1907 Brunt St · Baltimore, MD 21217

$95,000

3 bd · 1.0 ba · 1,008 sqft · Condo public records · 212 Days on market

Built 1984 $94/sqft · 14% below area Est $110k · 14% under

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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
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Updated Rowhome in Historic Upton! Welcome to this beautifully refreshed 3-bedroom, 1-bath interior rowhome nestled in the heart of Baltimore’s revitalized Upton neighborhood. Offering approximately 1,008 square feet of living space, this home combines classic Baltimore charm with modern updates—perfect for a first-time homebuyer or a savvy investor looking for a turnkey rental opportunity. "Virtually Staged" or "Some images are digitally enhanced"

Key facts

• Built 1984
• Listed 212 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 (+6.6%/yr); 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,691/mo this rent would consume 53% of the median local household income ($38k/yr) (locally 2921% 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 $657 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $95k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
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 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: 1.78% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.69%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $109,980
• List price: $95,000
• Delta: -13.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.29×
• Total profit: $34,361
• Equity at exit: $14,165

10-year hold

• IRR: 38.8%
• Equity multiple: 5.29×
• Total profit: $114,128
• Equity at exit: $8,214

Cash invested: $26,600 (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 21217

• Rents YoY: 6.6%
• Active inventory: 331
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$498
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $680

Break-even live

Break-even rent $830

Max offer price $95,000

Occupancy floor 55%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2028 Druid Hill Ave Baltimore, MD	3.0	2.5	1437	$1,799	$1.25	11d	1	0.13mi
2028 Druid Hill Ave Unit 1 Baltimore, MD	3.0	2.5	1437	$1,750	$1.22	2d	1	0.13mi
1920 McCulloh St Apt 2 Baltimore, MD	2.0	1.0	1000	$1,450	$1.45	43d	1	0.14mi
1909 McCulloh St Unit 2 Baltimore, MD	2.0	1.0	717	$1,300	$1.81	24d	1	0.16mi
1931 McCulloh St Unit 1 Baltimore, MD	3.0	1.0	1000	$1,500	$1.50	43d	1	0.17mi
1346 N Carey St Baltimore, MD	2.0	1.5	1100	$1,500	$1.36	43d	1	0.20mi
2037 McCulloh St Unit 3 Baltimore, MD	2.0	2.0	937	$1,650	$1.76	17d	1	0.20mi
2143 Druid Hill Ave Unit 2 Baltimore, MD	2.0	1.0	915	$1,400	$1.53	43d	1	0.22mi
1562 N Woodyear St Baltimore, MD	2.0	1.5	788	$1,325	$1.68	24d	1	0.31mi
1829 Eutaw Pl Unit B Baltimore, MD	2.0	2.0	1278	$2,100	$1.64	4d	1	0.31mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	16d	1	0.32mi
1534 N Stricker St Baltimore, MD	2.0	1.5	900	$1,475	$1.64	14d	1	0.33mi
1524 Madison Ave Unit 1 Baltimore, MD	2.0	2.0	800	$1,600	$2.00	24d	1	0.33mi
1614 N Calhoun St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	43d	1	0.38mi
2016 Linden Ave Unit B Baltimore, MD	2.0	1.0	700	$1,400	$2.00	24d	1	0.39mi
1409 McCulloh St Unit McCulloh UA Baltimore, MD	2.0	1.5	1080	$1,550	$1.44	43d	1	0.41mi
910 N Arlington Ave Unit 2 Baltimore, MD	4.0	2.0	1220	$1,850	$1.52	24d	1	0.42mi
1121 Whitelock St Baltimore, MD	2.0	1.0	1180	$1,300	$1.10	43d	1	0.43mi
1722 Bolton St Unit 3 Baltimore, MD	2.0	1.0	942	$1,600	$1.70	4d	1	0.44mi
2409 Francis St Baltimore, MD	3.0	1.0	1298	$1,500	$1.16	43d	1	0.46mi
2339 Eutaw Pl Ste 1 Baltimore, MD	2.0	1.0	1300	$1,275	$0.98	43d	1	0.47mi
2433 Druid Hill Ave Baltimore, MD	2.0	2.5	1092	$1,999	$1.83	43d	1	0.47mi
1714 Park Ave #202 Baltimore, MD	2.0	2.0	1000	$1,800	$1.80	24d	1	0.49mi
2449 Druid Hill Ave Baltimore, MD	2.0	1.0	1100	$1,800	$1.64	43d	1	0.49mi
1624 Westwood Ave Baltimore, MD	3.0	2.0	1000	$1,900	$1.90	43d	1	0.50mi
2202 Brookfield Ave Baltimore, MD	2.0	1.0	980	$1,600	$1.63	43d	1	0.51mi
1339 W Lafayette Ave #1 Baltimore, MD	2.0	2.0	700	$1,600	$2.29	12d	1	0.53mi
1433 N Fulton Ave Baltimore, MD	2.0	1.0	1200	$1,500	$1.25	43d	1	0.54mi
1806 N Mount St Baltimore, MD	3.0	3.0	1200	$1,700	$1.42	20d	1	0.54mi
1729 Park Ave Unit 4 Baltimore, MD	2.0	2.0	900	$1,725	$1.92	4d	1	0.54mi
823 Newington Ave Unit 1 Baltimore, MD	2.0	1.0	913	$1,700	$1.86	17d	1	0.54mi
1515 Retreat St Baltimore, MD	3.0	2.0	1098	$1,800	$1.64	24d	1	0.55mi
1507 Retreat St Unit 1 Baltimore, MD	3.0	3.0	1098	$2,500	$2.28	43d	1	0.55mi
750 Reservoir St Unit A Baltimore, MD	2.0	1.0	900	$1,650	$1.83	43d	1	0.56mi
750 Reservoir St Unit B Baltimore, MD	2.0	2.0	900	$1,850	$2.06	43d	1	0.56mi
2511 Madison Ave #2 Baltimore, MD	3.0	1.0	1100	$1,650	$1.50	43d	1	0.57mi
1729 N Fulton Ave Baltimore, MD	3.0	2.0	1081	$1,795	$1.66	43d	1	0.57mi
834 N Stricker St Baltimore, MD	4.0	1.0	1200	$1,500	$1.25	20d	1	0.58mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$1,141	$1.16	4d	4	0.59mi
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	2d	1	0.59mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 212 DOM
2. 2026-06-17
   days on market $95,000 Active 211 DOM
3. 2026-06-16
   days on market $95,000 Active 210 DOM
4. 2026-06-15
   days on market $95,000 Active 209 DOM
5. 2026-06-13
   days on market $95,000 Active 207 DOM
6. 2026-06-09
   days on market $95,000 Active 203 DOM
7. 2026-06-08
   days on market $95,000 Active 202 DOM
8. 2026-06-07
   days on market $95,000 Active 201 DOM
9. 2026-06-04
   days on market $95,000 Active 198 DOM
10. 2026-06-03
    days on market $95,000 Active 197 DOM
11. 2026-06-02
    days on market $95,000 Active 196 DOM
12. 2026-06-01
    days on market $95,000 Active 195 DOM
13. 2026-05-31
    days on market $95,000 Active 194 DOM
14. 2026-04-16
    price $95,000 519-char remark

    Show marketing remark (519 chars)

    Charming Updated Rowhome in Historic Upton! Welcome to this beautifully refreshed 3-bedroom, 1-bath interior rowhome nestled in the heart of Baltimore’s revitalized Upton neighborhood. Offering approximately 1,008 square feet of living space, this home combines classic Baltimore charm with modern updates—perfect for a first-time homebuyer or a savvy investor looking for a turnkey rental opportunity. "Virtually Staged" or "Some images are digitally enhanced"

15. 2026-03-06
    price $99,000 519-char remark

    Show marketing remark (519 chars)

    Charming Updated Rowhome in Historic Upton! Welcome to this beautifully refreshed 3-bedroom, 1-bath interior rowhome nestled in the heart of Baltimore’s revitalized Upton neighborhood. Offering approximately 1,008 square feet of living space, this home combines classic Baltimore charm with modern updates—perfect for a first-time homebuyer or a savvy investor looking for a turnkey rental opportunity. "Virtually Staged" or "Some images are digitally enhanced"

16. 2026-03-06
    status Active 519-char remark

    Show marketing remark (519 chars)

    Charming Updated Rowhome in Historic Upton! Welcome to this beautifully refreshed 3-bedroom, 1-bath interior rowhome nestled in the heart of Baltimore’s revitalized Upton neighborhood. Offering approximately 1,008 square feet of living space, this home combines classic Baltimore charm with modern updates—perfect for a first-time homebuyer or a savvy investor looking for a turnkey rental opportunity. "Virtually Staged" or "Some images are digitally enhanced"

17. 2026-03-04
    historical 519-char remark

    Show marketing remark (519 chars)

    Charming Updated Rowhome in Historic Upton! Welcome to this beautifully refreshed 3-bedroom, 1-bath interior rowhome nestled in the heart of Baltimore’s revitalized Upton neighborhood. Offering approximately 1,008 square feet of living space, this home combines classic Baltimore charm with modern updates—perfect for a first-time homebuyer or a savvy investor looking for a turnkey rental opportunity. "Virtually Staged" or "Some images are digitally enhanced"

18. 2025-12-18
    status Active 519-char remark

    Show marketing remark (519 chars)

    Charming Updated Rowhome in Historic Upton! Welcome to this beautifully refreshed 3-bedroom, 1-bath interior rowhome nestled in the heart of Baltimore’s revitalized Upton neighborhood. Offering approximately 1,008 square feet of living space, this home combines classic Baltimore charm with modern updates—perfect for a first-time homebuyer or a savvy investor looking for a turnkey rental opportunity. "Virtually Staged" or "Some images are digitally enhanced"

19. 2025-12-01
    historical Active Under Contract 519-char remark

    Show marketing remark (519 chars)

    Charming Updated Rowhome in Historic Upton! Welcome to this beautifully refreshed 3-bedroom, 1-bath interior rowhome nestled in the heart of Baltimore’s revitalized Upton neighborhood. Offering approximately 1,008 square feet of living space, this home combines classic Baltimore charm with modern updates—perfect for a first-time homebuyer or a savvy investor looking for a turnkey rental opportunity. "Virtually Staged" or "Some images are digitally enhanced"

20. 2025-10-30
    listed $105,000 Active 519-char remark

    Show marketing remark (519 chars)

    Charming Updated Rowhome in Historic Upton! Welcome to this beautifully refreshed 3-bedroom, 1-bath interior rowhome nestled in the heart of Baltimore’s revitalized Upton neighborhood. Offering approximately 1,008 square feet of living space, this home combines classic Baltimore charm with modern updates—perfect for a first-time homebuyer or a savvy investor looking for a turnkey rental opportunity. "Virtually Staged" or "Some images are digitally enhanced"

21. 1985-07-01
    soldstatus $52,759

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 · 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: $20,298
• − Mortgage interest: −$5,321
• − Property taxes: −$1,419
• − Insurance: −$475
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$2,764
• Taxable income: $7,071
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $6,466/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

+80.1% since first listed

8 events — show timeline

• 2026-04-16 Price Changed $95,000 BRIGHT MLS
• 2026-03-06 Price Changed $99,000 BRIGHT MLS
• 2026-03-06 Relisted — BRIGHT MLS
• 2026-03-04 Listing Removed — BRIGHT MLS
• 2025-12-18 Relisted — BRIGHT MLS
• 2025-12-01 Contingent — BRIGHT MLS
• 2025-10-30 Listed $105,000 BRIGHT MLS
• 1985-07-01 Sold (Public Records) $52,759 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,419 · +12.5% YoY. Source: county tax records.