1537 N Broadway · Baltimore, MD 21213

$123,000

3 bd · 4.5 ba · 2,866 sqft · Townhouse public records · 19 Days on market

Built 1905 1,307 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
• Appreciation +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

This beautiful top to bottom renovation. Close to John Hopkins Hospital is waiting for you!! Spacious bedrooms in 4 levels of living. Two master suites, open floor concept. Roof top deck with great view of city. This is a home you will be proud to own!! Might qualify for Vacant to Value program

Key facts

• Exposed brick walls
• Colonial townhouse
• Vinyl plank floors

Tags

• COLONIAL TOWNHOUSE
• VINYL PLANK FLOORS
• EXPOSED BRICK WALLS
• WHITE CUSTOM-MADE CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Financial info: Total below-grade finished area: 700 (finished basement area); Above-grade finished area: 2,166 (finished living area)
• HOA & community: Ground rent paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction with brick front; Concrete perimeter foundation; Estimated year built
• Exterior features: Sidewalks and street lights; Rear fencing; Deck(s) and covered roofed outdoor living area; Walkout basement with outside and rear entrances

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Wood floors
• Bathrooms: Four full bathrooms (three on upper levels, one on lower level); One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Open floor plan with combined dining and living area; Kitchen with table space; Wood floors; Drywall, plaster and paneled walls with exposed brick
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath townhouse listed at $123k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $121k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 fast (+5.2%/yr); 319 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• At $2,452/mo this rent would consume 57% of the median local household income ($51k/yr) (locally 1868% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $151 of equity ($850 loan paydown + $-699 appreciation (-0.6% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 5.2% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1905 — 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 $121,155 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.99% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.86%
• DSCR: 2.20
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $318,126
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1612 E Biddle St	0.28mi	4/4.0 (+1)	3,200 (+12%)	1mo	$319,000	$100	60
1705 E Chase St	0.37mi	4/3.5 (+1)	3,140 (+10%)	4mo	$295,800	$94	54
1303 N Broadway	0.20mi	3/2.0	2,500 (-13%)	7mo	$265,000	$106	54
1427 E Eager St	0.52mi	3/3.5	2,604 (-9%)	8mo	$213,000	$82	50
1614 N Caroline St	0.21mi	4/3.5 (+1)	2,460 (-14%)	13mo	$290,000	$118	47
1810 N Bond St	0.22mi	4/4.5 (+1)	2,500 (-13%)	21mo	$300,000	$120	45
1000 E 20th St	0.65mi	4/3.5 (+1)	2,700 (-6%)	23mo	$300,000	$111	32
2009 Homewood Ave	0.74mi	4/3.0 (+1)	2,639 (-8%)	20mo	$297,500	$113	25
2105 E Madison St	0.72mi	4/3.5 (+1)	2,445 (-15%)	14mo	$275,000	$112	22
1122 Homewood Ave	0.74mi	4/2.0 (+1)	3,248 (+13%)	15mo	$280,000	$86	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.57% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.40×
• Total profit: $48,163
• Equity at exit: $32,262

10-year hold

• IRR: 34.7%
• Equity multiple: 5.15×
• Total profit: $143,052
• Equity at exit: $36,121

Cash invested: $34,440 (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 21213

• Home prices YoY: -0.1%
• Rents YoY: 5.2%
• Active inventory: 319
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$645
• Tax from tax record: −$470 /mo · $5,637/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $771

Break-even live

Break-even rent $1,476

Max offer price $123,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,172	-5% $806	+0% $771	+5% $736	+10% $701
Rent	-10% $577	-5% $674	+0% $771	+5% $868	+10% $965
Rate	-1.0pp $833	-0.5pp $802	base $771	+0.5pp $739	+1.0pp $707

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1532 N Broadway Baltimore, MD	3.0	4.0	2696	$2,700	$1.00	4d	1	0.02mi
1511 E Lafayette Ave Baltimore, MD	4.0	3.5	1988	$2,650	$1.33	5d	1	0.21mi
1607 E Biddle St Baltimore, MD	4.0	3.5	2160	$2,400	$1.11	25d	1	0.27mi
1716 Lantern Mews Baltimore, MD	4.0	5.0	2016	$2,700	$1.34	45d	1	0.37mi
1829 N Port St Baltimore, MD	3.0	1.5	2000	$1,625	$0.81	45d	1	0.67mi
411 E Lafayette Ave Baltimore, MD	3.0	2.5	2450	$2,900	$1.18	25d	1	0.84mi
1643 Guilford Ave Baltimore, MD	3.0	3.5	2273	$3,200	$1.41	45d	1	0.92mi
2040 Orleans St Baltimore, MD	4.0	1.5	1974	$2,100	$1.06	16d	1	0.93mi
2200 E Fayette St Unit 2 2ND FLOOR Baltimore, MD	2.0	1.0	2205	$1,500	$0.68	45d	1	1.05mi
324 E 23rd St Baltimore, MD	3.0	1.5	2018	$2,200	$1.09	25d	1	1.05mi
32 E Preston St Unit B Baltimore, MD	3.0	3.0	2500	$2,890	$1.16	45d	1	1.09mi
1824 Saint Paul St Unit 3 Baltimore, MD	2.0	1.0	2397	$1,275	$0.53	45d	1	1.09mi
141 N Patterson Park Ave Baltimore, MD	3.0	3.5	2264	$2,300	$1.02	45d	1	1.12mi
733 N Linwood Ave Baltimore, MD	4.0	3.0	2410	$2,150	$0.89	45d	1	1.13mi
10 E Chase St Baltimore, MD	4.0	2.5	2626	$3,499	$1.33	45d	1	1.14mi
312 E 25th St Baltimore, MD	4.0	3.5	1960	$2,800	$1.43	45d	1	1.17mi
2227 Saint Paul St Unit 2 Baltimore, MD	2.0	2.0	3428	$1,200	$0.35	45d	1	1.18mi
14 S Ann St Baltimore, MD	3.0	2.5	2850	$2,550	$0.89	12d	1	1.18mi
2206 E Baltimore St Baltimore, MD	3.0	2.5	2612	$2,900	$1.11	23d	1	1.21mi
1901 E Lombard St Baltimore, MD	2.0	1.0	2054	$2,200	$1.07	45d	1	1.24mi
1923 E 31st St Baltimore, MD	3.0	1.5	2264	$1,600	$0.71	25d	1	1.30mi
3005 Belair Rd Baltimore, MD	3.0	2.0	2000	$1,600	$0.80	19d	1	1.32mi
424 Ilchester Ave Baltimore, MD	3.0	3.0	1976	$1,800	$0.91	16d	1	1.32mi
1020 Park Ave Baltimore, MD	2.0	2.0–2.5	2004	$3,712	$1.85	4d	11	1.36mi
250 S Washington St Baltimore, MD	4.0	3.5	2261	$2,595	$1.15	25d	1	1.42mi
328 S Broadway #2 Baltimore, MD	3.0	2.0	3840	$2,800	$0.73	45d	1	1.47mi
7 W Mulberry St Unit 05 Baltimore, MD	3.0	2.0	1940	$1,750	$0.90	25d	1	1.49mi

Listing history 12 events

1. 2026-06-21
   days on market $123,000 Active 19 DOM
2. 2026-06-18
   days on market $123,000 Active 16 DOM
3. 2026-06-17
   days on market $123,000 Active 15 DOM
4. 2026-06-16
   days on market $123,000 Active 14 DOM
5. 2026-06-15
   days on market $123,000 Active 13 DOM
6. 2026-06-13
   days on market $123,000 Active 11 DOM
7. 2026-06-09
   days on market $123,000 Active 7 DOM
8. 2026-06-08
   days on market $123,000 Active 6 DOM
9. 2026-06-07
   days on market $123,000 Active 5 DOM
10. 2026-06-04
    days on market $123,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $123,000 Active 1 DOM

ⓘ 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: $5,637 · $470/mo
• Projected year-2 tax: $5,637 · $470/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 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: $29,422
• − Mortgage interest: −$6,890
• − Property taxes: −$5,637
• − Insurance: −$615
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$3,578
• Taxable income: $7,995
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $7,333/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): 28,058
• Household income: $51,344
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1868.0

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 (86%)
• Race & ethnicity: Black 86% White 6% Hispanic / Latino 4% Two or more races 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.57%
• Current HPI: 427.4453
• Rent YoY: ▲ 5.25%
• 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

+146.0% since first listed

30 events — show timeline

• 2026-06-02 Listed $123,000 BRIGHT MLS
• 2018-09-06 Sold (MLS) $257,600 MRIS
• 2018-09-06 Sold (MLS) $257,600 BRIGHT MLS
• 2018-07-11 Pending — BRIGHT MLS
• 2018-07-11 Pending — MRIS
• 2018-06-13 Price Changed $254,900 BRIGHT MLS
• 2018-06-13 Price Changed $254,900 MRIS
• 2018-04-24 Price Changed $269,900 BRIGHT MLS
• 2018-04-24 Price Changed $269,900 MRIS
• 2018-03-29 Listed $274,900 MRIS
• 2018-03-29 Listed $274,900 BRIGHT MLS
• 2014-05-20 Delisted — MRIS
• 2014-05-20 Listing Removed — BRIGHT MLS
• 2012-05-19 Listed — MRIS
• 2012-05-19 Listed $50,000 BRIGHT MLS
• 2012-03-09 Listing Removed — BRIGHT MLS
• 2012-03-09 Delisted — MRIS
• 2011-04-08 Relisted — MRIS
• 2011-03-09 Delisted — MRIS
• 2010-03-08 Listed — MRIS
• 2010-03-08 Listed $50,000 BRIGHT MLS
• 2010-01-04 Listing Removed — BRIGHT MLS
• 2010-01-04 Delisted — MRIS
• 2009-01-24 Relisted — MRIS
• 2009-01-22 Delisted — MRIS
• 2009-01-22 Relisted — MRIS
• 2009-01-04 Delisted — MRIS
• 2008-08-14 Price Changed — MRIS
• 2008-02-12 Listed — MRIS
• 2008-02-12 Listed $50,000 BRIGHT MLS

Property tax history

+17.8%/yr

Latest (2025): $5,637 · +0.0% YoY. Source: county tax records.