1624 Hazel St · Baltimore, MD 21226

$160,000

2 bd · 1.0 ba · 1,400 sqft · Townhouse public records · 8 Days on market

Built 1920 6,098 sqft lot Est $165k · at est.

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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 +24.7/30.0
• ARV discount +8.9/15.0
• Appreciation +8.9/10.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

GREAT HOUSE FOR IVESTORS IN CURTIS BAY. NEW CENTRAL A/C NEW BATH SURROUND FROM BATH FITTERS. GROUND RENT CAP TO BE VERIFIED. MAKE AN OFFER. HOME WILL BE 1031 EXCHANGE. 24 HOUR NOTICE FOR ALL SHOWINGS!!

Key facts

• Unfinished basement
• Brick construction
• Local parks

Tags

• BRICK CONSTRUCTION
• UNFINISHED BASEMENT
• LOCAL PARKS
• WELL-REGARDED SCHOOLS
• GENEROUS LOT SIZE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric hot water
• Home design: Interior townhouse/rowhouse
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: 2 bedrooms on the first upper level
• Bathrooms: 1 full bathroom on the first upper level; 1 half bathroom on the main level
• Heating & cooling: 90% efficient forced air heating; Natural gas heating; Central air conditioning
• Interior features: Unfinished basement; Finished above-grade living area (per assessor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.8% 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: 45 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (7.8% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $160k implies a 88% 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 $160,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $165,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4613 Pennington Ave	0.14mi	2/1.0	1,344 (-4%)	2mo	$52,000	$39	85
1404 Filbert St	0.19mi	3/2.0 (+1)	1,400 (0%)	14mo	$80,000	$57	70
1631 Church St	0.24mi	2/1.0	1,560 (+11%)	0mo	$30,000	$19	70
1630 Hazel St	0.01mi	3/2.5 (+1)	1,288 (-8%)	15mo	$160,000	$124	63
1408 Locust	0.18mi	2/1.5	1,240 (-11%)	10mo	$110,000	$89	62
4202 Grace Ct	0.09mi	3/2.0 (+1)	1,248 (-11%)	8mo	$45,000	$36	62
1326 Cypress St	0.29mi	3/1.5 (+1)	1,254 (-10%)	1mo	$226,000	$180	61
1326 Tompkins St	0.26mi	3/2.0 (+1)	1,554 (+11%)	3mo	$205,000	$132	58
1615 Church St	0.23mi	3/2.0 (+1)	1,302 (-7%)	15mo	$150,000	$115	56
1102 Inner Cir	0.46mi	3/1.5 (+1)	1,599 (+14%)	8mo	$205,000	$128	41
3824 W Bay Ave W	0.54mi	3/2.0 (+1)	1,240 (-11%)	7mo	$169,900	$137	41
3613 Saint Victor St	0.71mi	3/2.0 (+1)	1,310 (-6%)	11mo	$155,000	$118	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.89×
• Total profit: $84,633
• Equity at exit: $118,843

10-year hold

• IRR: 23.9%
• Equity multiple: 6.12×
• Total profit: $229,473
• Equity at exit: $233,361

Cash invested: $44,800 (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 21226

• Home prices YoY: 2.5%
• Active inventory: 45
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$839
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $335

Break-even live

Break-even rent $1,185

Max offer price $160,000

Occupancy floor 74%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 Filbert St Unit 2 Baltimore, MD	2.0	1.0	1428	$1,300	$0.91	44d	1	0.18mi
1517 Sycamore St Curtis Bay, MD	3.0	1.5	1210	$1,999	$1.65	24d	1	0.32mi
1353 Cambria St Brooklyn, MD	3.0	2.0	986	$1,600	$1.62	18d	1	0.45mi
1305 E Patapsco Ave Brooklyn, MD	3.0	1.5	930	$1,650	$1.77	4d	1	0.52mi
3816 W Bay Ave Unit 1 Baltimore, MD	2.0	1.0	1364	$1,155	$0.85	3d	1	0.55mi
3828 10th St Brooklyn, MD	3.0	2.0	1215	$2,350	$1.93	44d	1	0.64mi
3826 10th St Unit Entire House Baltimore, MD	3.0	2.0	1110	$2,400	$2.16	24d	1	0.64mi
837 E Jeffrey St Unit 2 Baltimore, MD	1.0	1.0	1116	$900	$0.81	44d	1	0.75mi
837 E Jeffrey St Apt 1 Baltimore, MD	1.0	1.0	1116	$900	$0.81	18d	1	0.75mi
5215 Wasena Ave Brooklyn, MD	3.0	1.0	1030	$1,650	$1.60	44d	1	0.82mi
3840 8th St Brooklyn, MD	3.0	1.5	1088	$1,606	$1.48	4d	1	0.85mi
4201 Audrey Ave Unit 1 Brooklyn, MD	2.0	1.0	1400	$1,350	$0.96	24d	1	0.94mi
4206 Audrey Ave Brooklyn, MD	3.0	3.0	1104	$1,950	$1.77	24d	1	0.97mi
4206 Audrey Ave Brooklyn, MD	2.0	2.0	1104	$1,275	$1.15	44d	1	0.97mi
3822 6th St Brooklyn, MD	3.0	3.0	1580	$1,850	$1.17	24d	1	1.01mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	4d	1	1.04mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	24d	1	1.04mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	20d	1	1.04mi
603 Maude Ave Unit A Baltimore, MD	1.0	1.0	1294	$950	$0.73	4d	1	1.08mi
3428 7th St Unit B Baltimore, MD	1.0	1.0	1294	$1,150	$0.89	44d	1	1.08mi
3528 6th St Brooklyn, MD	2.0	2.5	1060	$1,500	$1.42	18d	1	1.10mi
4400 4th St Unit BASEMENT Baltimore, MD	2.0	1.0	925	$1,350	$1.46	44d	1	1.15mi
3569 4th St Brooklyn, MD	2.0	1.5	1256	$1,200	$0.96	18d	1	1.21mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	18d	1	1.29mi

Listing history 6 events

1. 2026-06-18
   days on market $160,000 Coming Soon 8 DOM
2. 2026-06-17
   days on market $160,000 Coming Soon 7 DOM
3. 2026-06-16
   days on market $160,000 Coming Soon 6 DOM
4. 2026-06-15
   days on market $160,000 Coming Soon 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $160,000 Coming Soon 3 DOM

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$688/yr (+$57/mo · 187.0%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,316
• − Mortgage interest: −$8,962
• − Property taxes: −$368
• − Insurance: −$800
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$4,655
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $3,677/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
• City population: 588,727
• Population (ZIP): 6,593

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 0.61)
• Race & ethnicity: White 59% Black 18% Two or more races 13% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 7% Romanian 2% Scotch-Irish 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 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: ▲ 7.75%
• Current HPI: 318.79
• Rent YoY: —
• Metro: —
• 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

+150.4% since first listed

8 events — show timeline

• 2026-06-10 Coming Soon $160,000 BRIGHT MLS
• 2007-05-21 Sold (Public Records) $85,000 Public Records
• 2007-03-23 Sold (MLS) $85,000 MRIS
• 2007-02-07 Delisted — MRIS
• 2006-09-29 Listed $84,900 MRIS
• 2006-05-05 Sold (Public Records) $55,620 Public Records
• 1997-11-14 Sold (Public Records) $19,500 Public Records
• 1993-06-04 Sold (Public Records) $63,900 Public Records

Property tax history

-8.3%/yr

Latest (2025): $368 · +27.0% YoY. Source: county tax records.