1610 Marshall St · Baltimore, MD 21230

$219,500

2 bd · 2.5 ba · 864 sqft · Townhouse public records · 9 Days on market

Built 1875 Est $196k · 12% over

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Why this score? — see what drove the D- 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 +15.2/30.0
• 1% rule +5.1/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +2.1/15.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

OFFER DEADLINE SET FOR AFTER THE HOLIDAY SO EVERYONE CAN SEE THE HOME AND ENJOY THE HOLIDAY WEEKEND - DEADLINE SET FOR 6PM ON TUESDAY MAY 26th! Welcome to 1610 Marshall Street, a charming Baltimore row home full of character and warmth. This inviting home features original hardwood floors, exposed ceiling beams, formal living and dining spaces, and great natural light throughout. Just off the kitchen, a sun room provides flexible bonus space perfect for a home office, reading nook, or morning coffee. Upstairs, you’ll find two well-sized bedrooms and a shared full bath featuring a classic claw foot soaking tub and separate walk-in shower. Outdoor spaces are a true bonus, with both a re

Key facts

• Clawfoot soaking tub
• Sunroom
• Walk-in shower

Tags

• ORIGINAL HARDWOOD FLOORS
• EXPOSED CEILING BEAMS
• SUNROOM
• CLAWFOOT SOAKING TUB
• WALK-IN SHOWER
• REAR PATIO

Property features AI

Finance

• Other: Total below-grade area: 312; Above-grade finished area estimated at 864; Unfinished below-grade area: 312; Year built source: Assessor
• Financial info: Ownership interest: Ground rent
• HOA & community: Ground rent payable annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating
• Home design: Interior townhouse / rowhouse; In city limits (Baltimore City)
• Construction: Brick construction; Slab foundation
• Exterior features: Roof deck; Deck(s); Fully fenced

Interior

• Kitchen: Stainless steel appliances; Gas oven/range; Refrigerator; Dishwasher
• Bedrooms: Two bedrooms on the first upper level; Bedroom 1; Bedroom 2
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: One full bathroom (all upper levels); Full bath with walk-in/shower
• Heating & cooling: Forced air heating; Electric cooling (other type)
• Interior features: Soaking tub; Stall shower / walk-in shower; Dining area; Traditional floor plan; Kitchen eat-in; Brick walls/ceilings; Wood floors
• Laundry & utility: Washer and dryer; Laundry located on lower floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $75 ($898/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

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 soft (-1.0%/yr); 362 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2k of loan paydown is wiped out by about $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $158k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1875 — 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 $219,500

Questions for the listing agent

1. Built in 1875 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $196,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1617 Race St	0.21mi	2/1.5	860 (-0%)	2mo	$265,000	$308	83
1601 Marshall St	0.02mi	2/2.0	936 (+8%)	2mo	$256,000	$274	82
1622 Patapsco St	0.04mi	2/1.0	912 (+6%)	3mo	$164,300	$180	81
1720 Byrd St	0.11mi	2/1.5	960 (+11%)	2mo	$275,000	$286	71
1526 S Hanover St	0.17mi	2/1.5	960 (+11%)	2mo	$185,000	$193	68
911 S Charles St #403	0.53mi	2/2.0	905 (+5%)	1mo	$200,000	$221	64
122 Burnett St	0.31mi	2/2.5	984 (+14%)	1mo	$310,000	$315	61
608 E Fort Ave	0.43mi	2/2.0	786 (-9%)	2mo	$255,000	$324	61
30 E Hamburg St	0.49mi	2/1.0	924 (+7%)	1mo	$210,000	$227	59
100 Harborview Dr #1208	0.63mi	1/1.0 (-1)	856 (-1%)	0mo	$165,000	$193	58
731 S Hanover St Unit R2	0.64mi	2/1.0	800 (-7%)	0mo	$180,000	$225	52
23 Pierside Dr #311	0.58mi	1/1.0 (-1)	775 (-10%)	3mo	$125,000	$161	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.40×
• Total profit: $-37,171
• Equity at exit: $32,728

10-year hold

• IRR: -17.8%
• Equity multiple: 0.17×
• Total profit: $-50,815
• Equity at exit: $18,978

Cash invested: $61,460 (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 21230

• Rents YoY: -1.0%
• Active inventory: 362
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$435 /mo · $5,217/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $75

Break-even live

Break-even rent $2,123

Max offer price $219,500

Occupancy floor 92%

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 E Heath St Baltimore, MD	2.0	1.5	858	$1,800	$2.10	11d	1	0.05mi
1710 Marshall St Baltimore, MD	2.0	1.0	1110	$2,500	$2.25	43d	1	0.07mi
1700 S Charles St Baltimore, MD	1.0	1.0	600	$1,300	$2.17	43d	1	0.08mi
1702 Light St Unit 302 Baltimore, MD	2.0	2.0	735	$2,300	$3.13	17d	1	0.08mi
1625 Olive St Baltimore, MD	2.0	2.0	672	$2,500	$3.72	43d	1	0.08mi
1705 Olive St Baltimore, MD	2.0	2.0	648	$2,500	$3.86	20d	1	0.10mi
1601 S Hanover St Apt 1R Baltimore, MD	2.0	1.0	900	$1,600	$1.78	2d	1	0.11mi
1503 S Charles St Unit 2 Baltimore, MD	2.0	2.0	1100	$2,375	$2.16	43d	1	0.11mi
1516 Clarkson St Baltimore, MD	2.0	1.5	1050	$1,795	$1.71	24d	1	0.19mi
111 W Heath St Baltimore, MD	2.0	1.0–2.5	1263	$2,850	$2.26	3d	7	0.19mi
1412 Light St Unit 2 Baltimore, MD	1.0	1.0	800	$1,700	$2.12	2d	1	0.20mi
1900 S Hanover St Baltimore, MD	3.0	1.0–2.0	875	$3,119	$3.56	1d	66	0.22mi
1403 Race St Baltimore, MD	3.0	3.0	1008	$2,200	$2.18	43d	1	0.25mi
103 E Wells St Baltimore, MD	1.0–2.0	1.0	1008	$2,415	$2.39	2d	11	0.26mi
1312 S Hanover St Apt 3 Baltimore, MD	2.0	1.0	750	$2,200	$2.93	43d	1	0.27mi
1290 Battery Ave Baltimore, MD	2.0	2.5	968	$2,900	$3.00	24d	1	0.30mi
126 Burnett St Baltimore, MD	2.0	2.5	984	$2,200	$2.24	24d	1	0.30mi
1201 S Charles St Baltimore, MD	2.0–3.0	2.0	1341	$2,200	$1.64	4d	4	0.32mi
1211 Light St Baltimore, MD	2.0	2.0	921	$2,172	$2.36	24d	1	0.32mi
1265 Riverside Ave Unit 1st Floor Baltimore, MD	1.0	1.0	700	$1,350	$1.93	24d	1	0.35mi
1125 Light St Baltimore, MD	1.0	1.0	800	$1,300	$1.62	24d	1	0.37mi
101 W Cross St Baltimore, MD	2.0	1.0–2.0	937	$3,332	$3.55	1d	23	0.41mi
1111 Light St Baltimore, MD	2.0	1.0–2.0	982	$2,449	$2.49	4d	13	0.43mi
1026 Patapsco St Baltimore, MD	2.0	2.0	1008	$2,100	$2.08	24d	1	0.45mi
1001 Light St Fl -2 Baltimore, MD	1.0	1.0	861	$1,350	$1.57	24d	1	0.50mi
1001 Light St Fl -3 Baltimore, MD	2.0	1.0	861	$1,350	$1.57	24d	1	0.50mi
400 E Cross St Baltimore, MD	1.0	1.0	900	$1,400	$1.56	24d	1	0.50mi
250 Mission Blvd Baltimore, MD	2.0	1.0–2.0	790	$3,406	$4.31	1d	21	0.50mi
1110 Key Hwy Baltimore, MD	1.0–2.0	1.0–2.5	1197	$3,696	$3.09	1d	33	0.52mi
910 S Charles St Unit B Baltimore, MD	2.0	1.0	700	$1,700	$2.43	17d	1	0.54mi
803 E Fort Ave Unit 1 Baltimore, MD	2.0	1.0	1100	$2,300	$2.09	4d	1	0.56mi
2450 Rye St Baltimore, MD	2.0	1.0–2.0	926	$3,789	$4.09	1d	31	0.56mi
301 Warren Ave Baltimore, MD	1.0–3.0	1.0–2.5	1533	$2,896	$1.89	1d	9	0.57mi
23 Pierside Dr Baltimore, MD	1.0–2.0	1.0–2.0	975	$3,050	$3.13	44d	1	0.57mi
23 Pierside Dr Baltimore, MD	1.0–2.0	1.0–2.0	985	$3,050	$3.10	16d	3	0.57mi
1 E Montgomery St Unit 7 Baltimore, MD	1.0	1.0	535	$1,950	$3.64	43d	1	0.61mi
2500 Insulator Dr Baltimore, MD	3.0	1.0–2.0	988	$3,816	$3.86	2d	152	0.62mi
900 E Fort Ave Baltimore, MD	2.0	1.0–2.0	836	$3,684	$4.40	2d	18	0.68mi
611 S Charles St Baltimore, MD	2.0	1.0–2.0	823	$2,905	$3.53	1d	8	0.71mi
3 Andrew Pl Unit R98 Baltimore, MD	2.0	2.0	975	$2,100	$2.15	12d	1	0.84mi

Listing history 9 events

1. 2026-05-18
   listed $219,500 Active
2. 2003-10-03
   soldstatus $157,500
3. 2003-10-03
   soldstatus $157,500
4. 2003-07-09
   soldstatus $157,500
5. 2003-06-03
   historical
6. 2003-05-09
   listed $157,500
7. 2003-05-09
   historical
8. 2003-02-04
   listed
9. 2002-03-12
   soldstatus $130,000

ⓘ 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: $5,217 · $435/mo
• Projected year-2 tax: $5,217 · $435/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 8/10 Severe 7 d/yr ≥102°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: $26,615
• − Mortgage interest: −$12,295
• − Property taxes: −$5,217
• − Insurance: −$1,098
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$6,385
• Taxable loss: −$2,639
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,531/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): 32,977
• Household income: $91,842
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1463.0

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 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 13% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -311.43%
• Current HPI: 284.338
• Rent YoY: ▼ -1.00%
• 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

+68.8% since first listed

9 events — show timeline

• 2026-05-18 Listed $219,500 BRIGHT MLS
• 2003-10-03 Sold (Public Records) $157,500 Public Records
• 2003-10-03 Sold (Public Records) $157,500 Public Records
• 2003-07-09 Sold (MLS) $157,500 MRIS
• 2003-06-03 Delisted — MRIS
• 2003-05-09 Delisted — MRIS
• 2003-05-09 Listed $157,500 MRIS
• 2003-02-04 Listed — MRIS
• 2002-03-12 Sold (Public Records) $130,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $5,217 · +3.0% YoY. Source: county tax records.