2213 Bryant Ave · Baltimore, MD 21217

$190,000

5 bd · 1.0 ba · 1,404 sqft · Townhouse public records · 33 Days on market

Built 1920 1,742 sqft lot $135/sqft · 17% above area Est $163k · 17% over ↓ 43% since listing

---

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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your very own slice of the city of Baltimore, Maryland at 2213 Bryant Ave in the Woodbrook subdivision. This 4-bedroom townhouse has a loft that can be counted as a bedroom number 5, with a functioning half bath that can be converted to full bathroom in the basement: it’s home base for your weekend treks through Druid Hill Park and morning coffee at the Rawlings Conservatory. With 1,400+ sq. ft. of space, it’s got the bones of a classic 1920s townhouse but the feel of a modern industrial masterpiece. Come for the brick soul, stay for the five-minute commute to MICA or the Zoo and experience the charisma and city charm.

Key facts

• Built 1920
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,042/mo this rent would consume 64% 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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $190k implies a 280% 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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 1.07% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $162,937
• List price: $190,000
• Delta: 16.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2217 Bryant Ave	0.01mi	6/2.0 (+1)	1,416 (+1%)	2mo	$55,000	$39	88
2855 Woodbrook Ave	0.17mi	4/2.0 (-1)	1,320 (-6%)	19mo	$50,000	$38	57
1722 N Bentalou St	0.64mi	4/2.0 (-1)	1,450 (+3%)	3mo	$245,000	$169	53
1940 W North Ave	0.45mi	5/3.0	1,307 (-7%)	8mo	$173,000	$132	53
2505 Woodbrook Ave	0.41mi	4/2.0 (-1)	1,256 (-10%)	7mo	$11,000	$9	48
700 Cumberland St	0.63mi	4/2.0 (-1)	1,280 (-9%)	3mo	$107,800	$84	45
2009 Ruxton Ave	0.50mi	4/2.0 (-1)	1,600 (+14%)	1mo	$234,000	$146	44
1805 N Monroe St N	0.52mi	5/2.0	1,544 (+10%)	19mo	$110,000	$71	39
2402 Presbury St	0.72mi	4/2.5 (-1)	1,440 (+3%)	15mo	$221,000	$153	38
3052 Tioga Pkwy	0.56mi	4/2.0 (-1)	1,280 (-9%)	15mo	$255,000	$199	38
1716 N Monroe St	0.57mi	4/3.0 (-1)	1,600 (+14%)	9mo	$190,000	$119	30
2210 Baker St	0.72mi	4/1.5 (-1)	1,200 (-14%)	9mo	$85,000	$71	28

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: 3.4%
• Equity multiple: 1.14×
• Total profit: $7,279
• Equity at exit: $28,330

10-year hold

• IRR: 15.9%
• Equity multiple: 2.49×
• Total profit: $79,372
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$996
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $478

Break-even live

Break-even rent $1,438

Max offer price $190,000

Occupancy floor 72%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	18d	1	0.03mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	43d	1	0.03mi
2216 Whittier Ave Baltimore, MD	5.0	1.5	1392	$1,975	$1.42	24d	1	0.04mi
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	2d	1	0.39mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	4d	1	0.61mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	43d	1	0.88mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	24d	1	1.00mi
1914 Mosher St Unit 1914 Baltimore, MD	4.0	2.5	1200	$1,700	$1.42	43d	1	1.11mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	43d	1	1.24mi
834 N Stricker St Baltimore, MD	4.0	1.0	1200	$1,500	$1.25	20d	1	1.25mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	24d	1	1.30mi
910 N Arlington Ave Unit 2 Baltimore, MD	4.0	2.0	1220	$1,850	$1.52	24d	1	1.31mi
3204 Sequoia Ave Baltimore, MD	4.0	2.5	1791	$2,600	$1.45	43d	1	1.31mi
3348 Chestnut Ave Baltimore, MD	4.0	3.5	1702	$3,200	$1.88	24d	1	1.35mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	1.36mi
305 W 31st St Baltimore, MD	4.0	2.0	1500	$2,499	$1.67	43d	1	1.44mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	4d	1	1.47mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	12d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $190,000 Active 33 DOM
2. 2026-06-17
   days on market $190,000 Active 32 DOM
3. 2026-06-16
   days on market $190,000 Active 31 DOM
4. 2026-06-15
   days on market $190,000 Active 30 DOM
5. 2026-06-13
   days on market $190,000 Active 28 DOM
6. 2026-06-09
   days on market $190,000 Active 24 DOM
7. 2026-06-08
   days on market $190,000 Active 23 DOM
8. 2026-06-07
   days on market $190,000 Active 22 DOM
9. 2026-06-04
   days on market $190,000 Active 19 DOM
10. 2026-06-03
    days on market $190,000 Active 18 DOM
11. 2026-06-02
    days on market $190,000 Active 17 DOM
12. 2026-06-01
    days on market $190,000 Active 16 DOM
13. 2026-05-31
    days on market $190,000 Active 15 DOM
14. 2026-05-17
    listed $205,000 Active 652-char remark

    Show marketing remark (652 chars)

    Welcome to your very own slice of the city of Baltimore, Maryland at 2213 Bryant Ave in the Woodbrook subdivision. This 4-bedroom townhouse has a loft that can be counted as a bedroom number 5, with a functioning half bath that can be converted to full bathroom in the basement: it’s home base for your weekend treks through Druid Hill Park and morning coffee at the Rawlings Conservatory. With 1,400+ sq. ft. of space, it’s got the bones of a classic 1920s townhouse but the feel of a modern industrial masterpiece. Come for the brick soul, stay for the five-minute commute to MICA or the Zoo and experience the charisma and city charm.

15. 2026-04-09
    historical $205,000 652-char remark

    Show marketing remark (652 chars)

    Welcome to your very own slice of the city of Baltimore, Maryland at 2213 Bryant Ave in the Woodbrook subdivision. This 4-bedroom townhouse has a loft that can be counted as a bedroom number 5, with a functioning half bath that can be converted to full bathroom in the basement: it’s home base for your weekend treks through Druid Hill Park and morning coffee at the Rawlings Conservatory. With 1,400+ sq. ft. of space, it’s got the bones of a classic 1920s townhouse but the feel of a modern industrial masterpiece. Come for the brick soul, stay for the five-minute commute to MICA or the Zoo and experience the charisma and city charm.

16. 2024-02-16
    historical $1,300
17. 2024-01-13
    listed $1,300
18. 2022-12-14
    soldstatus $50,000
19. 2022-09-16
    soldstatus $50,000 Closed 86-char remark

    Show marketing remark (86 chars)

    The property is in need of full rehab, price to sell. Bring screw gun, and imagination

20. 2022-08-30
    status Pending 86-char remark

    Show marketing remark (86 chars)

    The property is in need of full rehab, price to sell. Bring screw gun, and imagination

21. 2022-08-20
    listed $50,000 Active 86-char remark

    Show marketing remark (86 chars)

    The property is in need of full rehab, price to sell. Bring screw gun, and imagination

22. 2020-02-28
    soldstatus $360,807
23. 2004-12-03
    historical
24. 2004-06-08
    listed

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,397 · $116/mo
• Expected delta: +$674/yr (+$56/mo · 93.1%)

ⓘ 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,507
• − Mortgage interest: −$10,643
• − Property taxes: −$723
• − Insurance: −$950
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$5,527
• Taxable income: $2,742
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $5,072/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

-43.2% since first listed

11 events — show timeline

• 2026-05-17 Listed $205,000 BRIGHT MLS
• 2026-04-09 Coming Soon $205,000 BRIGHT MLS
• 2024-02-16 Rental Removed $1,300 BRIGHTMLS
• 2024-01-13 Listed for Rent $1,300 BRIGHTMLS
• 2022-12-14 Sold (Public Records) $50,000 Public Records
• 2022-09-16 Sold (MLS) $50,000 BRIGHT MLS
• 2022-08-30 Pending — BRIGHT MLS
• 2022-08-20 Listed $50,000 BRIGHT MLS
• 2020-02-28 Sold (Public Records) $360,807 Public Records
• 2004-12-03 Delisted — MRIS
• 2004-06-08 Listed — MRIS

Property tax history

-2.2%/yr

Latest (2025): $723 · +0.0% YoY. Source: county tax records.