501 Sheridan Ave · Baltimore, MD 21212

$96,000

4 bd · 1.0 ba · 1,452 sqft · Townhouse public records · 35 Days on market

Built 1920 $66/sqft · 55% below area

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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 +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

HUD Case #(241-889851) Property is Owned by the US Dept. of HUD, Seller makes no representations or warranties as to property condition. HUD property is sold in "as- is" Property is listed as UI uninsurable Subject to Appraisal (Property requires more than $10,000 in repairs and is not eligible for FHA mortgage insurance) Buyers are responsible for utility activation de-winterize and re-winterize at their own expenses. Buyer responsible for payment of transfer tax/ any and all inspections/certifications. HUD home are sold "AS-IS" , Seller will contribute up to 3% for buyer's closing costs, upon bid submission. HUD is an Equal Housing Opportunity agency. Great opportuni

Key facts

• Manageable project
• Solid layout
• Built 1920

Tags

• WOODBOURNE MCCABE COMMUNITY
• SOLID LAYOUT
• MANAGEABLE PROJECT

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Brick construction
• Construction: Brick exterior; Slab foundation; Above-grade and below-grade structures
• Exterior features: End of row/townhouse setting; No tidal water

Interior

• Bedrooms: Four bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Radiator heating; Natural gas hot water
• Interior features: Basement present with poured concrete construction

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $96k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 (+4.7%/yr); 133 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $664 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 + 4.7% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $28k; list at $96k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $93,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.35% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.47%
• DSCR: 3.07
• GRM: 3.5

CMA / ARV

• ARV (median comp): $214,882
• List price: $96,000
• Delta: -55.32%
• 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
308 Woodbourne Ave	0.12mi	3/2.0 (-1)	1,565 (+8%)	1mo	$431,000	$275	71
5019 Midwood Ave	0.50mi	3/2.0 (-1)	1,455 (+0%)	2mo	$198,000	$136	66
5606 Clearspring Rd	0.32mi	3/1.5 (-1)	1,554 (+7%)	2mo	$140,000	$90	65
854 Bradhurst Rd	0.49mi	4/2.5	1,516 (+4%)	0mo	$275,000	$181	64
830 Saint Dunstans Rd	0.56mi	3/1.0 (-1)	1,394 (-4%)	1mo	$161,000	$115	61
1014 Upnor Rd	0.59mi	3/2.0 (-1)	1,512 (+4%)	2mo	$265,000	$175	55
804 Mccabe Ave	0.31mi	3/2.5 (-1)	1,620 (+12%)	1mo	$199,900	$123	54
7 Brackenridge Ct	0.65mi	3/2.0 (-1)	1,516 (+4%)	0mo	$340,000	$224	53
1200 Woodbourne Ave	0.64mi	4/3.0	1,364 (-6%)	2mo	$196,100	$144	51
912 Evesham Ave	0.68mi	3/2.0 (-1)	1,352 (-7%)	2mo	$224,900	$166	46
4662 Kernwood Ave	0.61mi	3/1.5 (-1)	1,652 (+14%)	1mo	$240,000	$145	41
617 Willow Ave	0.73mi	3/2.0 (-1)	1,641 (+13%)	2mo	$235,000	$143	34

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 3.03×
• Total profit: $54,628
• Equity at exit: $14,314

10-year hold

• IRR: 52.3%
• Equity multiple: 6.56×
• Total profit: $149,420
• Equity at exit: $8,300

Cash invested: $26,880 (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 21212

• Rents YoY: 4.7%
• Active inventory: 133
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,255 high
• Mortgage (P&I): −$503
• Tax from tax record: −$197 /mo · $2,369/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $1,041

Break-even live

Break-even rent $938

Max offer price $96,000

Occupancy floor 49%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5200 Ready Ave Baltimore, MD	3.0	1.5	1116	$1,950	$1.75	3d	1	0.16mi
711 1/2 McCabe Ave Baltimore, MD	4.0	3.0	1204	$2,350	$1.95	4d	1	0.27mi
543 Chateau Ave Baltimore, MD	3.0	2.0	1152	$1,900	$1.65	4d	1	0.33mi
510 Winston Ave Baltimore, MD	4.0	2.0	1600	$2,800	$1.75	20d	1	0.33mi
5001 Govane Ave Baltimore, MD	5.0	2.5	1200	$1,800	$1.50	23d	1	0.41mi
514 Radnor Ave Baltimore, MD	3.0	1.5	1575	$1,500	$0.95	44d	1	0.48mi
1008 Tunbridge Rd Baltimore, MD	3.0	2.0	1732	$2,050	$1.18	23d	1	0.53mi
5622 Midwood Ave Baltimore, MD	3.0	2.0	1452	$2,300	$1.58	43d	1	0.54mi
828 Saint Dunstans Rd Baltimore, MD	3.0	2.0	1544	$2,000	$1.30	23d	1	0.55mi
804 Radnor Ave Baltimore, MD	3.0	1.0	1654	$2,000	$1.21	43d	1	0.60mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	43d	1	0.69mi
917 Reverdy Rd Unit A Baltimore, MD	3.0	1.0	1200	$2,100	$1.75	43d	1	0.70mi
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	20d	1	0.72mi
1224 Winston Ave Baltimore, MD	3.0	2.0	1248	$2,100	$1.68	17d	1	0.76mi
1275 Kitmore Rd Unit 1245K-T Baltimore, MD	3.0	1.0	935	$1,895	$2.03	4d	1	0.78mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	20d	1	0.78mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	43d	1	0.78mi
6008 Clearspring Rd Baltimore, MD	4.0	2.5	1758	$3,600	$2.05	23d	1	0.80mi
5204 Kelway Rd Baltimore, MD	3.0	2.0	1666	$2,350	$1.41	23d	1	0.88mi
1020 Dartmouth Glen Way Baltimore, MD	3.0	2.5	1152	$2,250	$1.95	23d	1	0.88mi
506 Cedarcroft Rd Baltimore, MD	5.0	3.0	1695	$3,100	$1.83	11d	1	0.90mi
706 E 43rd St Baltimore, MD	4.0	1.5	1596	$1,899	$1.19	2d	1	0.91mi
5520 Sagra Rd Baltimore, MD	3.0	1.5	1650	$1,900	$1.15	43d	1	0.93mi
720 Springfield Ave Baltimore, MD	3.0	1.0	1160	$2,000	$1.72	43d	1	0.96mi
100 E Melrose Ave Baltimore, MD	2.0–3.0	2.0–2.5	1750	$3,345	$1.91	4d	2	0.98mi
6159 Parkway Dr Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	21d	1	1.09mi
6159 Parkway Dr Apt 1 Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	23d	1	1.09mi
513 E 41st St Baltimore, MD	4.0	1.5	1620	$1,900	$1.17	43d	1	1.09mi
6189 Northwood Dr Baltimore, MD	4.0	2.0	1400	$2,200	$1.57	43d	1	1.17mi
1018 Woodson Rd Baltimore, MD	1.0–3.0	1.0–2.0	815	$2,329	$2.86	2d	13	1.22mi
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	11d	1	1.22mi
1545 E Cold Spring Ln Baltimore, MD	4.0	2.0	1240	$2,000	$1.61	43d	1	1.26mi
1508 Gleneagle Rd Baltimore, MD	3.0	2.0	1824	$2,180	$1.20	4d	1	1.38mi
3721 Ellerslie Ave Baltimore, MD	1.0–3.0	1.0–2.0	894	$1,603	$1.79	1d	1	1.41mi
500 W University Pkwy Baltimore, MD	3.0	1.0–2.0	955	$3,020	$3.16	1d	60	1.44mi
1617 Argonne Dr Baltimore, MD	4.0	2.0	1200	$2,550	$2.12	43d	1	1.46mi
1539 Ralworth Rd Baltimore, MD	3.0	2.0	1580	$1,950	$1.23	14d	1	1.47mi
1804 Winford Rd Baltimore, MD	3.0	1.5	1600	$2,100	$1.31	23d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $96,000 Active 35 DOM
2. 2026-06-17
   days on market $96,000 Active 34 DOM
3. 2026-06-16
   days on market $96,000 Active 33 DOM
4. 2026-06-15
   days on market $96,000 Active 32 DOM
5. 2026-06-13
   days on market $96,000 Active 30 DOM
6. 2026-06-09
   days on market $96,000 Active 26 DOM
7. 2026-06-08
   days on market $96,000 Active 25 DOM
8. 2026-06-07
   days on market $96,000 Active 24 DOM
9. 2026-06-04
   days on market $96,000 Active 21 DOM
10. 2026-06-03
    days on market $96,000 Active 20 DOM
11. 2026-06-02
    days on market $96,000 Active 19 DOM
12. 2026-06-01
    days on market $96,000 Active 18 DOM
13. 2026-05-31
    days on market $96,000 Active 17 DOM
14. 2026-05-15
    status Active 1230-char remark
15. 2026-05-01
    historical 1230-char remark
16. 2026-04-30
    listed $96,000 Active 1230-char remark
17. 1988-09-19
    soldstatus $28,000

ⓘ 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: $2,369 · $197/mo
• Projected year-2 tax: $2,369 · $197/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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,065
• − Mortgage interest: −$5,377
• − Property taxes: −$2,369
• − Insurance: −$480
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$2,793
• Taxable income: $11,715
• Est. tax owed @ 24.0%: −$2,812
• After-tax cash flow: $9,679/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): 33,974
• Household income: $96,685
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 769.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 49% Black 35% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -392.44%
• Current HPI: 267.4569
• Rent YoY: ▲ 4.65%
• 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

+242.9% since first listed

4 events — show timeline

• 2026-05-15 Relisted — BRIGHT MLS
• 2026-05-01 Listing Removed — BRIGHT MLS
• 2026-04-30 Listed $96,000 BRIGHT MLS
• 1988-09-19 Sold (Public Records) $28,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,369 · +5.6% YoY. Source: county tax records.