 (+1)	1,450 (-11%)	3mo	$245,000	$169	43
1719 Baker St	0.71mi	2/1.0 (-1)	1,400 (-14%)	2mo	$19,250	$14	36

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: 40.2%
• Equity multiple: 2.82×
• Total profit: $38,275
• Equity at exit: $11,183

10-year hold

• IRR: 48.4%
• Equity multiple: 6.68×
• Total profit: $119,222
• 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 21217

• Rents YoY: 6.6%
• Active inventory: 331
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$393
• Tax from tax record: −$261 /mo · $3,126/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $687

Break-even live

Break-even rent $867

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $729	-5% $708	+0% $687	+5% $665	+10% $644
Rent	-10% $549	-5% $618	+0% $687	+5% $755	+10% $824
Rate	-1.0pp $724	-0.5pp $706	base $687	+0.5pp $667	+1.0pp $647

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
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	18d	1	0.08mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	44d	1	0.08mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	1104	$1,400	$1.27	44d	1	0.12mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	1104	$1,650	$1.49	44d	1	0.12mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	1104	$1,400	$1.27	44d	1	0.12mi
2231 Orem Ave Baltimore, MD	3.0	1.5	1140	$1,750	$1.54	18d	1	0.13mi
2128 N Pulaski St Baltimore, MD	4.0	3.0	2166	$2,200	$1.02	44d	1	0.25mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	5d	1	0.34mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$1,141	$1.16	5d	4	0.43mi
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	2d	1	0.44mi
2910 Reisterstown Rd Baltimore, MD	1.0–3.0	1.0	950	$1,414	$1.49	15d	4	0.47mi
1515 Retreat St Baltimore, MD	3.0	2.0	1098	$1,800	$1.64	24d	1	0.48mi
1507 Retreat St Unit 1 Baltimore, MD	3.0	3.0	1098	$2,500	$2.28	44d	1	0.49mi
3104 Tioga Pkwy Baltimore, MD	3.0	2.0	1640	$2,050	$1.25	22d	1	0.50mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	24d	1	0.53mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	11d	1	0.53mi
2305 Wichita Ave Unit 1 Baltimore, MD	3.0	1.0	1950	$1,300	$0.67	24d	1	0.54mi
1806 N Mount St Baltimore, MD	3.0	3.0	1200	$1,700	$1.42	20d	1	0.54mi
1729 N Fulton Ave Baltimore, MD	3.0	2.0	1081	$1,795	$1.66	44d	1	0.55mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	5d	1	0.57mi
2449 Druid Hill Ave Baltimore, MD	2.0	1.0	1100	$1,800	$1.64	44d	1	0.59mi
2409 Francis St Baltimore, MD	3.0	1.0	1298	$1,500	$1.16	44d	1	0.59mi
2433 Druid Hill Ave Baltimore, MD	2.0	2.5	1092	$1,999	$1.83	44d	1	0.61mi
2511 Madison Ave #2 Baltimore, MD	3.0	1.0	1100	$1,650	$1.50	44d	1	0.62mi
1616 N Fulton Ave Baltimore, MD	3.0	2.0	1620	$1,795	$1.11	5d	1	0.64mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	44d	1	0.66mi
1121 Whitelock St Baltimore, MD	2.0	1.0	1180	$1,300	$1.10	44d	1	0.68mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	17d	1	0.70mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	5d	1	0.72mi
1205 Clendenin St Baltimore, MD	3.0	1.5	1560	$800	$0.51	24d	1	0.73mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	44d	1	0.74mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	15d	1	0.74mi
2339 Eutaw Pl Ste 1 Baltimore, MD	2.0	1.0	1300	$1,275	$0.98	44d	1	0.79mi
1433 N Fulton Ave Baltimore, MD	2.0	1.0	1200	$1,500	$1.25	44d	1	0.80mi
805 Brooks Ln #2 Baltimore, MD	2.0	1.0	2120	$1,500	$0.71	3d	1	0.84mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	44d	1	0.85mi
2401 Brookfield Ave Baltimore, MD	2.0–3.0	1.0–2.0	1102	$1,675	$1.52	24d	3	0.88mi
2407 Brookfield Ave Unit 4 Baltimore, MD	2.0	2.0	1300	$1,550	$1.19	44d	1	0.88mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	44d	1	0.91mi
2028 Druid Hill Ave Unit 1 Baltimore, MD	3.0	2.5	1437	$1,750	$1.22	3d	1	0.93mi

Listing history 25 events

1. 2026-06-03
   days on market $75,000 Active 351 DOM
2. 2026-06-02
   days on market $75,000 Active 350 DOM
3. 2026-06-01
   days on market $75,000 Active 349 DOM
4. 2026-05-31
   days on market $75,000 Active 348 DOM
5. 2026-03-07
   price $75,000 390-char remark

   Show marketing remark (390 chars)

   POST AUCTION! Make an offer, buy it now! Deposit: $7,500. This two-story townhouse is located in the neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Coppin State University. This property is occupied. The area offers easy access to the major traffic route, W North Ave, connecting to downtown Baltimore and surrounding neighborhoods.

6. 2026-02-03
   status Active 390-char remark

   Show marketing remark (390 chars)

   POST AUCTION! Make an offer, buy it now! Deposit: $7,500. This two-story townhouse is located in the neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Coppin State University. This property is occupied. The area offers easy access to the major traffic route, W North Ave, connecting to downtown Baltimore and surrounding neighborhoods.

7. 2026-01-31
   historical 390-char remark

   Show marketing remark (390 chars)

   POST AUCTION! Make an offer, buy it now! Deposit: $7,500. This two-story townhouse is located in the neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Coppin State University. This property is occupied. The area offers easy access to the major traffic route, W North Ave, connecting to downtown Baltimore and surrounding neighborhoods.

8. 2025-12-16
   price $35,000 390-char remark

   Show marketing remark (390 chars)

   POST AUCTION! Make an offer, buy it now! Deposit: $7,500. This two-story townhouse is located in the neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Coppin State University. This property is occupied. The area offers easy access to the major traffic route, W North Ave, connecting to downtown Baltimore and surrounding neighborhoods.

9. 2025-11-26
   price $75,000 390-char remark

   Show marketing remark (390 chars)

   POST AUCTION! Make an offer, buy it now! Deposit: $7,500. This two-story townhouse is located in the neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Coppin State University. This property is occupied. The area offers easy access to the major traffic route, W North Ave, connecting to downtown Baltimore and surrounding neighborhoods.

10. 2025-10-06
    status Active 390-char remark

    Show marketing remark (390 chars)

    POST AUCTION! Make an offer, buy it now! Deposit: $7,500. This two-story townhouse is located in the neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Coppin State University. This property is occupied. The area offers easy access to the major traffic route, W North Ave, connecting to downtown Baltimore and surrounding neighborhoods.

11. 2025-10-02
    historical 390-char remark

    Show marketing remark (390 chars)

    POST AUCTION! Make an offer, buy it now! Deposit: $7,500. This two-story townhouse is located in the neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Coppin State University. This property is occupied. The area offers easy access to the major traffic route, W North Ave, connecting to downtown Baltimore and surrounding neighborhoods.

12. 2025-06-10
    listed $35,000 Active 390-char remark

    Show marketing remark (390 chars)

    POST AUCTION! Make an offer, buy it now! Deposit: $7,500. This two-story townhouse is located in the neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Coppin State University. This property is occupied. The area offers easy access to the major traffic route, W North Ave, connecting to downtown Baltimore and surrounding neighborhoods.

13. 2018-01-18
    historical Temporarily Off-Market
14. 2017-12-23
    price
15. 2017-12-23
    status Active
16. 2017-12-22
    historical Temporarily Off-Market
17. 2017-12-21
    price
18. 2017-08-18
    listed Active
19. 2017-08-18
    listed $37,000 Active
20. 2017-01-03
    soldstatus $16,500
21. 2017-01-03
    soldstatus $16,500 Sold
22. 2016-11-21
    status Contract
23. 2016-09-28
    listed $10,000 Active
24. 2006-09-11
    soldstatus $40,000
25. 1991-03-15
    soldstatus $10,000

ⓘ 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: $3,126 · $261/mo
• Projected year-2 tax: $3,126 · $261/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: $20,835
• − Mortgage interest: −$4,201
• − Property taxes: −$3,126
• − Insurance: −$375
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$2,182
• Taxable income: $7,617
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $6,411/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

+650.0% since first listed

21 events — show timeline

• 2026-03-07 Price Changed $75,000 BRIGHT MLS
• 2026-02-03 Relisted — BRIGHT MLS
• 2026-01-31 Listing Removed — BRIGHT MLS
• 2025-12-16 Price Changed $35,000 BRIGHT MLS
• 2025-11-26 Price Changed $75,000 BRIGHT MLS
• 2025-10-06 Relisted — BRIGHT MLS
• 2025-10-02 Listing Removed — BRIGHT MLS
• 2025-06-10 Listed $35,000 BRIGHT MLS
• 2018-01-18 Delisted — MRIS
• 2017-12-23 Price Changed — MRIS
• 2017-12-23 Relisted — MRIS
• 2017-12-22 Delisted — MRIS
• 2017-12-21 Price Changed — MRIS
• 2017-08-18 Listed — MRIS
• 2017-08-18 Listed $37,000 BRIGHT MLS
• 2017-01-03 Sold (MLS) $16,500 MRIS
• 2017-01-03 Sold (MLS) $16,500 BRIGHT MLS
• 2016-11-21 Pending — MRIS
• 2016-09-28 Listed $10,000 MRIS
• 2006-09-11 Sold (Public Records) $40,000 Public Records
• 1991-03-15 Sold (Public Records) $10,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,126 · +10.0% YoY. Source: county tax records.