5542 Whitby Rd · Baltimore, MD 21206

$114,900

3 bd · 1.5 ba · 1,152 sqft · Townhouse public records · 68 Days on market

Built 1959 1,152 sqft lot $100/sqft · 37% below area Est $184k · 37% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

### ; ; * * Fixer-Upper Opportunity in Prime Cedonia Location! * * * * 3 Bed | 1.5 Bath | Rear Parking | Fenced Yard | Partially Finished Basement * * Bring your vision and unlock the full potential of this classic * * Cedonia rowhouse * * in a highly desirable neighborhood! This * * 3-bedroom, 1.5-bath * * home is a diamond in the rough — perfect for investors, rehabbers, or ambitious homeowners ready for a renovation project. Step inside and imagine the possibilities. The layout offers great bones, with * * spacious living areas * * , a * * partially finished basement * * , and a * * private fenced backyard * * — ideal for outdoor enjoyment or entertaining. Rear parking adds convenience, a rare find in the area. Located on a quiet, residential block close to shopping, dining, schools, and commuter routes, this property offers both * * value and location * * . With some TLC, this house could become a beautiful home or profitable rental. * * Property Highlights: * * * Solid structure with great potential * 3 bedrooms / 1.5 baths * Rear off-street parking * Small fenced backyard * Partially finished basement * Excellent location in the heart of Parkville This is your chance to create something special in a thriving neighborhood. * * Sold AS-IS. Cash or renovation loans only. * *

Key facts

• Rear parking
• Fenced yard
• Solid structure

Tags

• PRIME CEDONIA LOCATION
• REAR PARKING
• FENCED YARD
• PARTIALLY FINISHED BASEMENT
• PRIVATE FENCED BACKYARD
• SOLID STRUCTURE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 (+4.4%/yr); 180 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/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 $794 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 + 4.4% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $58k; list at $115k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1959 — 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 $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.64% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.80%
• DSCR: 1.97
• GRM: 5.1

CMA / ARV

• ARV (median comp): $183,749
• List price: $114,900
• Delta: -37.47%
• 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
5536 Whitby Rd	0.01mi	3/1.5	1,152 (0%)	6mo	$137,500	$119	94
6021 Arizona Ave	0.10mi	3/1.5	1,152 (0%)	6mo	$164,900	$143	90
5454 Cedonia Ave	0.22mi	4/2.0 (+1)	1,152 (0%)	2mo	$215,000	$187	81
5654 Whitby Rd	0.23mi	3/1.5	1,184 (+3%)	12mo	$248,750	$210	74
5516 Seward Ave	0.52mi	3/1.5	1,164 (+1%)	2mo	$140,000	$120	73
8124 Bartholomew Ct	0.49mi	3/2.5	1,148 (-0%)	6mo	$330,900	$288	68
5910 Laclede Rd	0.50mi	3/2.0	1,152 (0%)	14mo	$220,000	$191	63
4540 Hazelwood Ave	0.51mi	3/1.5	1,080 (-6%)	10mo	$180,000	$167	57
5327 Todd Ave	0.58mi	4/2.0 (+1)	1,024 (-11%)	1mo	$259,900	$254	46
5907 Daywalt Ave	0.42mi	2/1.5 (-1)	1,008 (-12%)	11mo	$125,000	$124	45
5006 Anntana Ave	0.67mi	3/2.5	1,024 (-11%)	2mo	$260,000	$254	45
5904 Willet Ave	0.65mi	2/1.0 (-1)	1,258 (+9%)	5mo	$180,000	$143	43

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.67×
• Total profit: $21,445
• Equity at exit: $17,132

10-year hold

• IRR: 26.0%
• Equity multiple: 3.44×
• Total profit: $78,608
• Equity at exit: $9,934

Cash invested: $32,172 (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: 180
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$603
• Tax from tax record: −$254 /mo · $3,049/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $584

Break-even live

Break-even rent $1,145

Max offer price $114,900

Occupancy floor 64%

Sensitivity live

Price	-10% $649	-5% $617	+0% $584	+5% $552	+10% $519
Rent	-10% $435	-5% $510	+0% $584	+5% $659	+10% $733
Rate	-1.0pp $642	-0.5pp $614	base $584	+0.5pp $555	+1.0pp $524

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5904 Arizona Ave Unit B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	25d	1	0.21mi
4909 Hamilton Ave Baltimore, MD	2.0–3.0	2.0	862	$1,550	$1.80	4d	5	0.22mi
5676 Utrecht Rd Baltimore, MD	3.0	2.0	1334	$2,195	$1.65	0d	1	0.24mi
4907 Hamilton Ave Unit B Baltimore, MD	3.0	2.0	925	$1,699	$1.84	45d	1	0.25mi
4905 Hamilton Ave Apt B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	25d	1	0.26mi
4903 1/2 Hamilton Ave Unit A Baltimore, MD	2.0	2.0	800	$1,450	$1.81	25d	1	0.26mi
4903 1/2 Hamilton Ave Apt B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	25d	1	0.26mi
5738 Cedonia Ave Baltimore, MD	2.0	1.0	797	$1,385	$1.74	4d	3	0.30mi
6042 Barstow Rd Baltimore, MD	1.0–3.0	1.0	736	$1,527	$2.07	3d	1	0.34mi
5253 Cedgate Rd Unit 1 Baltimore, MD	3.0	1.5	1152	$2,200	$1.91	45d	1	0.49mi
5313 Todd Ave Baltimore, MD	3.0	1.5	1280	$1,800	$1.41	17d	1	0.60mi
4924 Frankford Ave Baltimore, MD	4.0	2.0	1176	$2,600	$2.21	25d	1	0.69mi
1732 Chesaco Ave Rosedale, MD	3.0	1.0	1260	$2,295	$1.82	45d	1	0.70mi
4308 Hamilton Ave Baltimore, MD	2.0	1.0	1110	$1,416	$1.28	25d	1	0.79mi
5938 Clayton Ave Baltimore, MD	4.0	2.0	1296	$2,872	$2.22	17d	1	0.81mi
4111 Century Rd Baltimore, MD	3.0	1.5	1432	$2,500	$1.75	45d	1	0.95mi
5632 Belair Rd Baltimore, MD	3.0	1.5	1260	$2,100	$1.67	25d	1	0.97mi
5611 Force Rd Baltimore, MD	3.0	1.5	1296	$1,850	$1.43	45d	1	0.97mi
5906 Benton Heights Ave Baltimore, MD	2.0	1.0	780	$1,350	$1.73	45d	1	1.04mi
8212 Dorset Ave Rosedale, MD	4.0	1.5	1479	$2,250	$1.52	45d	1	1.11mi
2009 Longview Ave Rosedale, MD	3.0	2.0	1062	$2,500	$2.35	16d	1	1.18mi
5424 Belle Vista Ave Baltimore, MD	2.0	1.0	932	$1,300	$1.39	45d	1	1.20mi
4901 Gunther Ave Baltimore, MD	1.0–3.0	1.0–2.0	742	$1,463	$1.97	3d	1	1.22mi
4517 Woodlea Ave Baltimore, MD	2.0	2.0	1326	$1,900	$1.43	4d	1	1.22mi
4007 Biddison Ln Apt 1 Baltimore, MD	2.0	1.0	1000	$1,279	$1.28	19d	1	1.28mi
5305 Moravia Rd Baltimore, MD	3.0	1.0	679	$1,993	$2.93	3d	1	1.29mi
4023 Belwood Ave Baltimore, MD	3.0	1.0	1080	$1,995	$1.85	45d	1	1.29mi
4104 Parkwood Ave Baltimore, MD	3.0	1.0	1224	$2,800	$2.29	25d	1	1.31mi
3802 Biddison Ln Baltimore, MD	4.0	1.5	1443	$2,024	$1.40	12d	1	1.41mi
6004 Amberwood Rd Baltimore, MD	2.0	1.0	751	$1,220	$1.62	21d	1	1.41mi
3607 Bayonne Ave Unit 2 Baltimore, MD	2.0	1.0	900	$1,300	$1.44	25d	1	1.45mi
5731 Denwood Ave Baltimore, MD	3.0	1.5	1152	$1,700	$1.48	23d	1	1.46mi
5731 Denwood Ave Baltimore, MD	3.0	1.5	1440	$1,700	$1.18	25d	1	1.46mi

Listing history 22 events

1. 2026-06-17
   status $114,900 Pending 68 DOM
2. 2026-06-16
   days on market $114,900 Active 68 DOM
3. 2026-06-15
   days on market $114,900 Active 67 DOM
4. 2026-06-13
   days on market $114,900 Active 65 DOM
5. 2026-06-09
   days on market $114,900 Active 61 DOM
6. 2026-06-08
   days on market $114,900 Active 60 DOM
7. 2026-06-07
   days on market $114,900 Active 59 DOM
8. 2026-06-04
   days on market $114,900 Active 56 DOM
9. 2026-06-03
   days on market $114,900 Active 55 DOM
10. 2026-06-02
    days on market $114,900 Active 54 DOM
11. 2026-06-01
    days on market $114,900 Active 53 DOM
12. 2026-05-31
    days on market $114,900 Active 52 DOM
13. 2026-04-10
    listed $114,900 Active 1356-char remark

    Show marketing remark (1356 chars)

    ### ; ; * * Fixer-Upper Opportunity in Prime Cedonia Location! * * * * 3 Bed | 1.5 Bath | Rear Parking | Fenced Yard | Partially Finished Basement * * Bring your vision and unlock the full potential of this classic * * Cedonia rowhouse * * in a highly desirable neighborhood! This * * 3-bedroom, 1.5-bath * * home is a diamond in the rough — perfect for investors, rehabbers, or ambitious homeowners ready for a renovation project. Step inside and imagine the possibilities. The layout offers great bones, with * * spacious living areas * * , a * * partially finished basement * * , and a * * private fenced backyard * * — ideal for outdoor enjoyment or entertaining. Rear parking adds convenience, a rare find in the area. Located on a quiet, residential block close to shopping, dining, schools, and commuter routes, this property offers both * * value and location * * . With some TLC, this house could become a beautiful home or profitable rental. * * Property Highlights: * * * Solid structure with great potential * 3 bedrooms / 1.5 baths * Rear off-street parking * Small fenced backyard * Partially finished basement * Excellent location in the heart of Parkville This is your chance to create something special in a thriving neighborhood. * * Sold AS-IS. Cash or renovation loans only. * *

14. 2025-08-29
    historical
15. 2025-08-10
    listed $114,900 Active
16. 2020-02-07
    historical
17. 2020-02-07
    status Active
18. 2020-02-07
    historical
19. 2019-06-01
    price $125,000
20. 2019-05-09
    price $130,000
21. 2019-03-29
    listed $135,000 Active
22. 1992-12-09
    soldstatus $57,975

ⓘ 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: $3,049 · $254/mo
• Projected year-2 tax: $3,049 · $254/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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,615
• − Mortgage interest: −$6,436
• − Property taxes: −$3,049
• − Insurance: −$574
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$3,343
• Taxable income: $5,595
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $5,669/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

+98.2% since first listed

10 events — show timeline

• 2026-04-10 Listed $114,900 BRIGHT MLS
• 2025-08-29 Listing Removed — BRIGHT MLS
• 2025-08-10 Listed $114,900 BRIGHT MLS
• 2020-02-07 Listing Removed — BRIGHT MLS
• 2020-02-07 Relisted — BRIGHT MLS
• 2020-02-07 Listing Removed — BRIGHT MLS
• 2019-06-01 Price Changed $125,000 BRIGHT MLS
• 2019-05-09 Price Changed $130,000 BRIGHT MLS
• 2019-03-29 Listed $135,000 BRIGHT MLS
• 1992-12-09 Sold (Public Records) $57,975 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,049 · +15.5% YoY. Source: county tax records.