2444 Druid Hill Ave · Baltimore, MD 21217

$259,900

6 bd · 2.0 ba · 1,992 sqft · Townhouse public records · 9 Days on market

Built 1900 Est $265k · at est. ↓ 19% since listing

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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 +15.1/30.0
• ARV discount +8.4/15.0
• DSCR +4.6/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• 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

SUPER CLEAN RENTAL Ideal for investors or owner-occupant who wants to live in one of the units. All units are updated and look great. Two long terms tenants and one vacant unit perfect for someone who would want to live in one of the units and get rent to cover the mortgage. The 2 rented units are bringing in $1990 and if all 3 units were rented it could bring in $3000 total a month for the triplex. All units are lead free. Active rental license. All units include their own washer and dryer. All 3 units are spacious 2BR units that occupy an entire floor. Sold as is but in great condition. Buyer to pay all closing including all transfer doc and stamps. Call Agent to setup showing.

Key facts

• Built 1900
• Listed 9 days

Property features AI

Finance

• Other: Above-grade finished area per assessor; Below-grade unfinished area per assessor
• Financial info: Fee simple ownership

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Brick construction
• Construction: Brick construction; Other foundation
• Exterior features: No tidal water

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the 1st upper level; Two bedrooms on the 2nd upper level
• Bathrooms: One full bathroom on the main level; One full bathroom on the 1st upper level; One full bathroom on the 2nd upper level; Three full bathrooms total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); 60+ gallon hot water tank
• Interior features: Unfinished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $220k (15.2% below list).
• Recommended offer: $220k (15.2% below list) — sets the bar for 1% rule.

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 (+6.6%/yr); 334 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $2,203/mo this rent would consume 69% of the median local household income ($38k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• 13 sale attempts since 20y 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 $76k; list at $260k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $220,319 (15.2% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.85% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $264,936
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2444 Druid Hill Ave	0.00mi	6/3.0	1,992 (0%)	0mo	$259,900	$130	96
1219 Cloverdale St	0.14mi	6/3.0	1,992 (0%)	20mo	$80,000	$40	73
1217 Cloverdale St	0.14mi	5/2.0 (-1)	1,992 (0%)	21mo	$112,000	$56	71
2125 Mcculloh St	0.30mi	6/3.0	2,220 (+11%)	16mo	$600,000	$270	50
1201 N Fulton Ave	0.70mi	5/4.0 (-1)	2,100 (+5%)	5mo	$280,000	$133	41
1901 Gwynns Falls Pkwy	0.63mi	5/2.5 (-1)	1,749 (-12%)	7mo	$244,900	$140	37

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.61×
• Total profit: $-28,395
• Equity at exit: $38,752

10-year hold

• IRR: 3.1%
• Equity multiple: 1.26×
• Total profit: $18,934
• Equity at exit: $22,471

Cash invested: $72,772 (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 21217

• Rents YoY: 6.6%
• Active inventory: 334
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,203 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $85

Break-even live

Break-even rent $2,095

Max offer price $259,900

Occupancy floor 91%

Sensitivity live

Price	-10% $232	-5% $159	+0% $85	+5% $12	+10% $-62
Rent	-10% $-89	-5% $-2	+0% $85	+5% $172	+10% $259
Rate	-1.0pp $216	-0.5pp $151	base $85	+0.5pp $18	+1.0pp $-51

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2216 Whittier Ave Baltimore, MD	5.0	1.5	1392	$1,975	$1.42	25d	1	0.54mi
2401 W North Ave Baltimore, MD	5.0	2.0	2037	$1,800	$0.88	5d	1	0.88mi
7 W 24th St Unit 1 Baltimore, MD	5.0	2.5	1443	$2,395	$1.66	21d	1	1.24mi

Listing history 28 events

1. 2026-05-01
   status Pending 694-char remark

   Show marketing remark (694 chars)

   SUPER CLEAN RENTAL Ideal for investors or owner-occupant who wants to live in one of the units. All units are updated and look great. Two long terms tenants and one vacant unit perfect for someone who would want to live in one of the units and get rent to cover the mortgage. The 2 rented units are bringing in $1990 and if all 3 units were rented it could bring in $3000 total a month for the triplex. All units are lead free. Active rental license. All units include their own washer and dryer. All 3 units are spacious 2BR units that occupy an entire floor. Sold as is but in great condition. Buyer to pay all closing including all transfer doc and stamps. Call Agent to setup showing.

2. 2026-05-01
   status Pending

   Show marketing remark (694 chars)

   SUPER CLEAN RENTAL Ideal for investors or owner-occupant who wants to live in one of the units. All units are updated and look great. Two long terms tenants and one vacant unit perfect for someone who would want to live in one of the units and get rent to cover the mortgage. The 2 rented units are bringing in $1990 and if all 3 units were rented it could bring in $3000 total a month for the triplex. All units are lead free. Active rental license. All units include their own washer and dryer. All 3 units are spacious 2BR units that occupy an entire floor. Sold as is but in great condition. Buyer to pay all closing including all transfer doc and stamps. Call Agent to setup showing.

3. 2026-04-22
   listed $259,900 Active 694-char remark

   Show marketing remark (694 chars)

   SUPER CLEAN RENTAL Ideal for investors or owner-occupant who wants to live in one of the units. All units are updated and look great. Two long terms tenants and one vacant unit perfect for someone who would want to live in one of the units and get rent to cover the mortgage. The 2 rented units are bringing in $1990 and if all 3 units were rented it could bring in $3000 total a month for the triplex. All units are lead free. Active rental license. All units include their own washer and dryer. All 3 units are spacious 2BR units that occupy an entire floor. Sold as is but in great condition. Buyer to pay all closing including all transfer doc and stamps. Call Agent to setup showing.

4. 2026-04-22
   listed $259,900 Active

   Show marketing remark (694 chars)

   SUPER CLEAN RENTAL Ideal for investors or owner-occupant who wants to live in one of the units. All units are updated and look great. Two long terms tenants and one vacant unit perfect for someone who would want to live in one of the units and get rent to cover the mortgage. The 2 rented units are bringing in $1990 and if all 3 units were rented it could bring in $3000 total a month for the triplex. All units are lead free. Active rental license. All units include their own washer and dryer. All 3 units are spacious 2BR units that occupy an entire floor. Sold as is but in great condition. Buyer to pay all closing including all transfer doc and stamps. Call Agent to setup showing.

5. 2022-05-12
   price $855
6. 2019-04-12
   soldstatus $75,500 Closed 171-char remark

   Show marketing remark (171 chars)

   Great rental opportunity, 3 unit brick front townhome each unit has their own entry. One unit is 1 bedroom, & 1 bath, the other 2 units are 2 bedrooms & 1 bath.

7. 2019-03-19
   status Pending 171-char remark

   Show marketing remark (171 chars)

   Great rental opportunity, 3 unit brick front townhome each unit has their own entry. One unit is 1 bedroom, & 1 bath, the other 2 units are 2 bedrooms & 1 bath.

8. 2019-02-22
   status Active 171-char remark

   Show marketing remark (171 chars)

   Great rental opportunity, 3 unit brick front townhome each unit has their own entry. One unit is 1 bedroom, & 1 bath, the other 2 units are 2 bedrooms & 1 bath.

9. 2019-02-15
   historical 171-char remark

   Show marketing remark (171 chars)

   Great rental opportunity, 3 unit brick front townhome each unit has their own entry. One unit is 1 bedroom, & 1 bath, the other 2 units are 2 bedrooms & 1 bath.

10. 2019-02-08
    listed $69,900 Active 171-char remark

    Show marketing remark (171 chars)

    Great rental opportunity, 3 unit brick front townhome each unit has their own entry. One unit is 1 bedroom, & 1 bath, the other 2 units are 2 bedrooms & 1 bath.

11. 2017-06-01
    historical Expired
12. 2017-06-01
    historical
13. 2017-05-24
    status Active
14. 2016-06-01
    status Contract
15. 2016-05-18
    listed Active
16. 2016-05-17
    listed $82,000
17. 2011-06-30
    historical Expired
18. 2011-06-30
    historical
19. 2010-06-25
    listed Active
20. 2010-06-25
    listed $299,900
21. 2009-05-02
    historical
22. 2009-05-02
    historical
23. 2008-05-16
    listed
24. 2008-05-16
    listed $319,900
25. 2006-06-13
    historical
26. 2006-05-25
    listed
27. 2006-05-25
    historical
28. 2006-05-23
    listed

ⓘ 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: $2,208 · $184/mo
• Projected year-2 tax: $2,520 · $210/mo
• Expected delta: +$313/yr (+$26/mo · 14.2%)

ⓘ 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 7/10 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: $26,438
• − Mortgage interest: −$14,558
• − Property taxes: −$2,208
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$7,561
• Taxable loss: −$3,418
• Est. tax savings @ 24.0%: +$820
• After-tax cash flow: $1,844/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

-18.8% since first listed

28 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-22 Listed $259,900 BRIGHT MLS
• 2026-04-22 Listed $259,900 BRIGHT MLS
• 2022-05-12 Price Changed $855 RENT.
• 2019-04-12 Sold (MLS) $75,500 BRIGHT MLS
• 2019-03-19 Pending — BRIGHT MLS
• 2019-02-22 Relisted — BRIGHT MLS
• 2019-02-15 Listing Removed — BRIGHT MLS
• 2019-02-08 Listed $69,900 BRIGHT MLS
• 2017-06-01 Listing Removed — BRIGHT MLS
• 2017-06-01 Delisted — MRIS
• 2017-05-24 Relisted — MRIS
• 2016-06-01 Pending — MRIS
• 2016-05-18 Listed — MRIS
• 2016-05-17 Listed $82,000 BRIGHT MLS
• 2011-06-30 Delisted — MRIS
• 2011-06-30 Listing Removed — BRIGHT MLS
• 2010-06-25 Listed — MRIS
• 2010-06-25 Listed $299,900 BRIGHT MLS
• 2009-05-02 Delisted — MRIS
• 2009-05-02 Listing Removed — BRIGHT MLS
• 2008-05-16 Listed $319,900 BRIGHT MLS
• 2008-05-16 Listed — MRIS
• 2006-06-13 Delisted — MRIS
• 2006-05-25 Delisted — MRIS
• 2006-05-25 Listed — MRIS
• 2006-05-23 Listed — MRIS

Property tax history

+13.4%/yr

Latest (2025): $2,208 · +5.8% YoY. Source: county tax records.