4002 6th St · Brooklyn Park, MD 21225

$162,500

3 bd · 1.0 ba · 977 sqft · Townhouse public records · 18 Days on market

Built 1942 $166/sqft · 12% above area Est $145k · 12% 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * ESTATE SALE * * * Priced to sell. Home has good bones. Roof 6 yrs old, newer windows, covered front & back porches. Mechanicals working, need upgrades. Original hardwood floors thru out will shine when refinished. Parking Pad in rear. FHA 203K, cash, conventional financing. Minutes to downtown, Harbour Hospital, schools, shopping. Sold AS IS - insp for info only. Fix me up and call me home.

Key facts

• New front steps
• Rear parking pad
• Water heater

Tags

• REAR PARKING PAD
• NEW FRONT STEPS
• WATER HEATER
• QUICK ACCESS TO I-95
• QUICK ACCESS TO I-695

Property features AI

Exterior

• Parking: Two driveway spaces; Off-street and on-street parking (total 2 garage/parking spaces)
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse
• Construction: Brick construction; Brick/mortar foundation; Double-pane windows with screens and skylights
• Exterior features: Porch(es); Sidewalks; Street lights; Rear fencing

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Two bedrooms on the upper level; One bedroom on the lower level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Radiator heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Traditional floor plan; Kitchen with table space; Storm door
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $162k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $160k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.4% in Brooklyn Park — 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 77/100 on livability (#81 in MD, #3,091 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime F, amenities 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 (+4.1%/yr); 165 active listings in the ZIP; 21 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 41% of the median local income ($54k/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 $5k 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 + 4.1% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $15k; list at $162k implies a 983% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $160,062 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $144,953
• List price: $162,500
• Delta: 12.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4132 Doris Ave	0.16mi	3/1.5	992 (+2%)	1mo	$215,000	$217	87
4144 Townsend Ave	0.22mi	3/1.5	992 (+2%)	3mo	$90,100	$91	83
3948 Brooklyn Ave	0.07mi	3/1.5	1,080 (+10%)	0mo	$90,000	$83	77
3916 2nd St	0.41mi	3/2.0	1,024 (+5%)	2mo	$247,000	$241	67
3731 10th St	0.41mi	2/1.0 (-1)	1,041 (+7%)	3mo	$125,000	$120	63
3712 8th St	0.24mi	2/1.5 (-1)	1,088 (+11%)	0mo	$60,000	$55	63
4009 8th St	0.14mi	2/2.5 (-1)	1,088 (+11%)	2mo	$223,000	$205	62
916 Jack St	0.27mi	3/1.5	1,116 (+14%)	1mo	$145,000	$130	61
814 Jack St	0.19mi	4/2.0 (+1)	1,116 (+14%)	1mo	$140,000	$125	58
3507 4th St	0.50mi	2/1.0 (-1)	1,102 (+13%)	2mo	$50,000	$45	49
28 Talbott St	0.56mi	3/1.0	1,120 (+15%)	2mo	$80,000	$71	48
5333 Wasena Ave	0.66mi	3/1.5	856 (-12%)	1mo	$215,000	$251	46

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,424
• Equity at exit: $24,229

10-year hold

• IRR: 12.0%
• Equity multiple: 1.99×
• Total profit: $45,032
• Equity at exit: $14,050

Cash invested: $45,500 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 21225

• Home prices YoY: -31.9%
• Rents YoY: 4.1%
• Active inventory: 165
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$852
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $420

Break-even live

Break-even rent $1,329

Max offer price $162,500

Occupancy floor 72%

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3840 8th St Brooklyn, MD	3.0	1.5	1088	$1,606	$1.48	4d	1	0.15mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	20d	1	0.16mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	24d	1	0.16mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	4d	1	0.16mi
4206 Audrey Ave Brooklyn, MD	2.0	2.0	1104	$1,275	$1.15	44d	1	0.17mi
4206 Audrey Ave Brooklyn, MD	3.0	3.0	1104	$1,950	$1.77	24d	1	0.17mi
4400 4th St Unit BASEMENT Baltimore, MD	2.0	1.0	925	$1,350	$1.46	44d	1	0.30mi
4207 3rd St Unit 3 Brooklyn, MD	2.0	1.0	850	$1,595	$1.88	5d	1	0.33mi
3826 10th St Unit Entire House Baltimore, MD	3.0	2.0	1110	$2,400	$2.16	24d	1	0.36mi
3528 6th St Brooklyn, MD	2.0	2.5	1060	$1,500	$1.42	18d	1	0.41mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	18d	1	0.50mi
1049 E Patapsco Ave Unit a Baltimore, MD	2.0	1.0	748	$1,257	$1.68	44d	1	0.53mi
5215 Wasena Ave Brooklyn, MD	3.0	1.0	1030	$1,650	$1.60	44d	1	0.54mi
1 Ballman Ct Unit 2 Baltimore, MD	2.0	1.0	700	$1,250	$1.79	44d	1	0.58mi
5227 Patrick Henry Dr Brooklyn, MD	2.0	1.0	736	$1,326	$1.80	22d	1	0.60mi
1305 E Patapsco Ave Brooklyn, MD	3.0	1.5	930	$1,650	$1.77	4d	1	0.64mi
1353 Cambria St Brooklyn, MD	3.0	2.0	986	$1,600	$1.62	18d	1	0.69mi
217 W Edgevale Rd Brooklyn, MD	3.0	1.5	992	$1,800	$1.81	24d	1	0.73mi
4216 Prudence St Curtis Bay, MD	4.0	3.0	1116	$2,100	$1.88	44d	1	0.75mi
90 Hammonds Ln Brooklyn Park, MD	1.0–2.0	1.0–2.0	757	$1,964	$2.59	2d	4	1.29mi
511 Seagull Ave Brooklyn, MD	2.0	1.0	756	$1,550	$2.05	24d	1	1.33mi

Listing history 17 events

1. 2026-05-09
   status Active 645-char remark
2. 2026-05-06
   historical 645-char remark
3. 2026-05-06
   listed $162,500 Active 645-char remark
4. 2026-03-31
   historical
5. 2026-03-18
   price $169,500
6. 2026-01-29
   status Active
7. 2025-10-22
   historical
8. 2025-10-10
   listed $174,000 Active
9. 2025-10-02
   historical
10. 2012-06-01
    soldstatus $15,000

    Show marketing remark (410 chars)

    * * * ESTATE SALE * * * Priced to sell. Home has good bones. Roof 6 yrs old, newer windows, covered front & back porches. Mechanicals working, need upgrades. Original hardwood floors thru out will shine when refinished. Parking Pad in rear. FHA 203K, cash, conventional financing. Minutes to downtown, Harbour Hospital, schools, shopping. Sold AS IS - insp for info only. Fix me up and call me home.

11. 2012-06-01
    soldstatus $15,000 Sold

    Show marketing remark (410 chars)

    * * * ESTATE SALE * * * Priced to sell. Home has good bones. Roof 6 yrs old, newer windows, covered front & back porches. Mechanicals working, need upgrades. Original hardwood floors thru out will shine when refinished. Parking Pad in rear. FHA 203K, cash, conventional financing. Minutes to downtown, Harbour Hospital, schools, shopping. Sold AS IS - insp for info only. Fix me up and call me home.

12. 2012-05-19
    status Contract

    Show marketing remark (410 chars)

    * * * ESTATE SALE * * * Priced to sell. Home has good bones. Roof 6 yrs old, newer windows, covered front & back porches. Mechanicals working, need upgrades. Original hardwood floors thru out will shine when refinished. Parking Pad in rear. FHA 203K, cash, conventional financing. Minutes to downtown, Harbour Hospital, schools, shopping. Sold AS IS - insp for info only. Fix me up and call me home.

13. 2012-05-18
    historical
14. 2012-04-25
    price $30,000

    Show marketing remark (410 chars)

    * * * ESTATE SALE * * * Priced to sell. Home has good bones. Roof 6 yrs old, newer windows, covered front & back porches. Mechanicals working, need upgrades. Original hardwood floors thru out will shine when refinished. Parking Pad in rear. FHA 203K, cash, conventional financing. Minutes to downtown, Harbour Hospital, schools, shopping. Sold AS IS - insp for info only. Fix me up and call me home.

15. 2012-04-03
    price $38,000

    Show marketing remark (410 chars)

    * * * ESTATE SALE * * * Priced to sell. Home has good bones. Roof 6 yrs old, newer windows, covered front & back porches. Mechanicals working, need upgrades. Original hardwood floors thru out will shine when refinished. Parking Pad in rear. FHA 203K, cash, conventional financing. Minutes to downtown, Harbour Hospital, schools, shopping. Sold AS IS - insp for info only. Fix me up and call me home.

16. 2012-01-26
    listed $40,000 Active

    Show marketing remark (410 chars)

    * * * ESTATE SALE * * * Priced to sell. Home has good bones. Roof 6 yrs old, newer windows, covered front & back porches. Mechanicals working, need upgrades. Original hardwood floors thru out will shine when refinished. Parking Pad in rear. FHA 203K, cash, conventional financing. Minutes to downtown, Harbour Hospital, schools, shopping. Sold AS IS - insp for info only. Fix me up and call me home.

17. 2012-01-26
    listed $30,000

    Show marketing remark (410 chars)

    * * * ESTATE SALE * * * Priced to sell. Home has good bones. Roof 6 yrs old, newer windows, covered front & back porches. Mechanicals working, need upgrades. Original hardwood floors thru out will shine when refinished. Parking Pad in rear. FHA 203K, cash, conventional financing. Minutes to downtown, Harbour Hospital, schools, shopping. Sold AS IS - insp for info only. Fix me up and call me home.

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,666 · $139/mo
• Expected delta: +$105/yr (+$9/mo · 6.7%)

ⓘ 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 ≥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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,324
• − Mortgage interest: −$9,103
• − Property taxes: −$1,561
• − Insurance: −$812
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$4,727
• Taxable income: $2,549
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $4,425/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 — Brooklyn Park

• Score: 77/100
• State rank: #81
• US rank: #3091

Category grades

Amenities F Commute A+ Cost of living B- Crime F Employment B+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baltimore, MD
• County: Anne Arundel County · 535,653 people
• City population: 34,062
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 34,062
• Household income: $54,020
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1440.0

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 0.68)
• Race & ethnicity: Black 42% White 32% Hispanic / Latino 20% Two or more races 8% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% 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: ▼ -119.44%
• Current HPI: 254.5089
• Rent YoY: ▲ 4.08%
• 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

+441.7% since first listed

18 events — show timeline

• 2026-05-28 Listing Removed — BRIGHT MLS
• 2026-05-09 Relisted — BRIGHT MLS
• 2026-05-06 Listed $162,500 BRIGHT MLS
• 2026-05-06 Listing Removed — BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-03-18 Price Changed $169,500 BRIGHT MLS
• 2026-01-29 Relisted — BRIGHT MLS
• 2025-10-22 Listing Removed — BRIGHT MLS
• 2025-10-10 Listed $174,000 BRIGHT MLS
• 2025-10-02 Coming Soon — BRIGHT MLS
• 2012-06-01 Sold (MLS) $15,000 BRIGHT MLS
• 2012-06-01 Sold (MLS) $15,000 MRIS
• 2012-05-19 Pending — MRIS
• 2012-05-18 Listing Removed — BRIGHT MLS
• 2012-04-25 Price Changed $30,000 MRIS
• 2012-04-03 Price Changed $38,000 MRIS
• 2012-01-26 Listed $40,000 MRIS
• 2012-01-26 Listed $30,000 BRIGHT MLS

Property tax history

-0.9%/yr

Latest (2025): $1,561 · +5.1% YoY. Source: county tax records.