3616 Roberts Pl · Baltimore, MD 21224

$165,000

3 bd · 1.0 ba · 1,104 sqft · Townhouse public records · 30 Days on market

Built 1925 1,275 sqft lot $149/sqft · 65% above area

---

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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

All brick Federal style, new renovated rowhome in Highlandtown boasts parking in the rear and an iconic covered front porch. Step inside to find a living room with hardwoods, crown moldings, double windows, and a dining room opening to the kitchen. The kitchen raised panel wood cabinetry, ample counter space, and a back door stepping to an elevated porch overlooking a patio and rear parking pad. Lower level offers a partially finished rec area, a full bath, a laundry area, and extra storage. Fresh Painted the whole house, Added additional room the ins basement, Newer Washer and dryer, Newer kitchen floor, Newer Windows. Enjoy city living in a community convenient to Pulaski Highway, downtow

Key facts

• Covered front porch
• Laundry area
• Extra storage

Tags

• COVERED FRONT PORCH
• ELEVATED PORCH
• PARTIALLY FINISHED REC AREA
• LAUNDRY AREA
• EXTRA STORAGE

Property features AI

Finance

• Other: Not in a federal flood zone; Vacation rental eligible

Exterior

• Parking: Concrete driveway; Off-street parking and on-street parking available
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating; Electric cooling
• Home design: Interior townhouse/rowhouse; Flat roof; Facing within city limits (urban Baltimore); Fee simple ownership; Major remodel/renovation effective 2025
• Construction: Brick construction; Brick/mortar foundation; Sliding and vinyl-clad windows; Above-grade and below-grade structural elements; Basement present (other type)
• Exterior features: Porch(es); Exterior lighting; Satellite dish; Sidewalks; Chain link rear fencing; Front yard; No thru street

Interior

• Kitchen: Gas oven/range; Built-in microwave; Stainless steel appliances; Refrigerator; Exhaust fan
• Bedrooms: Three bedrooms on the upper level (Master plus two additional bedrooms)
• Flooring: Laminate plank flooring; Ceramic tile
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Radiator heating (natural gas); Electric cooling
• Interior features: Open floor plan with formal separate dining room and dining area; Eat-in kitchen with upgraded countertops and table space; Built-ins and window treatments; Walk-in shower in bathroom; 9'+ ceilings and drywall; Six-panel and storm doors
• Laundry & utility: Washer and dryer (front-loading) in-unit; laundry located on lower level/basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+1.3%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $165k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $99,924
• List price: $165,000
• Delta: 65.13%
• 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
111 N Highland Ave	0.17mi	3/1.5	1,170 (+6%)	1mo	$105,000	$90	79
149 N Highland Ave	0.14mi	2/1.0 (-1)	1,170 (+6%)	1mo	$75,000	$64	78
14 S Curley St	0.53mi	2/1.0 (-1)	1,092 (-1%)	1mo	$269,000	$246	68
122 Ellwood Ave	0.37mi	3/1.5	1,200 (+9%)	0mo	$235,000	$196	66
629 N Kenwood Ave	0.60mi	2/1.5 (-1)	1,100 (-0%)	1mo	$76,500	$70	64
3135 Mcelderry St	0.31mi	3/2.0	1,224 (+11%)	1mo	$234,000	$191	62
2703 Jefferson St	0.62mi	3/1.0	1,170 (+6%)	2mo	$102,500	$88	60
134 N Curley St	0.48mi	2/2.0 (-1)	1,170 (+6%)	1mo	$270,000	$231	58
309 S Fagley St	0.53mi	2/2.0 (-1)	1,030 (-7%)	1mo	$225,000	$218	55
2712 Ashland Ave	0.74mi	3/1.5	1,164 (+5%)	1mo	$175,000	$150	53
735 N Lakewood Ave	0.70mi	3/1.5	970 (-12%)	2mo	$80,000	$82	44
520 S Bouldin St	0.73mi	2/1.5 (-1)	1,212 (+10%)	1mo	$345,000	$285	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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $15
• Equity at exit: $24,602

10-year hold

• IRR: 7.8%
• Equity multiple: 1.54×
• Total profit: $25,174
• Equity at exit: $14,266

Cash invested: $46,200 (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 21224

• Rents YoY: 1.3%
• Active inventory: 391
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$865
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $475

Break-even live

Break-even rent $1,513

Max offer price $165,000

Occupancy floor 73%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3430 E Baltimore St Baltimore, MD	3.0	2.5	1316	$2,250	$1.71	24d	1	0.24mi
113 N Clinton St Baltimore, MD	2.0	1.0	1300	$1,995	$1.53	44d	1	0.26mi
3304 McElderry St Baltimore, MD	3.0	2.0	1413	$1,900	$1.34	44d	1	0.28mi
3436 Leverton Ave Baltimore, MD	3.0	3.5	1500	$2,350	$1.57	24d	1	0.28mi
1 N Clinton St Baltimore, MD	4.0	1.5	1200	$1,700	$1.42	20d	1	0.30mi
3205 Esther Pl Baltimore, MD	2.0	2.0	960	$1,850	$1.93	24d	1	0.30mi
3413 Leverton Ave Baltimore, MD	2.0	1.0	832	$1,000	$1.20	24d	1	0.31mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,200	$1.67	24d	1	0.33mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,100	$1.59	16d	1	0.33mi
17 N East Ave Baltimore, MD	2.0	2.0	1326	$2,550	$1.92	24d	1	0.34mi
203 N Ellwood Ave Unit Main Baltimore, MD	2.0	2.0	880	$2,200	$2.50	24d	1	0.35mi
115 S Eaton St Baltimore, MD	3.0	2.5	1393	$1,800	$1.29	16d	1	0.35mi
3710 E Pratt St Baltimore, MD	2.0	3.5	1230	$1,900	$1.54	24d	1	0.38mi
29 N Ellwood Ave Baltimore, MD	3.0	1.5	1100	$2,395	$2.18	24d	1	0.38mi
106 S Bouldin St Baltimore, MD	2.0	3.0	1134	$2,100	$1.85	20d	1	0.41mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	44d	1	0.42mi
223 Grundy St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	24d	1	0.46mi
127 S Robinson St Baltimore, MD	2.0	1.5	1400	$2,000	$1.43	44d	1	0.47mi
235 S Highland Ave Baltimore, MD	2.0	1.5	1222	$2,000	$1.64	24d	1	0.48mi
150 N Curley St Baltimore, MD	2.0	2.5	1266	$1,850	$1.46	18d	1	0.48mi
2934 E Monument St Baltimore, MD	2.0	1.0	1200	$1,499	$1.25	44d	1	0.51mi
2815 Orleans St Baltimore, MD	2.0	1.0	1204	$1,600	$1.33	2d	1	0.53mi
34 N Linwood Ave Baltimore, MD	2.0	1.5	1288	$2,400	$1.86	24d	1	0.54mi
321 Fagley St Baltimore, MD	2.0	1.0	800	$1,650	$2.06	20d	1	0.55mi
718 N Curley St Baltimore, MD	3.0	3.0	1500	$2,000	$1.33	4d	1	0.55mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	18d	1	0.56mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	15d	1	0.56mi
724 N Curley St Baltimore, MD	3.0	3.0	1500	$2,200	$1.47	4d	1	0.56mi
102 S Curley St Baltimore, MD	2.0	1.5	1200	$1,800	$1.50	4d	1	0.58mi
10 N Streeper St Baltimore, MD	3.0	2.5	1440	$2,500	$1.74	24d	1	0.59mi
400 S Highland Ave Unit 402 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	44d	1	0.61mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	24d	1	0.61mi
3905 Bank St Baltimore, MD	4.0	1.0–3.0	909	$2,820	$3.10	2d	20	0.62mi
133 S Macon St Baltimore, MD	2.0	2.5	1440	$2,400	$1.67	18d	1	0.63mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	24d	1	0.63mi
2815 E Madison St Baltimore, MD	4.0	2.0	1300	$2,500	$1.92	44d	1	0.63mi
139 N Lakewood Ave Unit 1 Baltimore, MD	4.0	2.0	1370	$2,500	$1.82	44d	1	0.65mi
139 N Lakewood Ave Baltimore, MD	4.0	2.5	1370	$2,500	$1.82	44d	1	0.65mi
627 N Lakewood Ave Baltimore, MD	3.0	2.5	1175	$1,900	$1.62	22d	1	0.68mi
4015 Eastern Ave Unit 2L Baltimore, MD	3.0	2.0	1100	$1,800	$1.64	44d	1	0.69mi

Listing history 26 events

1. 2026-05-11
   price $165,000 860-char remark
2. 2026-04-26
   listed $180,000 Active 860-char remark
3. 2026-04-24
   historical
4. 2026-04-19
   historical
5. 2025-03-02
   historical
6. 2025-02-24
   historical Active Under Contract
7. 2025-01-28
   listed $180,000 Active
8. 2024-11-21
   historical
9. 2024-11-06
   listed $136,000 Active
10. 2024-11-05
    historical
11. 2023-10-18
    historical
12. 2023-09-05
    status Active
13. 2023-09-01
    historical
14. 2023-08-30
    listed $133,000 Active
15. 2023-07-29
    historical $1,600
16. 2023-07-29
    status Pending
17. 2023-07-29
    historical
18. 2023-07-26
    listed $1,600
19. 2023-07-25
    listed $133,000 Active
20. 2023-06-06
    historical
21. 2023-06-06
    soldstatus $96,000
22. 2023-05-01
    historical Active Under Contract
23. 2023-04-16
    price $133,000
24. 2023-04-02
    listed $138,000 Active
25. 2019-05-06
    soldstatus $36,000
26. 1986-08-20
    soldstatus $35,000

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,471 · $206/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 8/10 Severe FEMA zone X (unshaded) · 99% 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,367
• − Mortgage interest: −$9,243
• − Property taxes: −$2,471
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$4,800
• Taxable income: $3,303
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,901/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): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

+371.4% since first listed

27 events — show timeline

• 2026-05-28 Listing Removed — BRIGHT MLS
• 2026-05-11 Price Changed $165,000 BRIGHT MLS
• 2026-04-26 Listed $180,000 BRIGHT MLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-04-19 Coming Soon — BRIGHT MLS
• 2025-03-02 Listing Removed — BRIGHT MLS
• 2025-02-24 Contingent — BRIGHT MLS
• 2025-01-28 Listed $180,000 BRIGHT MLS
• 2024-11-21 Listing Removed — BRIGHT MLS
• 2024-11-06 Listed $136,000 BRIGHT MLS
• 2024-11-05 Coming Soon — BRIGHT MLS
• 2023-10-18 Listing Removed — BRIGHT MLS
• 2023-09-05 Relisted — BRIGHT MLS
• 2023-09-01 Listing Removed — BRIGHT MLS
• 2023-08-30 Listed $133,000 BRIGHT MLS
• 2023-07-29 Rental Removed $1,600 BRIGHTMLS
• 2023-07-29 Pending — BRIGHT MLS
• 2023-07-29 Listing Removed — BRIGHT MLS
• 2023-07-26 Listed for Rent $1,600 BRIGHTMLS
• 2023-07-25 Listed $133,000 BRIGHT MLS
• 2023-06-06 Sold (Public Records) $96,000 Public Records
• 2023-06-06 Listing Removed — BRIGHT MLS
• 2023-05-01 Contingent — BRIGHT MLS
• 2023-04-16 Price Changed $133,000 BRIGHT MLS
• 2023-04-02 Listed $138,000 BRIGHT MLS
• 2019-05-06 Sold (Public Records) $36,000 Public Records
• 1986-08-20 Sold (Public Records) $35,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,471 · +6.5% YoY. Source: county tax records.