2309 Druid Hill Ave · Baltimore, MD 21217

$199,999

3 bd · 2.0 ba · 3,655 sqft · Townhouse public records · 49 Days on market

Built 1900 $55/sqft · 44% below area Est $359k · 44% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• 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

SHORT SALE! Fully renovated and turn-key, 2309 Druid Hill Ave offers an exceptional investment opportunity with two modern, tenant-ready units—one 1-bed/1-bath and one 2-bed/1-bath—each featuring updated kitchens, refreshed bathrooms, new flooring, fresh paint, and contemporary finishes throughout. This fully rented multi-unit property is ideal for investors or owner-occupants seeking immediate rental income with minimal maintenance, all located in a rapidly revitalizing area with strong demand and solid long-term appreciation potential.

Key facts

• Fresh paint
• New flooring
• Refreshed bathrooms

Tags

• MODERN TENANT READY UNITS
• UPDATED KITCHENS
• REFRESHED BATHROOMS
• NEW FLOORING
• FRESH PAINT
• CONTEMPORARY FINISHES

🏷️ Possibly a rental listed for sale. The $199,999 price doesn't fit this home's estimated sale value (~$358,852) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+6.6%/yr); 331 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $2,303/mo this rent would consume 72% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 12y 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: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.15% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (median comp): $358,852
• List price: $199,999
• Delta: -44.27%
• 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
1722 Mcculloh St	0.45mi	4/3.5 (+1)	3,650 (-0%)	3mo	$252,575	$69	66
1726 Linden Ave	0.48mi	4/5.0 (+1)	3,673 (+0%)	5mo	$650,000	$177	55
1723 Bolton St	0.55mi	4/3.5 (+1)	3,400 (-7%)	1mo	$550,000	$162	51
1803 Madison Ave	0.42mi	3/3.0	3,148 (-14%)	3mo	$460,000	$146	51
2116 Druid Hill Ave	0.17mi	4/3.0 (+1)	3,190 (-13%)	14mo	$299,999	$94	50
2240 Linden	0.23mi	4/2.5 (+1)	3,110 (-15%)	14mo	$456,000	$147	46
1750 Park Ave	0.54mi	3/3.5	3,239 (-11%)	9mo	$490,000	$151	43
1431 Madison Ave	0.66mi	3/3.5	3,250 (-11%)	4mo	$390,000	$120	42
2103 Bolton St	0.46mi	4/4.5 (+1)	3,322 (-9%)	10mo	$520,000	$157	40
2133 Bolton St	0.47mi	4/2.5 (+1)	3,162 (-14%)	10mo	$408,500	$129	40
2126 Mount Royal Ter	0.61mi	4/4.5 (+1)	3,372 (-8%)	11mo	$260,000	$77	34
1402 Bolton St	0.74mi	4/5.0 (+1)	4,120 (+13%)	12mo	$890,000	$216	17

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-5,295
• Equity at exit: $29,821

10-year hold

• IRR: 11.2%
• Equity multiple: 2.04×
• Total profit: $57,986
• Equity at exit: $17,292

Cash invested: $56,000 (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 21217

• Rents YoY: 6.6%
• Active inventory: 331
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$345 /mo · $4,143/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $287

Break-even live

Break-even rent $1,940

Max offer price $199,999

Occupancy floor 83%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2312 Eutaw Pl Unit A Baltimore, MD	2.0	2.5	4464	$2,300	$0.52	43d	1	0.13mi
2206 Eutaw Pl Unit 3 Baltimore, MD	3.0	3.0	5100	$2,200	$0.43	43d	1	0.18mi
2534 McCulloh St Unit 1 Baltimore, MD	4.0	2.0	2861	$3,300	$1.15	24d	1	0.20mi
2511 Madison Ave Unit 1 Baltimore, MD	4.0	2.0	2700	$2,700	$1.00	43d	1	0.21mi
1929 McCulloh St Baltimore, MD	3.0	2.5	3293	$2,595	$0.79	43d	1	0.29mi
1927 Druid Hill Ave #2 Baltimore, MD	3.0	2.0	3312	$2,350	$0.71	43d	1	0.31mi
914 Whitelock St Baltimore, MD	4.0	3.5	2880	$2,250	$0.78	4d	1	0.36mi
2535 Brookfield Ave Baltimore, MD	3.0	1.0	2736	$1,500	$0.55	43d	1	0.44mi
1614 McCulloh St #1 Baltimore, MD	3.0	3.0	2885	$2,400	$0.83	43d	1	0.54mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	3132	$1,400	$0.45	24d	1	0.64mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	3132	$1,400	$0.45	24d	1	0.64mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	3132	$1,650	$0.53	24d	1	0.64mi
1020 Park Ave Baltimore, MD	2.0	2.0–2.5	2004	$3,712	$1.85	3d	11	1.15mi
2227 Saint Paul St Unit 2 Baltimore, MD	2.0	2.0	3428	$1,200	$0.35	43d	1	1.27mi
32 E Preston St Unit B Baltimore, MD	3.0	3.0	2500	$2,890	$1.16	43d	1	1.31mi
10 E Chase St Baltimore, MD	4.0	2.5	2626	$3,499	$1.33	43d	1	1.36mi
411 E Lafayette Ave Baltimore, MD	3.0	2.5	2450	$2,900	$1.18	24d	1	1.48mi

Listing history 50 events

1. 2026-06-04
   days on market $199,999 Active 49 DOM
2. 2026-06-03
   days on market $199,999 Active 48 DOM
3. 2026-06-02
   days on market $199,999 Active 47 DOM
4. 2026-06-01
   days on market $199,999 Active 46 DOM
5. 2026-05-31
   days on market $199,999 Active 45 DOM
6. 2026-04-16
   listed $199,999 Active 555-char remark

   Show marketing remark (555 chars)

   SHORT SALE! Fully renovated and turn-key, 2309 Druid Hill Ave offers an exceptional investment opportunity with two modern, tenant-ready units—one 1-bed/1-bath and one 2-bed/1-bath—each featuring updated kitchens, refreshed bathrooms, new flooring, fresh paint, and contemporary finishes throughout. This fully rented multi-unit property is ideal for investors or owner-occupants seeking immediate rental income with minimal maintenance, all located in a rapidly revitalizing area with strong demand and solid long-term appreciation potential.

7. 2026-02-16
   historical
8. 2026-01-06
   listed $239,900 Active
9. 2023-06-07
   soldstatus $230,000
10. 2023-02-07
    soldstatus $4,250
11. 2022-09-17
    historical
12. 2022-09-07
    historical Active Under Contract
13. 2022-08-23
    price $220,000
14. 2022-08-19
    price $225,000
15. 2022-05-31
    price $239,000
16. 2022-05-02
    listed $249,900 Active
17. 2022-03-07
    status Pending
18. 2022-03-07
    status Pending
19. 2022-03-07
    historical
20. 2022-03-07
    historical
21. 2022-03-02
    price $225,000
22. 2022-03-02
    price $225,000
23. 2022-03-02
    status Active
24. 2022-03-02
    status Active
25. 2022-02-02
    status Pending
26. 2022-02-02
    status Pending
27. 2022-02-02
    historical
28. 2022-02-02
    historical
29. 2022-01-04
    status Active
30. 2022-01-04
    status Active
31. 2021-12-28
    status Pending
32. 2021-12-28
    status Pending
33. 2021-12-20
    listed $229,000 Active
34. 2021-12-20
    listed $229,000 Active
35. 2021-04-23
    soldstatus $63,000
36. 2018-05-17
    historical
37. 2018-05-17
    historical Withdrawn
38. 2018-04-15
    status Active
39. 2018-04-15
    status Active
40. 2018-03-19
    historical
41. 2018-03-19
    historical Temporarily Off-Market
42. 2018-03-10
    price $55,000
43. 2018-03-10
    price
44. 2018-02-18
    listed $60,000 Active
45. 2018-02-18
    listed Active
46. 2017-09-30
    historical Withdrawn
47. 2017-09-30
    historical
48. 2017-09-26
    price
49. 2017-09-26
    status Active
50. 2017-09-02
    historical Temporarily Off-Market

ⓘ 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: $4,143 · $345/mo
• Projected year-2 tax: $4,143 · $345/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 7/10 Severe FEMA zone X (unshaded) · 76% 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: $27,642
• − Mortgage interest: −$11,203
• − Property taxes: −$4,143
• − Insurance: −$1,666
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$5,818
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $3,348/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

+207.7% since first listed

62 events — show timeline

• 2026-04-16 Listed $199,999 BRIGHT MLS
• 2026-02-16 Listing Removed — BRIGHT MLS
• 2026-01-06 Listed $239,900 BRIGHT MLS
• 2023-06-07 Sold (Public Records) $230,000 Public Records
• 2023-02-07 Sold (Public Records) $4,250 Public Records
• 2022-09-17 Listing Removed — BRIGHT MLS
• 2022-09-07 Contingent — BRIGHT MLS
• 2022-08-23 Price Changed $220,000 BRIGHT MLS
• 2022-08-19 Price Changed $225,000 BRIGHT MLS
• 2022-05-31 Price Changed $239,000 BRIGHT MLS
• 2022-05-02 Listed $249,900 BRIGHT MLS
• 2022-03-07 Pending — BRIGHT MLS
• 2022-03-07 Pending — BRIGHT MLS
• 2022-03-07 Listing Removed — BRIGHT MLS
• 2022-03-07 Listing Removed — BRIGHT MLS
• 2022-03-02 Price Changed $225,000 BRIGHT MLS
• 2022-03-02 Price Changed $225,000 BRIGHT MLS
• 2022-03-02 Relisted — BRIGHT MLS
• 2022-03-02 Relisted — BRIGHT MLS
• 2022-02-02 Pending — BRIGHT MLS
• 2022-02-02 Pending — BRIGHT MLS
• 2022-02-02 Listing Removed — BRIGHT MLS
• 2022-02-02 Listing Removed — BRIGHT MLS
• 2022-01-04 Relisted — BRIGHT MLS
• 2022-01-04 Relisted — BRIGHT MLS
• 2021-12-28 Pending — BRIGHT MLS
• 2021-12-28 Pending — BRIGHT MLS
• 2021-12-20 Listed $229,000 BRIGHT MLS
• 2021-12-20 Listed $229,000 BRIGHT MLS
• 2021-04-23 Sold (Public Records) $63,000 Public Records
• 2018-05-17 Listing Removed — BRIGHT MLS
• 2018-05-17 Delisted — MRIS
• 2018-04-15 Relisted — BRIGHT MLS
• 2018-04-15 Relisted — MRIS
• 2018-03-19 Listing Removed — BRIGHT MLS
• 2018-03-19 Delisted — MRIS
• 2018-03-10 Price Changed $55,000 BRIGHT MLS
• 2018-03-10 Price Changed — MRIS
• 2018-02-18 Listed — MRIS
• 2018-02-18 Listed $60,000 BRIGHT MLS
• 2017-09-30 Listing Removed — BRIGHT MLS
• 2017-09-30 Delisted — MRIS
• 2017-09-26 Price Changed — MRIS
• 2017-09-26 Relisted — MRIS
• 2017-09-02 Delisted — MRIS
• 2017-08-26 Relisted — MRIS
• 2017-08-21 Delisted — MRIS
• 2017-07-10 Relisted — MRIS
• 2017-07-07 Pending — MRIS
• 2017-07-02 Price Changed — MRIS
• 2017-06-29 Price Changed — MRIS
• 2017-06-29 Price Changed — MRIS
• 2017-06-29 Price Changed — MRIS
• 2017-05-27 Price Changed — MRIS
• 2017-05-04 Price Changed — MRIS
• 2017-04-29 Price Changed — MRIS
• 2017-04-27 Listed — MRIS
• 2017-04-27 Listed $52,500 BRIGHT MLS
• 2015-02-01 Listing Removed — BRIGHT MLS
• 2015-02-01 Delisted — MRIS
• 2014-10-17 Listed — MRIS
• 2014-10-16 Listed $65,000 BRIGHT MLS

Property tax history

+6.6%/yr

Latest (2025): $4,143 · +6.9% YoY. Source: county tax records.