1305 Light St · Baltimore, MD 21230

$250,000

1 bd · 2.5 ba · 1,597 sqft · Townhouse public records · 5 Days on market

Built 1880 1,307 sqft lot $157/sqft · 35% below area

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Why this score? — see what drove the F 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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT SPACE FOR YOUR OFFICE WITH AN APT UPSTAIRS. .. FULLY GUTTED AND RENOVATED. .. HAS EXPOSED BRICK, WOOD FLRS, SLIDING GLASS DOORS, PEDESTAL SINK, CAC. PLS GIVE 24 HRS NOTICE. TENANT CURRENTLY PAYING $900 MO. ON MO. TO MO. LEASE. PLS DO NOT LET CAT OUT OF APT. LEAVE 1ST FLR UNLOCKED. 1ST FLR IS OPEN FLOOR PLAN FOR OFFICE SPACE. SEPARATE METERS. ZONING IS B23 COMMUNITY BUSINESS.

Key facts

• Large deck
• Utility room
• Exposed brick wall

Tags

• LIGHT FILLED SITTING AREA
• ORNAMENTAL FIREPLACE MANTEL
• EXPOSED BRICK WALL
• LARGE UNFINISHED BASEMENT
• UTILITY ROOM
• LARGE DECK

Property features AI

Finance

• Other: Total below-grade area reported as 749; Finished above-grade area reported as 1,597
• Financial info: Fee simple ownership; Ground rent paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable TV available; Electric service available; Natural gas available; Phone service available
• Home design: Interior townhouse/rowhouse
• Construction: Brick construction; Crawl space and slab foundation; Built year reported by assessor
• Exterior features: Above-grade and below-grade structures; Property located within city limits

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One bedroom on the first upper level
• Flooring: Solid hardwood floors
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (forced air) with natural gas; Central air conditioning (electric)
• Interior features: Brick walls and high ceilings; Unfinished basement with windows
• Laundry & utility: In-unit washer and dryer; Laundry in unit

🏷️ Possibly a rental listed for sale. The $250,000 price doesn't fit this home's estimated sale value (~$751,141) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (7.2% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for cash-flow.

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 soft (-1.0%/yr); 362 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 30% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1880 — 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 $227,474 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1880 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 9.0

CMA / ARV

• ARV (median comp): $751,141
• List price: $250,000
• Delta: -62.86%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1450 Riverside Ave	0.20mi	2/2.0 (+1)	1,628 (+2%)	0mo	$360,000	$221	80
1221 William St	0.11mi	2/2.5 (+1)	1,408 (-12%)	0mo	$312,550	$222	70
823 S Sharp St	0.48mi	2/2.5 (+1)	1,560 (-2%)	1mo	$335,000	$215	68
413 Grindall St	0.29mi	2/2.5 (+1)	1,474 (-8%)	1mo	$359,000	$244	68
1535 Marshall St	0.18mi	2/2.5 (+1)	1,419 (-11%)	1mo	$346,000	$244	67
10 E Lee St #2208	0.57mi	2/2.0 (+1)	1,576 (-1%)	1mo	$390,000	$247	63
307 E Hamburg St	0.31mi	1/1.0	1,400 (-12%)	0mo	$269,000	$192	59
117 W Montgomery St	0.46mi	2/1.5 (+1)	1,458 (-9%)	1mo	$390,500	$268	54
1641 Jackson St	0.44mi	2/1.0 (+1)	1,434 (-10%)	0mo	$365,000	$255	51
10 E Lee St #2008	0.57mi	2/2.0 (+1)	1,743 (+9%)	1mo	$300,000	$172	50
141 W Montgomery St	0.49mi	2/2.5 (+1)	1,368 (-14%)	0mo	$364,080	$266	48
111 Barre St W	0.64mi	2/1.5 (+1)	1,388 (-13%)	0mo	$395,000	$285	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.21×
• Total profit: $-55,254
• Equity at exit: $37,276

10-year hold

• IRR: -32.5%
• Equity multiple: -0.20×
• Total profit: $-84,128
• Equity at exit: $21,615

Cash invested: $70,000 (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 21230

• Rents YoY: -1.0%
• Active inventory: 362
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$545 /mo · $6,545/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-128

Break-even live

Break-even rent $2,482

Max offer price $227,474

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 Patapsco St Baltimore, MD	2.0	2.5	1200	$3,000	$2.50	3d	1	0.07mi
1201 S Charles St Baltimore, MD	2.0–3.0	2.0	1341	$2,200	$1.64	4d	4	0.12mi
110 Birckhead St Baltimore, MD	2.0	2.5	1220	$2,750	$2.25	44d	1	0.12mi
1103 Light St Unit B Baltimore, MD	2.0	2.0	1295	$1,845	$1.42	44d	1	0.13mi
1103 Light St Unit B Baltimore, MD	2.0	2.0	1295	$1,845	$1.42	24d	1	0.13mi
1111 Light St Baltimore, MD	2.0	1.0–2.0	982	$2,154	$2.19	4d	13	0.15mi
1503 S Charles St Unit 2 Baltimore, MD	2.0	2.0	1100	$2,375	$2.16	44d	1	0.20mi
1519 S Charles St Unit Med-Spa Baltimore, MD	—	1.0	1200	$6,000	$5.00	44d	1	0.22mi
1021 S Hanover St Baltimore, MD	2.0	2.5	1300	$2,800	$2.15	24d	1	0.24mi
8 E Randall St Baltimore, MD	2.0	2.5	1148	$2,600	$2.26	4d	1	0.24mi
1444 Henry St Baltimore, MD	2.0	2.5	1248	$2,950	$2.36	15d	1	0.25mi
1402 Clarkson St Baltimore, MD	2.0	2.0	1557	$2,400	$1.54	24d	1	0.26mi
101 W Cross St Baltimore, MD	2.0	1.0–2.0	937	$2,566	$2.74	2d	23	0.28mi
1409 Covington St Baltimore, MD	2.0	2.0	1458	$2,300	$1.58	4d	1	0.29mi
301 Warren Ave Baltimore, MD	1.0–3.0	1.0–2.5	1533	$1,926	$1.26	2d	9	0.29mi
1516 Clarkson St Baltimore, MD	2.0	1.5	1050	$1,795	$1.71	24d	1	0.30mi
1110 Key Hwy Baltimore, MD	1.0–2.0	1.0–2.5	1197	$1,946	$1.63	2d	33	0.31mi
462 E Cross St Unit B Baltimore, MD	1.0	1.0	1450	$2,300	$1.59	44d	1	0.31mi
1631 S Charles St Baltimore, MD	2.0	3.0	1460	$2,607	$1.79	4d	1	0.31mi
1710 Marshall St Baltimore, MD	2.0	1.0	1110	$2,500	$2.25	44d	1	0.34mi
734 Light St Unit 1 Baltimore, MD	—	1.0	1376	$1,295	$0.94	15d	1	0.36mi
23 Pierside Dr Baltimore, MD	1.0–2.0	1.0–2.0	985	$2,000	$2.03	16d	3	0.37mi
23 Pierside Dr Baltimore, MD	1.0–2.0	1.0–2.0	975	$1,800	$1.85	44d	1	0.37mi
23 Pierside Dr Baltimore, MD	2.0	2.0	1205	$2,975	$2.47	18d	2	0.37mi
1718 S Hanover St Baltimore, MD	2.0	2.5	1296	$2,700	$2.08	24d	1	0.38mi
111 W Heath St Baltimore, MD	2.0	1.0–2.5	1263	$2,230	$1.76	3d	7	0.41mi
1807 Westphal Pl Baltimore, MD	2.0	2.5	1378	$2,500	$1.81	4d	1	0.41mi
1815 S Charles St Baltimore, MD	2.0	2.0	1208	$2,100	$1.74	44d	1	0.41mi
639 Harvey St Unit 1 Baltimore, MD	2.0	1.5	1188	$3,000	$2.53	44d	1	0.43mi
611 S Charles St Baltimore, MD	2.0	1.0–2.0	823	$2,468	$3.00	2d	8	0.45mi
100 Harborview Dr #204 Baltimore, MD	2.0	2.0	1447	$3,500	$2.42	13d	1	0.45mi
801 Key Hwy Unit P60 Baltimore, MD	2.0	2.0	1864	$6,500	$3.49	24d	1	0.47mi
103 E Wells St Baltimore, MD	1.0–2.0	1.0	1008	$1,530	$1.52	2d	11	0.49mi
1900 S Hanover St Baltimore, MD	3.0	1.0–2.0	875	$2,305	$2.63	2d	66	0.49mi
1942 Light St Baltimore, MD	2.0	2.5	1150	$2,200	$1.91	22d	1	0.51mi
10 E Lee St Baltimore, MD	2.0	2.0	1487	$2,825	$1.90	13d	1	0.53mi
803 E Fort Ave Unit 1 Baltimore, MD	2.0	1.0	1100	$2,300	$2.09	4d	1	0.55mi
414 Light St Unit 4304 Baltimore, MD	2.0	2.0	1612	$7,197	$4.46	13d	1	0.62mi
900 E Fort Ave Baltimore, MD	2.0	1.0–2.0	836	$2,776	$3.32	2d	18	0.66mi
250 Mission Blvd Baltimore, MD	2.0	1.0–2.0	790	$2,654	$3.36	2d	21	0.74mi

Listing history 7 events

1. 2026-05-18
   listed $250,000 Active 1160-char remark
2. 2006-04-03
   soldstatus $275,000
3. 2005-10-18
   soldstatus $275,000 383-char remark

   Show marketing remark (383 chars)

   GREAT SPACE FOR YOUR OFFICE WITH AN APT UPSTAIRS. .. FULLY GUTTED AND RENOVATED. .. HAS EXPOSED BRICK, WOOD FLRS, SLIDING GLASS DOORS, PEDESTAL SINK, CAC. PLS GIVE 24 HRS NOTICE. TENANT CURRENTLY PAYING $900 MO. ON MO. TO MO. LEASE. PLS DO NOT LET CAT OUT OF APT. LEAVE 1ST FLR UNLOCKED. 1ST FLR IS OPEN FLOOR PLAN FOR OFFICE SPACE. SEPARATE METERS. ZONING IS B23 COMMUNITY BUSINESS.

4. 2005-09-25
   historical 383-char remark

   Show marketing remark (383 chars)

   GREAT SPACE FOR YOUR OFFICE WITH AN APT UPSTAIRS. .. FULLY GUTTED AND RENOVATED. .. HAS EXPOSED BRICK, WOOD FLRS, SLIDING GLASS DOORS, PEDESTAL SINK, CAC. PLS GIVE 24 HRS NOTICE. TENANT CURRENTLY PAYING $900 MO. ON MO. TO MO. LEASE. PLS DO NOT LET CAT OUT OF APT. LEAVE 1ST FLR UNLOCKED. 1ST FLR IS OPEN FLOOR PLAN FOR OFFICE SPACE. SEPARATE METERS. ZONING IS B23 COMMUNITY BUSINESS.

5. 2005-08-15
   listed $289,999 383-char remark

   Show marketing remark (383 chars)

   GREAT SPACE FOR YOUR OFFICE WITH AN APT UPSTAIRS. .. FULLY GUTTED AND RENOVATED. .. HAS EXPOSED BRICK, WOOD FLRS, SLIDING GLASS DOORS, PEDESTAL SINK, CAC. PLS GIVE 24 HRS NOTICE. TENANT CURRENTLY PAYING $900 MO. ON MO. TO MO. LEASE. PLS DO NOT LET CAT OUT OF APT. LEAVE 1ST FLR UNLOCKED. 1ST FLR IS OPEN FLOOR PLAN FOR OFFICE SPACE. SEPARATE METERS. ZONING IS B23 COMMUNITY BUSINESS.

6. 1995-02-10
   soldstatus $76,500
7. 1989-11-16
   soldstatus $65,000

ⓘ 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: $6,545 · $545/mo
• Projected year-2 tax: $6,545 · $545/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 ≥102°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: $27,845
• − Mortgage interest: −$14,004
• − Property taxes: −$6,545
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$7,273
• Taxable loss: −$5,682
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $-166/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): 32,977
• Household income: $91,842
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1463.0

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 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 13% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% Other Asian/Pacific 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: ▼ -311.43%
• Current HPI: 284.338
• Rent YoY: ▼ -1.00%
• 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

+284.6% since first listed

8 events — show timeline

• 2026-05-23 Pending — BRIGHT MLS
• 2026-05-18 Listed $250,000 BRIGHT MLS
• 2006-04-03 Sold (Public Records) $275,000 Public Records
• 2005-10-18 Sold (MLS) $275,000 MRIS
• 2005-09-25 Delisted — MRIS
• 2005-08-15 Listed $289,999 MRIS
• 1995-02-10 Sold (Public Records) $76,500 Public Records
• 1989-11-16 Sold (Public Records) $65,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $6,545 · +3.4% YoY. Source: county tax records.