2806 Violet Ave · Baltimore, MD 21215

$179,000

3 bd · 1.0 ba · 1,485 sqft · Townhouse · 93 Days on market

Built 1920 1,485 sqft lot $121/sqft · 17% below area Est $217k · 17% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful, updated 3-bedroom, 1 Bathroom townhome is ready for you to move right in. This is perfect for a first-time homebuyer or an investor looking to expand their portfolio. Call for a showing today.

Key facts

• Built 1920
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $179k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+2.4%/yr); 351 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); 42% 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 ($52k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $60k; list at $179k implies a 198% 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 $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.05% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $216,808
• List price: $179,000
• Delta: -17.44%
• 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
3635 Wabash Ave	0.28mi	3/1.5	1,400 (-6%)	4mo	$159,000	$114	72
3206 Yosemite Ave	0.24mi	3/1.5	1,360 (-8%)	2mo	$215,000	$158	71
4027 Annellen Rd	0.41mi	4/2.0 (+1)	1,452 (-2%)	3mo	$220,900	$152	66
2523 Boarman Ave	0.69mi	3/1.0	1,450 (-2%)	3mo	$82,500	$57	62
3654 Malden Ave	0.60mi	3/1.5	1,431 (-4%)	3mo	$254,000	$177	61
3927 Cedardale Rd	0.49mi	3/2.0	1,578 (+6%)	4mo	$208,000	$132	60
3616 Keystone Ave	0.67mi	3/1.5	1,572 (+6%)	2mo	$280,000	$178	56
4023 Reisterstown Rd	0.35mi	4/4.0 (+1)	1,400 (-6%)	2mo	$250,000	$179	56
3825 Pall Mall Rd	0.32mi	4/2.0 (+1)	1,670 (+12%)	2mo	$246,000	$147	53
2531 Boarman Ave	0.68mi	4/2.5 (+1)	1,479 (-0%)	4mo	$254,000	$172	53
3911 Bareva Rd	0.59mi	4/2.0 (+1)	1,620 (+9%)	0mo	$112,100	$69	48
3627 Keystone Ave	0.69mi	2/2.0 (-1)	1,336 (-10%)	2mo	$280,000	$210	41

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,083
• Equity at exit: $26,689

10-year hold

• IRR: 4.7%
• Equity multiple: 1.33×
• Total profit: $16,743
• Equity at exit: $15,477

Cash invested: $50,120 (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 21215

• Rents YoY: 2.4%
• Active inventory: 351
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$939
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $346

Break-even live

Break-even rent $1,444

Max offer price $179,000

Occupancy floor 77%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3822 Pall Mall Rd Baltimore, MD	3.0	1.5	1320	$1,875	$1.42	43d	1	0.29mi
3204 Sequoia Ave Baltimore, MD	4.0	2.5	1791	$2,600	$1.45	43d	1	0.30mi
4230 Towanda Ave Baltimore, MD	3.0	2.0	1400	$1,800	$1.29	18d	1	0.54mi
2415 Loyola Southway Baltimore, MD	3.0	1.5	1200	$2,033	$1.69	43d	1	0.56mi
2619 Loyola Northway Baltimore, MD	3.0	2.0	1400	$1,995	$1.43	24d	1	0.62mi
2910 Reisterstown Rd Baltimore, MD	1.0–3.0	1.0	950	$1,414	$1.49	15d	4	0.69mi
3632 Parkdale Ave Baltimore, MD	3.0	1.0	1400	$3,000	$2.14	43d	1	0.72mi
3508 Grantley Rd Baltimore, MD	2.0	1.0	1250	$1,350	$1.08	24d	1	0.73mi
2078 Druid Park Dr Baltimore, MD	2.0	3.0	1500	$2,500	$1.67	43d	1	0.75mi
2080 Rockrose Ave Unit 2080-201 Baltimore, MD	2.0	2.0	1080	$2,100	$1.94	24d	1	0.75mi
2078 Druid Park Dr Unit 4 Baltimore, MD	2.0	2.5	1500	$2,500	$1.67	43d	1	0.75mi
2454 W Cold Spring Ln Baltimore, MD	3.0	1.0	1200	$1,650	$1.38	24d	1	0.75mi
2915 Oakford Ave Baltimore, MD	3.0	2.0	1102	$1,600	$1.45	18d	1	0.78mi
3104 Tioga Pkwy Baltimore, MD	3.0	2.0	1640	$2,050	$1.25	22d	1	0.86mi
2824 Edgecombe Cir S Baltimore, MD	2.0	2.0	950	$1,475	$1.55	22d	1	0.87mi
3001 Carlisle Ave Baltimore, MD	3.0	1.0	1024	$1,300	$1.27	43d	1	0.90mi
2738 N Longwood St Baltimore, MD	3.0	1.0	1024	$1,399	$1.37	43d	1	0.90mi
2530 Edgecombe Cir N Baltimore, MD	2.0–3.0	1.0	920	$1,325	$1.44	2d	4	0.91mi
2742 N Rosedale St Baltimore, MD	3.0	1.0	1024	$1,350	$1.32	43d	2	0.94mi
3403 Carlisle Ave Apt 1 Baltimore, MD	2.0	1.0	1100	$1,600	$1.45	11d	1	1.03mi
3028 Hanlon Ave Baltimore, MD	3.0	2.0	1200	$1,711	$1.43	24d	1	1.03mi
3401 Woodbrook Ave Unit 1 Baltimore, MD	3.0	1.0	900	$1,199	$1.33	24d	1	1.05mi
4320 Roland Heights Ave Baltimore, MD	3.0	2.5	1800	$3,300	$1.83	18d	1	1.06mi
4322 Roland Heights Ave Baltimore, MD	3.0	3.0	1800	$3,000	$1.67	43d	1	1.06mi
3784 Columbus Dr Baltimore, MD	4.0	2.0	1250	$2,200	$1.76	24d	1	1.07mi
4714 Greenspring Ave Baltimore, MD	2.0	1.0	890	$1,295	$1.46	43d	1	1.09mi
4319 Medfield Ave Baltimore, MD	3.0	2.5	1800	$3,100	$1.72	43d	1	1.11mi
2330 Bryant Ave Unit 4 Baltimore, MD	2.0	1.0	950	$1,500	$1.58	20d	1	1.14mi
3735 Manchester Ave Baltimore, MD	2.0	1.0	1000	$1,350	$1.35	4d	1	1.14mi
2001 W Cold Spring Ln Baltimore, MD	1.0–3.0	1.0–2.0	1154	$3,505	$3.04	1d	31	1.17mi
1527 W 36th St Unit 2ND FLOOR Baltimore, MD	2.0	1.0	1200	$1,600	$1.33	43d	1	1.19mi
4828 Beaufort Ave Baltimore, MD	2.0	2.5	1200	$1,850	$1.54	24d	1	1.19mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	1104	$1,400	$1.27	43d	1	1.22mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	1104	$1,400	$1.27	43d	1	1.22mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	1104	$1,650	$1.49	43d	1	1.22mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	18d	1	1.22mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	43d	1	1.22mi
3915 Liberty Heights Ave Gwynn Oak, MD	1.0–2.0	1.0–2.0	680	$1,345	$1.98	12d	5	1.24mi
2231 Orem Ave Baltimore, MD	3.0	1.5	1140	$1,750	$1.54	17d	1	1.25mi
3017 Poplar Ter Baltimore, MD	2.0	1.0	880	$1,349	$1.53	24d	1	1.26mi

Listing history 37 events

1. 2026-06-18
   days on market $179,000 Active 93 DOM
2. 2026-06-17
   days on market $179,000 Active 92 DOM
3. 2026-06-16
   days on market $179,000 Active 91 DOM
4. 2026-06-15
   days on market $179,000 Active 90 DOM
5. 2026-06-13
   days on market $179,000 Active 88 DOM
6. 2026-06-09
   days on market $179,000 Active 84 DOM
7. 2026-06-08
   days on market $179,000 Active 83 DOM
8. 2026-06-07
   days on market $179,000 Active 82 DOM
9. 2026-06-04
   days on market $179,000 Active 79 DOM
10. 2026-06-03
    days on market $179,000 Active 78 DOM
11. 2026-06-02
    days on market $179,000 Active 77 DOM
12. 2026-06-01
    days on market $179,000 Active 76 DOM
13. 2026-05-31
    days on market $179,000 Active 75 DOM
14. 2026-03-18
    listed $179,000 Active 208-char remark

    Show marketing remark (208 chars)

    This beautiful, updated 3-bedroom, 1 Bathroom townhome is ready for you to move right in. This is perfect for a first-time homebuyer or an investor looking to expand their portfolio. Call for a showing today.

15. 2026-03-09
    historical $179,000 208-char remark

    Show marketing remark (208 chars)

    This beautiful, updated 3-bedroom, 1 Bathroom townhome is ready for you to move right in. This is perfect for a first-time homebuyer or an investor looking to expand their portfolio. Call for a showing today.

16. 2025-03-01
    historical $1,700
17. 2025-01-18
    listed $1,700
18. 2022-12-13
    soldstatus $60,000
19. 2022-04-15
    historical
20. 2022-03-16
    price $89,990
21. 2022-02-24
    status Active
22. 2022-02-21
    status Pending
23. 2022-01-16
    historical Active Under Contract
24. 2022-01-12
    listed $95,000 Active
25. 2021-11-11
    historical
26. 2021-10-11
    listed $95,000 Active
27. 2008-03-27
    soldstatus $56,700
28. 2007-10-20
    historical
29. 2007-10-01
    price
30. 2007-08-29
    listed
31. 2005-08-09
    soldstatus $57,000
32. 2004-02-26
    soldstatus $8,000
33. 2004-01-22
    historical
34. 2003-10-20
    listed $15,000
35. 2003-09-06
    historical
36. 2003-06-06
    listed
37. 2000-01-21
    soldstatus $43,500

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$211/yr (+$18/mo · 13.8%)

ⓘ 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 6/10 Major 7 d/yr ≥104°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: $22,589
• − Mortgage interest: −$10,027
• − Property taxes: −$1,529
• − Insurance: −$895
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,207
• Taxable income: $1,317
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $3,841/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): 52,229
• Household income: $51,587
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 3644.0

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 17% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% 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: ▼ -318.58%
• Current HPI: 291.4926
• Rent YoY: ▲ 2.41%
• 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

+311.5% since first listed

24 events — show timeline

• 2026-03-18 Listed $179,000 BRIGHT MLS
• 2026-03-09 Coming Soon $179,000 BRIGHT MLS
• 2025-03-01 Rental Removed $1,700 BRIGHTMLS
• 2025-01-18 Listed for Rent $1,700 BRIGHTMLS
• 2022-12-13 Sold (Public Records) $60,000 Public Records
• 2022-04-15 Listing Removed — BRIGHT MLS
• 2022-03-16 Price Changed $89,990 BRIGHT MLS
• 2022-02-24 Relisted — BRIGHT MLS
• 2022-02-21 Pending — BRIGHT MLS
• 2022-01-16 Contingent — BRIGHT MLS
• 2022-01-12 Listed $95,000 BRIGHT MLS
• 2021-11-11 Listing Removed — BRIGHT MLS
• 2021-10-11 Listed $95,000 BRIGHT MLS
• 2008-03-27 Sold (Public Records) $56,700 Public Records
• 2007-10-20 Delisted — MRIS
• 2007-10-01 Price Changed — MRIS
• 2007-08-29 Listed — MRIS
• 2005-08-09 Sold (Public Records) $57,000 Public Records
• 2004-02-26 Sold (MLS) $8,000 MRIS
• 2004-01-22 Delisted — MRIS
• 2003-10-20 Listed $15,000 MRIS
• 2003-09-06 Delisted — MRIS
• 2003-06-06 Listed — MRIS
• 2000-01-21 Sold (Public Records) $43,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,529 · +30.9% YoY. Source: county tax records.