6317 Park Heights Ave #204 · Baltimore, MD 21215

$110,000

2 bd · 2.0 ba · 1,510 sqft · Condo public records · 61 Days on market

Built 1977 $73/sqft · 10% below area Est $122k · 10% under $646/mo HOA · 36% of rent

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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 +15.4/30.0
• ARV discount +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +4.7/10.0
• 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 MLS

Welcome home to this spacious, beautifully designed condo in a prime central location! From the moment you walk in, you’re greeted by an expansive living room, perfect for entertaining guests or simply relaxing at home. The open-concept layout flows seamlessly into the dining area, creating the ideal space to host dinners and gatherings. The kitchen offers abundant cabinet storage and generous prep space, making it both functional and inviting. Plus, enjoy the convenience of in-unit laundry, all thoughtfully integrated into the open layout that keeps everything connected and accessible. The oversized primary bedroom is a true retreat, featuring ample closet space and plenty of room for a sitting area or home office. The en-suite bathroom is complete with a walk-in tiled shower for a spa-like experience. A second spacious bedroom offers a large closet and easy access to a full hall bathroom with a tub/shower combo. Start your mornings or unwind in the evenings on your private balcony, where you can enjoy peaceful, serene views. Parking is effortless with a large, convenient lot, no more searching for a spot! Ideally located near Cross Country Blvd, Northern Parkway, and a wide variety of shops and restaurants, this condo offers the perfect blend of comfort, space, and convenience.

Key facts

• $646 HOA
• Built 1977
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-13 ($-156/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (2.1% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% 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: 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 42% of the median local income ($52k/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 $761 of loan paydown is wiped out by about $3k 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 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; HOA is 36% of rent.
• Climate carrying-cost: major flood risk; 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 $103,400 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 5.0

CMA / ARV

• ARV (median comp): $121,565
• List price: $110,000
• Delta: -9.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-19,275
• Equity at exit: $16,401

10-year hold

• IRR: -11.4%
• Equity multiple: 0.34×
• Total profit: $-20,370
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$577
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$646
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-13

Break-even live

Break-even rent $1,834

Max offer price $107,702

Occupancy floor 96%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 Clarks Ln Unit D2 Baltimore, MD	3.0	2.0	1750	$2,500	$1.43	43d	1	0.18mi
6317 Pearce Ave Baltimore, MD	2.0	2.0	1140	$1,600	$1.40	43d	1	0.21mi
3607 Labyrinth Rd Baltimore, MD	1.0–3.0	1.0–2.0	925	$1,600	$1.73	19d	5	0.35mi
3809 Clarks Ln Unit 301 Baltimore, MD	2.0	2.0	1057	$1,600	$1.51	24d	1	0.36mi
2900 Taney Rd Apt 1A Baltimore, MD	2.0	2.0	1200	$1,600	$1.33	24d	1	0.60mi
5807 Gist Ave Baltimore, MD	2.0	1.5	2100	$1,395	$0.66	24d	1	0.66mi
3912 Mortimer Ave Baltimore, MD	3.0	2.0	1204	$2,723	$2.26	43d	1	0.75mi
7220 Park Heights Ave Pikesville, MD	2.0	2.0	1050	$1,565	$1.49	2d	2	0.87mi
3700 Seven Mile Ln Pikesville, MD	1.0–2.0	1.0–2.0	1063	$1,723	$1.62	1d	13	0.87mi
6609 Eberle Dr Baltimore, MD	1.0–3.0	1.0–2.0	1011	$1,478	$1.46	1d	25	0.89mi
6310 Greenspring Ave Baltimore, MD	2.0–3.0	1.5–2.0	1080	$1,525	$1.41	3d	6	0.95mi
7307 Park Heights Ave Pikesville, MD	2.0	2.0–2.5	1251	$2,506	$2.00	1d	5	0.96mi
6936 Blanche Rd Baltimore, MD	3.0	1.5	1410	$1,800	$1.28	43d	1	0.99mi
5801 Western Run Dr Baltimore, MD	3.0	1.0–2.0	835	$1,771	$2.12	2d	7	1.11mi
5340 Maple Ave Baltimore, MD	2.0	1.0	1200	$1,950	$1.62	43d	1	1.13mi
7008 Deerfield Rd Pikesville, MD	3.0	1.5	1664	$2,300	$1.38	43d	1	1.15mi
19 Warren Park Dr Pikesville, MD	3.0	1.0–2.0	903	$1,467	$1.62	3d	10	1.33mi
6624 Chippewa Dr Baltimore, MD	3.0	1.5	1514	$2,400	$1.59	24d	1	1.37mi
515 Marshall Ave Pikesville, MD	3.0	2.0	1200	$2,750	$2.29	43d	1	1.44mi
5000 Litchfield Ave #1 Baltimore, MD	2.0	1.0	1100	$1,100	$1.00	43d	1	1.45mi

HOA detail condo

• Monthly dues: $646 · $7,752/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 61 DOM
2. 2026-06-17
   days on market $110,000 Active 60 DOM
3. 2026-06-16
   days on market $110,000 Active 59 DOM
4. 2026-06-15
   days on market $110,000 Active 58 DOM
5. 2026-06-13
   days on market $110,000 Active 56 DOM
6. 2026-06-09
   days on market $110,000 Active 52 DOM
7. 2026-06-08
   days on market $110,000 Active 51 DOM
8. 2026-06-07
   days on market $110,000 Active 50 DOM
9. 2026-06-04
   days on market $110,000 Active 47 DOM
10. 2026-06-03
    days on market $110,000 Active 46 DOM
11. 2026-06-02
    days on market $110,000 Active 45 DOM
12. 2026-06-01
    days on market $110,000 Active 44 DOM
13. 2026-05-31
    days on market $110,000 Active 43 DOM
14. 2026-04-19
    listed $120,000 Active 1306-char remark

    Show marketing remark (1306 chars)

    Welcome home to this spacious, beautifully designed condo in a prime central location! From the moment you walk in, you’re greeted by an expansive living room, perfect for entertaining guests or simply relaxing at home. The open-concept layout flows seamlessly into the dining area, creating the ideal space to host dinners and gatherings. The kitchen offers abundant cabinet storage and generous prep space, making it both functional and inviting. Plus, enjoy the convenience of in-unit laundry, all thoughtfully integrated into the open layout that keeps everything connected and accessible. The oversized primary bedroom is a true retreat, featuring ample closet space and plenty of room for a sitting area or home office. The en-suite bathroom is complete with a walk-in tiled shower for a spa-like experience. A second spacious bedroom offers a large closet and easy access to a full hall bathroom with a tub/shower combo. Start your mornings or unwind in the evenings on your private balcony, where you can enjoy peaceful, serene views. Parking is effortless with a large, convenient lot, no more searching for a spot! Ideally located near Cross Country Blvd, Northern Parkway, and a wide variety of shops and restaurants, this condo offers the perfect blend of comfort, space, and convenience.

15. 2026-04-17
    historical $120,000 1306-char remark

    Show marketing remark (1306 chars)

    Welcome home to this spacious, beautifully designed condo in a prime central location! From the moment you walk in, you’re greeted by an expansive living room, perfect for entertaining guests or simply relaxing at home. The open-concept layout flows seamlessly into the dining area, creating the ideal space to host dinners and gatherings. The kitchen offers abundant cabinet storage and generous prep space, making it both functional and inviting. Plus, enjoy the convenience of in-unit laundry, all thoughtfully integrated into the open layout that keeps everything connected and accessible. The oversized primary bedroom is a true retreat, featuring ample closet space and plenty of room for a sitting area or home office. The en-suite bathroom is complete with a walk-in tiled shower for a spa-like experience. A second spacious bedroom offers a large closet and easy access to a full hall bathroom with a tub/shower combo. Start your mornings or unwind in the evenings on your private balcony, where you can enjoy peaceful, serene views. Parking is effortless with a large, convenient lot, no more searching for a spot! Ideally located near Cross Country Blvd, Northern Parkway, and a wide variety of shops and restaurants, this condo offers the perfect blend of comfort, space, and convenience.

16. 2024-08-30
    historical
17. 2024-08-16
    listed $140,000 Active
18. 2022-08-10
    soldstatus $70,000
19. 2001-10-31
    soldstatus $80,000
20. 1987-07-27
    soldstatus $91,863

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $1,495 · $125/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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,810
• − Mortgage interest: −$6,162
• − Property taxes: −$1,495
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − HOA: −$7,752
• − Depreciation: −$3,200
• Taxable loss: −$1,505
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $205/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

+30.6% since first listed

7 events — show timeline

• 2026-04-19 Listed $120,000 BRIGHT MLS
• 2026-04-17 Coming Soon $120,000 BRIGHT MLS
• 2024-08-30 Listing Removed — BRIGHT MLS
• 2024-08-16 Listed $140,000 BRIGHT MLS
• 2022-08-10 Sold (Public Records) $70,000 Public Records
• 2001-10-31 Sold (Public Records) $80,000 Public Records
• 1987-07-27 Sold (Public Records) $91,863 Public Records

Property tax history

-3.9%/yr

Latest (2025): $1,495 · +6.3% YoY. Source: county tax records.