808 Winston Ave · Baltimore, MD 21212

$298,500

5 bd · 1.0 ba · 1,808 sqft · SingleFamily public records · 60 Days on market

Built 1920 7,627 sqft lot $165/sqft · at area comps Est $349k · 14% under

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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 +18.1/30.0
• ARV discount +14.0/15.0
• DSCR +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modernized Urban Living at 808 Winston Ave : Experience the perfect blend of classic Baltimore charm and contemporary design in this fully renovated single-family home. Originally built in 1920, this property has been transformed to meet modern needs, offering a rare 4-bedroom, 4-bathroom configuration in the Winston-Govans neighborhood . Key Property Highlights: Open Concept Layout: The main level features a seamless open floor plan, perfect for entertaining and everyday living. Four Spacious Bedrooms: Ample room for family, guests, or a dedicated home office. Four Modern Bathrooms: Enjoy the convenience of multiple updated bathrooms, a significant upgrade from the original single-bath layout . 3rd level Bonus Room: A versatile extra space that can serve as a playroom, media center, or additional lounge. Generous Living Space: Approximately 2100 square feet of interior living area . Outdoor Space: Situated on a 7,627 square foot lot, providing a sizable yard for outdoor activities .

Key facts

• Outdoor space
• Open concept layout
• 3rd level bonus room

Tags

• OPEN CONCEPT LAYOUT
• 3RD LEVEL BONUS ROOM
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (14.6% below list).
• Recommended offer: $255k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 6.0% in Baltimore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 135 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 32% of the median local income ($97k/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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 60 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $32k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $298k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $254,892 (14.6% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.85% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (median comp): $348,787
• List price: $298,500
• Delta: -14.42%
• 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
5110 Kenilworth Ave	0.21mi	4/3.0 (-1)	1,850 (+2%)	7mo	$305,000	$165	68
5302 The Alameda	0.35mi	4/3.0 (-1)	1,825 (+1%)	10mo	$330,500	$181	61
4907 Crowson Ave	0.36mi	4/1.5 (-1)	1,726 (-4%)	12mo	$375,000	$217	59
619 Harwood Ave	0.51mi	4/2.5 (-1)	1,800 (-0%)	8mo	$340,000	$189	57
5304 Kenilworth Ave	0.31mi	4/3.0 (-1)	1,765 (-2%)	14mo	$360,000	$204	57
4801 The Alameda	0.38mi	5/3.5	1,646 (-9%)	2mo	$120,000	$73	55
4921 Alhambra Ave	0.13mi	6/5.0 (+1)	1,780 (-2%)	19mo	$394,996	$222	55
509 Mccabe Ave	0.28mi	6/4.5 (+1)	1,920 (+6%)	5mo	$385,000	$201	54
900 E 41st St	0.69mi	5/2.5	1,794 (-1%)	12mo	$284,900	$159	50
5315 Midwood Ave	0.29mi	4/3.0 (-1)	2,070 (+14%)	1mo	$359,900	$174	49
5728 Govane Ave	0.72mi	4/2.0 (-1)	1,624 (-10%)	2mo	$247,000	$152	39
320 Tunbridge Rd	0.71mi	4/2.5 (-1)	1,960 (+8%)	11mo	$499,000	$255	32

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-27,592
• Equity at exit: $44,507

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $15,021
• Equity at exit: $25,809

Cash invested: $83,580 (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: 135
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$1,565
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $261

Break-even live

Break-even rent $2,218

Max offer price $298,500

Occupancy floor 85%

Sensitivity live

Price	-10% $430	-5% $346	+0% $261	+5% $177	+10% $92
Rent	-10% $60	-5% $160	+0% $261	+5% $362	+10% $462
Rate	-1.0pp $411	-0.5pp $337	base $261	+0.5pp $184	+1.0pp $105

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: $74,625
• Closing costs: $8,955
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Winston Ave Baltimore, MD	4.0	2.0	1600	$2,800	$1.75	21d	1	0.26mi
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	21d	1	0.43mi
706 E 43rd St Baltimore, MD	4.0	1.5	1596	$1,899	$1.19	3d	1	0.55mi
513 E 41st St Baltimore, MD	4.0	1.5	1620	$1,900	$1.17	45d	1	0.78mi
1545 E Cold Spring Ln Baltimore, MD	4.0	2.0	1240	$2,000	$1.61	45d	1	0.82mi
6008 Clearspring Rd Baltimore, MD	4.0	2.5	1758	$3,600	$2.05	25d	1	1.16mi
1915 Hillenwood Rd Baltimore, MD	5.0	2.0	2199	$3,200	$1.46	5d	1	1.26mi
506 Cedarcroft Rd Baltimore, MD	5.0	3.0	1695	$3,100	$1.83	12d	1	1.27mi
6159 Parkway Dr Apt 1 Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	25d	1	1.33mi
6159 Parkway Dr Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	23d	1	1.33mi
2028 Hillenwood Rd Baltimore, MD	4.0	2.0	1820	$2,100	$1.15	23d	1	1.36mi
6189 Northwood Dr Baltimore, MD	4.0	2.0	1400	$2,200	$1.57	45d	1	1.39mi
1908 E Belvedere Ave Baltimore, MD	4.0	2.0	1425	$1,950	$1.37	21d	1	1.39mi
3421 University Pl Baltimore, MD	5.0	2.0	1960	$3,500	$1.79	25d	1	1.42mi

Listing history 21 events

1. 2026-06-21
   days on market $298,500 Active 60 DOM
2. 2026-06-18
   days on market $298,500 Active 57 DOM
3. 2026-06-17
   days on market $298,500 Active 56 DOM
4. 2026-06-16
   days on market $298,500 Active 55 DOM
5. 2026-06-15
   days on market $298,500 Active 54 DOM
6. 2026-06-13
   days on market $298,500 Active 52 DOM
7. 2026-06-09
   days on market $298,500 Active 48 DOM
8. 2026-06-08
   days on market $298,500 Active 47 DOM
9. 2026-06-07
   days on market $298,500 Active 46 DOM
10. 2026-06-04
    days on market $298,500 Active 43 DOM
11. 2026-06-03
    days on market $298,500 Active 42 DOM
12. 2026-06-02
    pricedays on market $298,500 Active 41 DOM
13. 2026-06-01
    days on market $330,000 Active 40 DOM
14. 2026-05-31
    days on market $330,000 Active 39 DOM
15. 2026-04-29
    status Active 1005-char remark

    Show marketing remark (1005 chars)

    Modernized Urban Living at 808 Winston Ave : Experience the perfect blend of classic Baltimore charm and contemporary design in this fully renovated single-family home. Originally built in 1920, this property has been transformed to meet modern needs, offering a rare 4-bedroom, 4-bathroom configuration in the Winston-Govans neighborhood . Key Property Highlights: Open Concept Layout: The main level features a seamless open floor plan, perfect for entertaining and everyday living. Four Spacious Bedrooms: Ample room for family, guests, or a dedicated home office. Four Modern Bathrooms: Enjoy the convenience of multiple updated bathrooms, a significant upgrade from the original single-bath layout . 3rd level Bonus Room: A versatile extra space that can serve as a playroom, media center, or additional lounge. Generous Living Space: Approximately 2100 square feet of interior living area . Outdoor Space: Situated on a 7,627 square foot lot, providing a sizable yard for outdoor activities .

16. 2026-04-23
    status Pending 1005-char remark

    Show marketing remark (1005 chars)

    Modernized Urban Living at 808 Winston Ave : Experience the perfect blend of classic Baltimore charm and contemporary design in this fully renovated single-family home. Originally built in 1920, this property has been transformed to meet modern needs, offering a rare 4-bedroom, 4-bathroom configuration in the Winston-Govans neighborhood . Key Property Highlights: Open Concept Layout: The main level features a seamless open floor plan, perfect for entertaining and everyday living. Four Spacious Bedrooms: Ample room for family, guests, or a dedicated home office. Four Modern Bathrooms: Enjoy the convenience of multiple updated bathrooms, a significant upgrade from the original single-bath layout . 3rd level Bonus Room: A versatile extra space that can serve as a playroom, media center, or additional lounge. Generous Living Space: Approximately 2100 square feet of interior living area . Outdoor Space: Situated on a 7,627 square foot lot, providing a sizable yard for outdoor activities .

17. 2026-04-16
    listed $330,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Modernized Urban Living at 808 Winston Ave : Experience the perfect blend of classic Baltimore charm and contemporary design in this fully renovated single-family home. Originally built in 1920, this property has been transformed to meet modern needs, offering a rare 4-bedroom, 4-bathroom configuration in the Winston-Govans neighborhood . Key Property Highlights: Open Concept Layout: The main level features a seamless open floor plan, perfect for entertaining and everyday living. Four Spacious Bedrooms: Ample room for family, guests, or a dedicated home office. Four Modern Bathrooms: Enjoy the convenience of multiple updated bathrooms, a significant upgrade from the original single-bath layout . 3rd level Bonus Room: A versatile extra space that can serve as a playroom, media center, or additional lounge. Generous Living Space: Approximately 2100 square feet of interior living area . Outdoor Space: Situated on a 7,627 square foot lot, providing a sizable yard for outdoor activities .

18. 2023-08-04
    soldstatus $55,800
19. 2003-05-30
    soldstatus $44,000
20. 2003-04-15
    historical
21. 2002-11-27
    listed $44,900

ⓘ 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: $754 · $63/mo
• Projected year-2 tax: $2,004 · $167/mo
• Expected delta: +$1,250/yr (+$104/mo · 165.8%)

ⓘ 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 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,587
• − Mortgage interest: −$16,721
• − Property taxes: −$754
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$8,684
• Taxable loss: −$1,958
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $3,603/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

+635.0% since first listed

7 events — show timeline

• 2026-04-29 Relisted — BRIGHT MLS
• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-16 Listed $330,000 BRIGHT MLS
• 2023-08-04 Sold (Public Records) $55,800 Public Records
• 2003-05-30 Sold (MLS) $44,000 MRIS
• 2003-04-15 Delisted — MRIS
• 2002-11-27 Listed $44,900 MRIS

Property tax history

-9.5%/yr

Latest (2025): $754 · +3.2% YoY. Source: county tax records.