3714 Mayberry Ave Unit A · Baltimore, MD 21206

$60,000

1 bd · 1.0 ba · 774 sqft · Condo public records · 28 Days on market

Built 1950 $78/sqft · 63% below area $340/mo HOA · 25% of rent

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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 +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Now Active and ready for its next owner! This charming ground-level condo offers easy living with a bright and airy layout featuring large windows in both the living room and primary bedroom. The spacious bedroom includes two closets, plus additional closet space throughout for extra storage. Enjoy a large concrete patio ideal for outdoor seating and relaxation. Building amenities include shared washer and dryer access and additional storage space. Convenient parking lot and street parking available. Perfect for buyers looking to own instead of rent, seniors downsizing, or investors adding to their portfolio.

Key facts

• $340 HOA
• Built 1950
• Listed 28 days

Property features AI

Finance

• HOA & community: Monthly condo/coop fee of $340; Professionally managed off-site; HOA fee includes trash, snow removal, lawn maintenance, and insurance; Extra storage available

Exterior

• Parking: Asphalt driveway; Free parking; Other parking type
• Utilities: Public water; Public sewer; Electric service available; Phone available; Cable TV available; Electric hot water
• Home design: Garden-style building (1–4 floors); Unit/flat; Fee simple ownership; Average condition; Entry on floor 1; Building not winterized
• Construction: Brick construction; Estimated year built
• Exterior features: Level entry with no stairs; Above-grade other structures

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Hot water heating; Forced air; Electric heating fuel; Central air conditioning (natural gas cooling fuel)
• Interior features: Ceiling fans; Entry-level bedroom; Other interior features
• Laundry & utility: Laundry located on lower floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 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.
• Zoned schools: Glenmount Elementary/Middle (math 6% / reading 15%, grade F, #590 of 860 statewide, top 70%, 657 students, 76% FRL); Reginald F. Lewis High (math 12% / reading 8%, grade F, #202 of 222 statewide, top 92%, 577 students, 73% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 173 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 4.4% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $36k; list at $60k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 2.27% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.94%
• DSCR: 2.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $160,526
• List price: $60,000
• Delta: -62.62%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.82×
• Total profit: $13,827
• Equity at exit: $8,946

10-year hold

• IRR: 29.4%
• Equity multiple: 3.91×
• Total profit: $48,810
• Equity at exit: $5,188

Cash invested: $16,800 (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 21206

• Rents YoY: 4.4%
• Active inventory: 173
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$315
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$25
• HOA: −$340
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $335

Break-even live

Break-even rent $937

Max offer price $60,000

Occupancy floor 70%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6410 Walther Ave Baltimore, MD	2.0	1.0–2.0	1195	$1,530	$1.28	44d	7	0.05mi
3807 Fleetwood Ave Unit 3 Baltimore, MD	1.0	1.0	797	$1,165	$1.46	44d	1	0.31mi
3807 Fleetwood Ave Unit 1 Baltimore, MD	2.0	1.0	969	$1,490	$1.54	4d	1	0.31mi
5906 Benton Heights Ave Baltimore, MD	2.0	1.0	780	$1,350	$1.73	44d	1	0.67mi
3607 Bayonne Ave Unit 1 Baltimore, MD	1.0	1.0	750	$1,100	$1.47	24d	1	0.75mi
3607 Bayonne Ave Unit 2 Baltimore, MD	2.0	1.0	900	$1,300	$1.44	24d	1	0.75mi
3010 Woodring Ave Unit 2 Baltimore, MD	2.0	1.0	900	$1,600	$1.78	44d	1	0.75mi
6915 Harford Rd Unit 3 Baltimore, MD	1.0	1.0	658	$1,150	$1.75	3d	1	0.82mi
6915 Harford Rd Unit 3 Baltimore, MD	1.0	1.0	600	$1,250	$2.08	44d	1	0.82mi
6915 Harford Rd Unit 1 Baltimore, MD	1.0	1.0	658	$1,250	$1.90	3d	1	0.82mi
35-C Mopec Cir Nottingham, MD	2.0	1.0	1100	$1,445	$1.31	2d	10	0.85mi
3010 White Ave Unit B Baltimore, MD	1.0	1.0	630	$1,150	$1.83	24d	1	0.91mi
4308 Hamilton Ave Baltimore, MD	2.0	1.0	1110	$1,416	$1.28	24d	1	1.05mi
3014 Hamilton Ave Unit 1 Baltimore, MD	2.0	1.0	850	$1,575	$1.85	24d	1	1.08mi
3033 Hamilton Ave Unit 1R Baltimore, MD	2.0	1.0	720	$1,195	$1.66	4d	1	1.10mi
2825 Clearview Ave Unit 2 Parkville, MD	1.0	1.0	650	$1,200	$1.85	4d	1	1.10mi
5424 Belle Vista Ave Baltimore, MD	2.0	1.0	932	$1,300	$1.39	44d	1	1.11mi
3021 Echodale Ave Unit 2 Baltimore, MD	2.0	1.0	750	$999	$1.33	44d	1	1.24mi
5738 Cedonia Ave Baltimore, MD	2.0	1.0	797	$1,385	$1.74	3d	3	1.25mi
6211 Birchwood Ave Unit 1st FL Baltimore, MD	1.0	1.0	600	$1,300	$2.17	24d	1	1.25mi
2604 Hamilton Ave Apt 2 Baltimore, MD	2.0	1.0	850	$1,195	$1.41	44d	1	1.27mi
5600 Birchwood Ave Unit 2 Baltimore, MD	2.0	1.0	850	$1,600	$1.88	44d	1	1.29mi
4903 1/2 Hamilton Ave Unit A Baltimore, MD	2.0	2.0	800	$1,450	$1.81	24d	1	1.35mi
6212 Laurelton Ave Baltimore, MD	2.0	1.0	960	$1,325	$1.38	44d	1	1.39mi
4909 Hamilton Ave Baltimore, MD	2.0–3.0	2.0	862	$1,450	$1.68	3d	5	1.39mi
2423 Wellbridge Dr Baltimore, MD	1.0–2.0	1.0	675	$1,075	$1.59	20d	1	1.41mi
4007 Biddison Ln Apt 1 Baltimore, MD	2.0	1.0	1000	$1,279	$1.28	18d	1	1.45mi
2800 Linwood Ave Unit C Parkville, MD	1.0	1.0	800	$1,250	$1.56	16d	1	1.48mi
4801 Edgar Ter Baltimore, MD	1.0	1.0	850	$1,200	$1.41	15d	1	1.50mi
4801 Edgar Ter Unit 2 Baltimore, MD	1.0	1.0	850	$1,200	$1.41	44d	1	1.50mi

HOA detail condo

• Monthly dues: $340 · $4,080/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $60,000 Active 28 DOM
2. 2026-06-17
   days on market $60,000 Active 27 DOM
3. 2026-06-16
   days on market $60,000 Active 26 DOM
4. 2026-06-15
   days on market $60,000 Active 25 DOM
5. 2026-06-13
   days on market $60,000 Active 23 DOM
6. 2026-06-09
   days on market $60,000 Active 19 DOM
7. 2026-06-08
   days on market $60,000 Active 18 DOM
8. 2026-06-07
   days on market $60,000 Active 17 DOM
9. 2026-06-04
   days on market $60,000 Active 14 DOM
10. 2026-06-03
    days on market $60,000 Active 13 DOM
11. 2026-06-02
    days on market $60,000 Active 12 DOM
12. 2026-06-01
    days on market $60,000 Active 11 DOM
13. 2026-05-31
    days on market $60,000 Active 10 DOM
14. 2026-05-05
    historical $60,000 387-char remark
15. 2022-02-03
    price $1,100
16. 2014-06-17
    historical
17. 2014-06-16
    historical
18. 2014-01-31
    listed Active
19. 2014-01-31
    listed $50,000
20. 2011-05-27
    historical
21. 2011-05-27
    historical
22. 2011-03-15
    listed Active
23. 2011-03-15
    listed $62,500
24. 2010-11-24
    historical Temporarily Off-Market
25. 2010-11-24
    historical
26. 2010-08-30
    listed Active
27. 2010-08-30
    listed $62,500
28. 2002-12-02
    soldstatus $36,000
29. 2002-09-17
    soldstatus $36,000
30. 2002-08-07
    historical
31. 2002-07-31
    listed $38,000
32. 1996-02-08
    soldstatus $178,100

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $726 · $60/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 ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,333
• − Mortgage interest: −$3,361
• − Property taxes: −$726
• − Insurance: −$300
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − HOA: −$4,080
• − Depreciation: −$1,745
• Taxable income: $3,507
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $3,179/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): 48,902
• Household income: $64,531
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 2317.0

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 20% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Ukrainian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 2% Arabic 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: ▼ -191.83%
• Current HPI: 284.5645
• Rent YoY: ▲ 4.43%
• 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

-66.3% since first listed

20 events — show timeline

• 2026-05-22 Listed $60,000 BRIGHT MLS
• 2026-05-05 Coming Soon $60,000 BRIGHT MLS
• 2022-02-03 Price Changed $1,100 RENT.
• 2014-06-17 Delisted — MRIS
• 2014-06-16 Listing Removed — BRIGHT MLS
• 2014-01-31 Listed — MRIS
• 2014-01-31 Listed $50,000 BRIGHT MLS
• 2011-05-27 Delisted — MRIS
• 2011-05-27 Listing Removed — BRIGHT MLS
• 2011-03-15 Listed — MRIS
• 2011-03-15 Listed $62,500 BRIGHT MLS
• 2010-11-24 Delisted — MRIS
• 2010-11-24 Listing Removed — BRIGHT MLS
• 2010-08-30 Listed — MRIS
• 2010-08-30 Listed $62,500 BRIGHT MLS
• 2002-12-02 Sold (Public Records) $36,000 Public Records
• 2002-09-17 Sold (MLS) $36,000 MRIS
• 2002-08-07 Delisted — MRIS
• 2002-07-31 Listed $38,000 MRIS
• 1996-02-08 Sold (Public Records) $178,100 Public Records

Property tax history

-4.9%/yr

Latest (2025): $726 · -11.2% YoY. Source: county tax records.