601 N Clinton St · Baltimore, MD 21205

$139,900

3 bd · 1.0 ba · 1,064 sqft · Townhouse public records · 58 Days on market

Built 1924 $131/sqft · 76% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated 3 brm EOG townhome. Featuring open and bright floorplan. Gleaming floors throughout the house. New kitchen w/ SS appliances and granite counter top. Updated baths. MUST SEE!

Key facts

• New kitchen
• Updated baths
• Open floorplan

Tags

• RENOVATED TOWNHOME
• OPEN FLOORPLAN
• NEW KITCHEN
• SS APPLIANCES
• GRANITE COUNTER TOP
• UPDATED BATHS

Property features AI

Finance

• Other: Ownership is ground rent; Total below-grade area reported as 532 (unfinished); Above-grade finished area reported as 1,064; Year built reported by assessor
• HOA & community: Ground rent of $90 paid semi-annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric cooling
• Home design: End of Row/Townhouse
• Construction: Brick construction
• Exterior features: End of row townhouse; Above-grade and below-grade structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning; Natural gas heating; Natural gas hot water
• Interior features: Unfinished basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Highlandtown Elementary/Middle #237 (math 2% / reading 6%, grade F, #814 of 860 statewide, top 95%, 726 students, 59% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 51% FRL vs 79% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 12% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Baltimore City Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.9%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $967 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $24k; list at $140k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.38% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.53%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (median comp): $79,658
• List price: $139,900
• Delta: 75.62%
• 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
441 N East Ave	0.13mi	3/1.5	976 (-8%)	2mo	$175,000	$179	77
629 N Kenwood Ave	0.39mi	2/1.5 (-1)	1,100 (+3%)	1mo	$76,500	$70	68
111 N Highland Ave	0.32mi	3/1.5	1,170 (+10%)	1mo	$105,000	$90	65
149 N Highland Ave	0.27mi	2/1.0 (-1)	1,170 (+10%)	1mo	$75,000	$64	65
14 S Curley St	0.54mi	2/1.0 (-1)	1,092 (+3%)	1mo	$269,000	$246	64
2703 Jefferson St	0.46mi	3/1.0	1,170 (+10%)	2mo	$102,500	$88	61
122 Ellwood Ave	0.36mi	3/1.5	1,200 (+13%)	0mo	$235,000	$196	60
735 N Lakewood Ave	0.48mi	3/1.5	970 (-9%)	2mo	$80,000	$82	60
2712 Ashland Ave	0.50mi	3/1.5	1,164 (+9%)	1mo	$175,000	$150	58
2736 Mura St	0.66mi	3/2.0	1,120 (+5%)	0mo	$81,000	$72	56
134 N Curley St	0.42mi	2/2.0 (-1)	1,170 (+10%)	1mo	$270,000	$231	54
155 N Streeper St	0.45mi	2/2.0 (-1)	912 (-14%)	0mo	$220,000	$241	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.82×
• Total profit: $32,239
• Equity at exit: $20,860

10-year hold

• IRR: 30.5%
• Equity multiple: 4.37×
• Total profit: $131,913
• Equity at exit: $12,096

Cash invested: $39,172 (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 21205

• Home prices YoY: -5.8%
• Rents YoY: 9.9%
• Active inventory: 145
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$734
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $703

Break-even live

Break-even rent $1,041

Max offer price $139,900

Occupancy floor 59%

Sensitivity live

Price	-10% $782	-5% $742	+0% $703	+5% $663	+10% $624
Rent	-10% $550	-5% $627	+0% $703	+5% $779	+10% $855
Rate	-1.0pp $773	-0.5pp $738	base $703	+0.5pp $667	+1.0pp $630

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 McElderry St Baltimore, MD	3.0	2.0	1413	$1,900	$1.34	45d	1	0.05mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	45d	1	0.22mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,200	$1.67	26d	1	0.23mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,100	$1.59	18d	1	0.23mi
2934 E Monument St Baltimore, MD	2.0	1.0	1200	$1,499	$1.25	45d	1	0.24mi
718 N Curley St Baltimore, MD	3.0	3.0	1500	$2,000	$1.33	6d	1	0.28mi
724 N Curley St Baltimore, MD	3.0	3.0	1500	$2,200	$1.47	6d	1	0.28mi
203 N Ellwood Ave Unit Main Baltimore, MD	2.0	2.0	880	$2,200	$2.50	26d	1	0.31mi
3205 Esther Pl Baltimore, MD	2.0	2.0	960	$1,850	$1.93	26d	1	0.35mi
2815 E Madison St Baltimore, MD	4.0	2.0	1300	$2,500	$1.92	45d	1	0.36mi
113 N Clinton St Baltimore, MD	2.0	1.0	1300	$1,995	$1.53	45d	1	0.36mi
2815 Orleans St Baltimore, MD	2.0	1.0	1204	$1,600	$1.33	4d	1	0.39mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	19d	1	0.40mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	16d	1	0.40mi
17 N East Ave Baltimore, MD	2.0	2.0	1326	$2,550	$1.92	26d	1	0.41mi
150 N Curley St Baltimore, MD	2.0	2.5	1266	$1,850	$1.46	19d	1	0.41mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	26d	1	0.41mi
29 N Ellwood Ave Baltimore, MD	3.0	1.5	1100	$2,395	$2.18	26d	1	0.42mi
2729 Ashland Ave Baltimore, MD	3.0	1.0	1000	$1,350	$1.35	4d	1	0.43mi
1 N Clinton St Baltimore, MD	4.0	1.5	1200	$1,700	$1.42	22d	1	0.43mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	26d	1	0.44mi
627 N Lakewood Ave Baltimore, MD	3.0	2.5	1175	$1,850	$1.57	0d	1	0.44mi
3430 E Baltimore St Baltimore, MD	3.0	2.5	1316	$2,250	$1.71	26d	1	0.45mi
1215 N Ellwood Ave Baltimore, MD	3.0	1.0	1128	$1,795	$1.59	26d	1	0.48mi
34 N Linwood Ave Baltimore, MD	2.0	1.5	1288	$2,400	$1.86	26d	1	0.50mi
502 N Glover St Baltimore, MD	2.0	1.5	827	$1,250	$1.51	22d	1	0.51mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	26d	1	0.51mi
3436 Leverton Ave Baltimore, MD	3.0	3.5	1500	$2,350	$1.57	26d	1	0.51mi
2608 McElderry St Baltimore, MD	3.0	1.0	1144	$1,525	$1.33	0d	1	0.51mi
3413 Leverton Ave Baltimore, MD	2.0	1.0	832	$1,000	$1.20	26d	1	0.52mi
1310 N Ellwood Ave #1 Baltimore, MD	2.0	1.0	1000	$1,550	$1.55	23d	1	0.54mi
1310 N Ellwood Ave Baltimore, MD	2.0	1.0	1000	$1,450	$1.45	14d	1	0.54mi
10 N Streeper St Baltimore, MD	3.0	2.5	1440	$2,500	$1.74	26d	1	0.54mi
139 N Lakewood Ave Baltimore, MD	4.0	2.5	1370	$2,500	$1.82	45d	1	0.54mi
139 N Lakewood Ave Unit 1 Baltimore, MD	4.0	2.0	1370	$2,500	$1.82	45d	1	0.54mi
106 S Bouldin St Baltimore, MD	2.0	3.0	1134	$2,100	$1.85	22d	1	0.55mi
218 N Glover St Baltimore, MD	2.0	2.0	1360	$1,750	$1.29	45d	1	0.55mi
2608 E Fayette St Unit 1 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	16d	1	0.56mi
517 N Rose St Baltimore, MD	3.0	1.0	845	$1,400	$1.66	6d	1	0.57mi
225 N Luzerne Ave Baltimore, MD	3.0	1.0	1198	$1,350	$1.13	21d	1	0.57mi

Listing history 44 events

1. 2026-06-21
   days on market $139,900 Active 58 DOM
2. 2026-06-18
   days on market $139,900 Active 55 DOM
3. 2026-06-17
   days on market $139,900 Active 54 DOM
4. 2026-06-16
   days on market $139,900 Active 53 DOM
5. 2026-06-15
   days on market $139,900 Active 52 DOM
6. 2026-06-13
   days on market $139,900 Active 50 DOM
7. 2026-06-09
   days on market $139,900 Active 46 DOM
8. 2026-06-08
   days on market $139,900 Active 45 DOM
9. 2026-06-07
   days on market $139,900 Active 44 DOM
10. 2026-06-04
    days on market $139,900 Active 41 DOM
11. 2026-06-03
    days on market $139,900 Active 40 DOM
12. 2026-06-02
    days on market $139,900 Active 39 DOM
13. 2026-06-01
    days on market $139,900 Active 38 DOM
14. 2026-05-31
    days on market $139,900 Active 37 DOM
15. 2026-04-24
    listed $139,900 Active 196-char remark
16. 2014-08-25
    historical Withdrawn
17. 2014-08-25
    historical
18. 2014-05-29
    listed Active
19. 2014-05-29
    listed $20,000
20. 2012-01-27
    soldstatus $24,000
21. 2012-01-27
    soldstatus $24,000 Sold
22. 2012-01-06
    status Contract
23. 2012-01-06
    historical
24. 2011-12-01
    status Active
25. 2011-12-01
    historical Expired
26. 2011-10-10
    price $29,900
27. 2011-09-12
    soldstatus $185,000
28. 2011-09-08
    listed $24,900 Active
29. 2011-09-08
    listed $29,900
30. 2005-12-14
    soldstatus $52,500
31. 2005-03-02
    historical
32. 2005-02-18
    listed
33. 2004-11-23
    soldstatus $51,000
34. 2002-06-14
    soldstatus $15,000
35. 2002-05-14
    historical
36. 2002-05-08
    listed $19,900
37. 1998-12-03
    soldstatus $54,000
38. 1998-12-03
    soldstatus $54,000
39. 1998-08-21
    soldstatus $14,500
40. 1998-08-21
    soldstatus $14,500
41. 1998-08-15
    soldstatus $14,500
42. 1998-06-24
    historical
43. 1998-06-18
    listed $15,900
44. 1989-08-25
    soldstatus $29,868

ⓘ 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: $366 · $31/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$579/yr (+$48/mo · 158.1%)

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

Taxation est. · year 1

• Rental income: $23,169
• − Mortgage interest: −$7,837
• − Property taxes: −$366
• − Insurance: −$700
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$4,070
• Taxable income: $6,490
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $6,876/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): 13,013
• Household income: $43,176
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 966.0

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 0.60)
• Race & ethnicity: Black 60% Hispanic / Latino 16% White 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 1% Cuban 1% Dominican 4%
• Common ancestry: Slovak 3% Romanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 79% English-only · Spanish 11% Arabic 4% 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: ▼ -15.03%
• Current HPI: 244.1345
• Rent YoY: ▲ 9.88%
• 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

+368.4% since first listed

30 events — show timeline

• 2026-04-24 Listed $139,900 BRIGHT MLS
• 2014-08-25 Delisted — MRIS
• 2014-08-25 Listing Removed — BRIGHT MLS
• 2014-05-29 Listed — MRIS
• 2014-05-29 Listed $20,000 BRIGHT MLS
• 2012-01-27 Sold (MLS) $24,000 MRIS
• 2012-01-27 Sold (MLS) $24,000 BRIGHT MLS
• 2012-01-06 Pending — MRIS
• 2012-01-06 Listing Removed — BRIGHT MLS
• 2011-12-01 Relisted — MRIS
• 2011-12-01 Delisted — MRIS
• 2011-10-10 Price Changed $29,900 MRIS
• 2011-09-12 Sold (Public Records) $185,000 Public Records
• 2011-09-08 Listed $24,900 MRIS
• 2011-09-08 Listed $29,900 BRIGHT MLS
• 2005-12-14 Sold (Public Records) $52,500 Public Records
• 2005-03-02 Delisted — MRIS
• 2005-02-18 Listed — MRIS
• 2004-11-23 Sold (Public Records) $51,000 Public Records
• 2002-06-14 Sold (MLS) $15,000 MRIS
• 2002-05-14 Delisted — MRIS
• 2002-05-08 Listed $19,900 MRIS
• 1998-12-03 Sold (Public Records) $54,000 Public Records
• 1998-12-03 Sold (Public Records) $54,000 Public Records
• 1998-08-21 Sold (Public Records) $14,500 Public Records
• 1998-08-21 Sold (Public Records) $14,500 Public Records
• 1998-08-15 Sold (MLS) $14,500 MRIS
• 1998-06-24 Delisted — MRIS
• 1998-06-18 Listed $15,900 MRIS
• 1989-08-25 Sold (Public Records) $29,868 Public Records

Property tax history

-7.9%/yr

Latest (2025): $366 · +9.1% YoY. Source: county tax records.