3701 Barrington Rd · Baltimore, MD 21215

$187,150

6 bd · 3.5 ba · 2,794 sqft · SingleFamily public records · 78 Days on market

Built 1921 10,080 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

What an opportunity to invest and an excellent income opportunity - live in one unit and rent the 2nd unit for income or investor rental dwelling. The main level features the first unit which consist of a living room, den, kitchen, 1 bedroom and 1 bath and basement access, which also has a half bath. This unit also offers a very large deck. Unit 2 consist of both the 2nd level and 3rd level and this unit features multiple bedrooms (4-5) and 2 full baths along with a very spacious balcony. Outside, the large yard invites relaxation and outdoor activities, while the detached garage provides convenient off-street parking and additional storage options. Located on a serene lot, this property co

Key facts

• Large deck
• Serene lot
• Spacious balcony

Tags

• LARGE DECK
• SPACIOUS BALCONY
• LARGE YARD
• DETACHED GARAGE
• SERENE LOT

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $187k).
• Recommended offer: $176k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 (+2.4%/yr); 351 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,915/mo this rent would consume 68% of the median local household income ($52k/yr) (locally 3644% 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 $1k of loan paydown is wiped out by about $6k 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 + 2.4% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $175,921 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $407,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3904 Belle Ave	0.29mi	6/4.0	2,802 (+0%)	8mo	$155,000	$55	78
3415 Springdale Ave	0.51mi	6/3.5	2,737 (-2%)	2mo	$443,500	$162	71
3910 Chatham Rd	0.35mi	6/5.0	2,800 (+0%)	9mo	$490,000	$175	70
3923 Fairview Ave	0.58mi	5/3.0 (-1)	2,788 (-0%)	1mo	$360,000	$129	65
3703 Egerton Rd	0.21mi	5/4.5 (-1)	3,051 (+9%)	3mo	$479,900	$157	63
3714 W Cold Spring Ln	0.38mi	5/3.0 (-1)	2,566 (-8%)	6mo	$318,000	$124	57
3816 Sequoia Ave	0.21mi	5/2.5 (-1)	2,382 (-15%)	3mo	$169,900	$71	54
2912 Allendale Rd	0.65mi	5/3.0 (-1)	2,858 (+2%)	7mo	$349,900	$122	53
3911 Chatham Rd	0.34mi	5/2.5 (-1)	2,407 (-14%)	5mo	$370,000	$154	47
4403 White Oak Ave	0.52mi	5/3.0 (-1)	2,498 (-11%)	7mo	$365,000	$146	46
3514 Fairview Ave	0.49mi	5/4.5 (-1)	3,143 (+12%)	2mo	$515,000	$164	45
4300 Springdale Ave	0.73mi	7/2.0 (+1)	2,729 (-2%)	7mo	$220,000	$81	45

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.63×
• Total profit: $32,943
• Equity at exit: $27,905

10-year hold

• IRR: 24.0%
• Equity multiple: 3.01×
• Total profit: $105,499
• Equity at exit: $16,181

Cash invested: $52,402 (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 21215

• Rents YoY: 2.4%
• Active inventory: 351
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,915 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $1,020

Break-even live

Break-even rent $1,624

Max offer price $187,150

Occupancy floor 60%

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: $46,788
• Closing costs: $5,614
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4029 Fairview Ave Baltimore, MD	5.0	4.5	2653	$3,200	$1.21	44d	1	0.65mi
2510 Roslyn Ave Baltimore, MD	6.0	5.0	2663	$4,200	$1.58	44d	1	0.89mi

Listing history 16 events

1. 2026-01-08
   status Pending
2. 2025-11-18
   price $187,150
3. 2025-11-08
   status Active
4. 2025-10-13
   status Pending
5. 2025-09-26
   listed $197,000 Active
6. 2025-07-29
   historical
7. 2025-07-07
   listed $197,000 Active
8. 2024-03-11
   status Pending
9. 2024-03-11
   historical
10. 2024-01-19
    historical Active Under Contract
11. 2024-01-15
    listed $187,990 Active
12. 2007-06-21
    soldstatus $185,000
13. 2007-05-21
    soldstatus $185,000
14. 2007-05-10
    soldstatus $185,000
15. 2007-03-28
    historical
16. 2007-03-21
    listed $185,000

ⓘ 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: $2,684 · $224/mo
• Projected year-2 tax: $2,684 · $224/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,980
• − Mortgage interest: −$10,483
• − Property taxes: −$2,684
• − Insurance: −$936
• − Repairs & maintenance: −$2,798
• − Management: −$2,798
• − Depreciation: −$5,444
• Taxable income: $9,836
• Est. tax owed @ 24.0%: −$2,361
• After-tax cash flow: $9,877/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): 52,229
• Household income: $51,587
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 3644.0

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 (73%)
• Race & ethnicity: Black 73% White 17% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -318.58%
• Current HPI: 291.4926
• Rent YoY: ▲ 2.41%
• 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

+1.2% since first listed

16 events — show timeline

• 2026-01-08 Pending — BRIGHT MLS
• 2025-11-18 Price Changed $187,150 BRIGHT MLS
• 2025-11-08 Relisted — BRIGHT MLS
• 2025-10-13 Pending — BRIGHT MLS
• 2025-09-26 Listed $197,000 BRIGHT MLS
• 2025-07-29 Listing Removed — BRIGHT MLS
• 2025-07-07 Listed $197,000 BRIGHT MLS
• 2024-03-11 Pending — BRIGHT MLS
• 2024-03-11 Listing Removed — BRIGHT MLS
• 2024-01-19 Contingent — BRIGHT MLS
• 2024-01-15 Listed $187,990 BRIGHT MLS
• 2007-06-21 Sold (Public Records) $185,000 Public Records
• 2007-05-21 Sold (Public Records) $185,000 Public Records
• 2007-05-10 Sold (MLS) $185,000 MRIS
• 2007-03-28 Delisted — MRIS
• 2007-03-21 Listed $185,000 MRIS

Property tax history

-2.6%/yr

Latest (2025): $2,684 · -47.2% YoY. Source: county tax records.