2557 Hollins St · Baltimore, MD 21223

$30,000

3 bd · 1.0 ba · 1,200 sqft · Townhouse · 150 Days on market

Built 1900 $25/sqft · 45% below area Est $55k · 45% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2557 Hollins St, Baltimore, MD is located on a quiet block. This property offers strong potential for a flip or long-term rental, making it a solid opportunity for investors looking to add value. The surrounding homes show pride of ownership, and the location provides easy access to downtown Baltimore, major commuter routes, and local amenities. Ideal for an investor seeking a straightforward rehab in a desirable, low-traffic street setting.

Key facts

• Built 1900
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.9% 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 fast (+7.5%/yr); 422 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 44% of the median local income ($46k/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 $207 of loan paydown is wiped out by about $900 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 + 7.5% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $9k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $30k implies a 76% 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 $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 5.63% ✓
• Cap rate: 51.94%
• Cash-on-cash: 163.03%
• DSCR: 8.25
• GRM: 1.5

CMA / ARV

• ARV (median comp): $54,771
• List price: $30,000
• Delta: -45.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2516 W Fairmount Ave	0.14mi	3/1.0	1,304 (+9%)	2mo	$30,000	$23	77
2435 Lauretta Ave	0.52mi	3/1.0	1,260 (+5%)	1mo	$45,000	$36	67
2216 W Fayette St	0.37mi	3/1.5	1,326 (+10%)	1mo	$77,000	$58	62
28 S Bernice Ave	0.65mi	3/1.0	1,280 (+7%)	1mo	$147,000	$115	58
537 Longwood St	0.65mi	4/2.0 (+1)	1,176 (-2%)	0mo	$60,000	$51	57
5 Rosedale St S	0.58mi	3/2.0	1,280 (+7%)	1mo	$110,000	$86	57
2402 Wilkens Ave	0.51mi	2/1.0 (-1)	1,092 (-9%)	0mo	$45,000	$41	56
2408 Wilkens Ave	0.51mi	3/2.0	1,092 (-9%)	2mo	$99,900	$91	55
1906 W Saratoga St	0.66mi	3/1.5	1,273 (+6%)	2mo	$155,000	$122	55
3017 Frederick Ave	0.67mi	4/3.0 (+1)	1,260 (+5%)	2mo	$217,000	$172	46
1933 W Pratt St	0.55mi	4/— (+1)	1,365 (+14%)	2mo	$30,000	$22	45
528 S Bentalou St	0.49mi	4/3.0 (+1)	1,032 (-14%)	1mo	$190,000	$184	40

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.03×
• Total profit: $75,848
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 24.31×
• Total profit: $195,784
• Equity at exit: $2,594

Cash invested: $8,400 (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 21223

• Rents YoY: 7.5%
• Active inventory: 422
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$157
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $1,141

Break-even live

Break-even rent $244

Max offer price $30,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,158	-5% $1,150	+0% $1,141	+5% $1,133	+10% $1,124
Rent	-10% $1,008	-5% $1,074	+0% $1,141	+5% $1,208	+10% $1,275
Rate	-1.0pp $1,156	-0.5pp $1,149	base $1,141	+0.5pp $1,133	+1.0pp $1,126

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	24d	1	0.04mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	44d	1	0.06mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	44d	1	0.16mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	18d	1	0.26mi
332 S Franklintown Rd Unit 2 Baltimore, MD	2.0	1.0	776	$795	$1.02	24d	1	0.28mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	24d	1	0.28mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	24d	1	0.31mi
2225 W Baltimore St Baltimore, MD	3.0	2.5	1200	$1,600	$1.33	24d	1	0.32mi
307 S Smallwood St Baltimore, MD	2.0	2.5	1400	$1,350	$0.96	44d	1	0.43mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	44d	1	0.46mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	24d	1	0.47mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	44d	1	0.48mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	44d	1	0.50mi
2509 Christian St Baltimore, MD	4.0	2.0	1248	$1,699	$1.36	4d	1	0.52mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	11d	1	0.54mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	44d	1	0.54mi
2671 Saint Benedict St Baltimore, MD	2.0	1.0	1144	$1,325	$1.16	44d	1	0.57mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,434	$1.67	44d	1	0.57mi
1912 W Baltimore St Unit 2 Baltimore, MD	2.0	1.5	1200	$2,100	$1.75	24d	1	0.58mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	24d	1	0.58mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	24d	1	0.63mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	44d	1	0.63mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	5d	1	0.66mi
514 S Payson St Unit 2 Baltimore, MD	3.0	2.0	1264	$1,750	$1.38	44d	1	0.69mi
1846 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1250	$1,300	$1.04	44d	1	0.70mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	24d	1	0.76mi
1635 Frederick Ave Baltimore, MD	3.0	2.0	1224	$1,850	$1.51	44d	1	0.78mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	21d	1	0.79mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	24d	1	0.81mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	44d	1	0.81mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	24d	1	0.82mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	5d	1	0.83mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	24d	1	0.84mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	44d	1	0.86mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	0.90mi
1519 Penrose Ave Baltimore, MD	3.0	2.0	1200	$1,875	$1.56	44d	1	0.92mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	13d	1	0.95mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	5d	1	0.95mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	24d	1	0.96mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	4d	1	0.98mi

Listing history 28 events

1. 2026-06-18
   days on market $30,000 Active 150 DOM
2. 2026-06-17
   days on market $30,000 Active 149 DOM
3. 2026-06-16
   days on market $30,000 Active 148 DOM
4. 2026-06-15
   days on market $30,000 Active 147 DOM
5. 2026-06-13
   days on market $30,000 Active 145 DOM
6. 2026-06-09
   days on market $30,000 Active 141 DOM
7. 2026-06-08
   days on market $30,000 Active 140 DOM
8. 2026-06-07
   days on market $30,000 Active 139 DOM
9. 2026-06-04
   days on market $30,000 Active 136 DOM
10. 2026-06-03
    days on market $30,000 Active 135 DOM
11. 2026-06-02
    days on market $30,000 Active 134 DOM
12. 2026-06-01
    days on market $30,000 Active 133 DOM
13. 2026-05-31
    days on market $30,000 Active 132 DOM
14. 2026-02-13
    price $30,000 445-char remark

    Show marketing remark (445 chars)

    2557 Hollins St, Baltimore, MD is located on a quiet block. This property offers strong potential for a flip or long-term rental, making it a solid opportunity for investors looking to add value. The surrounding homes show pride of ownership, and the location provides easy access to downtown Baltimore, major commuter routes, and local amenities. Ideal for an investor seeking a straightforward rehab in a desirable, low-traffic street setting.

15. 2026-01-20
    listed $39,000 Active 445-char remark

    Show marketing remark (445 chars)

    2557 Hollins St, Baltimore, MD is located on a quiet block. This property offers strong potential for a flip or long-term rental, making it a solid opportunity for investors looking to add value. The surrounding homes show pride of ownership, and the location provides easy access to downtown Baltimore, major commuter routes, and local amenities. Ideal for an investor seeking a straightforward rehab in a desirable, low-traffic street setting.

16. 2026-01-15
    historical $39,000 445-char remark

    Show marketing remark (445 chars)

    2557 Hollins St, Baltimore, MD is located on a quiet block. This property offers strong potential for a flip or long-term rental, making it a solid opportunity for investors looking to add value. The surrounding homes show pride of ownership, and the location provides easy access to downtown Baltimore, major commuter routes, and local amenities. Ideal for an investor seeking a straightforward rehab in a desirable, low-traffic street setting.

17. 2023-07-01
    historical
18. 2023-05-23
    price $25,000
19. 2023-03-07
    listed $10,000 Active
20. 2020-09-17
    soldstatus $17,000 Closed
21. 2020-08-31
    status Pending
22. 2020-08-18
    listed $10,000 Active
23. 2016-08-11
    soldstatus $6,000
24. 2016-08-11
    soldstatus $6,000 Sold
25. 2016-07-15
    status Contract
26. 2016-07-01
    price $7,900
27. 2016-06-03
    price $10,500
28. 2016-05-02
    listed $12,900 Active

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $301 · $25/mo
• Expected delta: +$26/yr (+$2/mo · 9.7%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,261
• − Mortgage interest: −$1,680
• − Property taxes: −$274
• − Insurance: −$150
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$873
• Taxable income: $14,042
• Est. tax owed @ 24.0%: −$3,370
• After-tax cash flow: $10,324/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): 19,572
• Household income: $45,840
• Rent vs Own: 68.0% rent · 32.0% own
• Severe rent burden: 1755.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -97.99%
• Current HPI: 140.5836
• Rent YoY: ▲ 7.51%
• 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

+132.6% since first listed

15 events — show timeline

• 2026-02-13 Price Changed $30,000 BRIGHT MLS
• 2026-01-20 Listed $39,000 BRIGHT MLS
• 2026-01-15 Coming Soon $39,000 BRIGHT MLS
• 2023-07-01 Listing Removed — BRIGHT MLS
• 2023-05-23 Price Changed $25,000 BRIGHT MLS
• 2023-03-07 Listed $10,000 BRIGHT MLS
• 2020-09-17 Sold (MLS) $17,000 BRIGHT MLS
• 2020-08-31 Pending — BRIGHT MLS
• 2020-08-18 Listed $10,000 BRIGHT MLS
• 2016-08-11 Sold (MLS) $6,000 MRIS
• 2016-08-11 Sold (MLS) $6,000 BRIGHT MLS
• 2016-07-15 Pending — MRIS
• 2016-07-01 Price Changed $7,900 MRIS
• 2016-06-03 Price Changed $10,500 MRIS
• 2016-05-02 Listed $12,900 MRIS

Property tax history

-2.0%/yr

Latest (2025): $274 · +2.9% YoY. Source: county tax records.