3614 Saint Margaret · Baltimore, MD 21225

$195,000

4 bd · 1.0 ba · 784 sqft · Townhouse public records · 64 Days on market

Built 1942 1,176 sqft lot Est $136k · 43% over

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Why this score? — see what drove the D+ 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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 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

COMPLETE SHELL IN BROOKLYN!!

Key facts

• Full bathroom
• Private parking
• Hvac system

Tags

• NEW ROOF
• HVAC SYSTEM
• FULLY FINISHED BASEMENT
• BONUS OR GUEST ROOM
• FULL BATHROOM
• PRIVATE PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+4.1%/yr); 165 active listings in the ZIP; 12 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).
• This rent runs 45% of the median local income ($54k/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 $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.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $60k; list at $195k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $136,416
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3825 10th St	0.14mi	3/1.0 (-1)	810 (+3%)	10mo	$110,000	$136	75
3743 Saint Victor St	0.11mi	3/1.0 (-1)	810 (+3%)	20mo	$155,000	$191	68
3608 Saint Victor St	0.09mi	3/2.0 (-1)	864 (+10%)	11mo	$150,000	$174	60
4116 Curtis Ave	0.58mi	3/1.0 (-1)	832 (+6%)	15mo	$40,000	$48	46

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,600
• Equity at exit: $29,075

10-year hold

• IRR: 8.1%
• Equity multiple: 1.64×
• Total profit: $34,946
• Equity at exit: $16,860

Cash invested: $54,600 (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 21225

• Home prices YoY: -31.9%
• Rents YoY: 4.1%
• Active inventory: 165
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $374

Break-even live

Break-even rent $1,552

Max offer price $195,000

Occupancy floor 77%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3826 10th St Unit Entire House Baltimore, MD	3.0	2.0	1110	$2,400	$2.16	24d	1	0.12mi
1305 E Patapsco Ave Brooklyn, MD	3.0	1.5	930	$1,650	$1.77	4d	1	0.21mi
1353 Cambria St Brooklyn, MD	3.0	2.0	986	$1,600	$1.62	18d	1	0.27mi
3840 8th St Brooklyn, MD	3.0	1.5	1088	$1,606	$1.48	4d	1	0.29mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	4d	1	0.44mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	20d	1	0.44mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	24d	1	0.44mi
4216 Prudence St Curtis Bay, MD	4.0	3.0	1116	$2,100	$1.88	44d	1	0.48mi
4206 Audrey Ave Brooklyn, MD	3.0	3.0	1104	$1,950	$1.77	24d	1	0.55mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	18d	1	0.65mi
5215 Wasena Ave Brooklyn, MD	3.0	1.0	1030	$1,650	$1.60	44d	1	0.72mi
217 W Edgevale Rd Brooklyn, MD	3.0	1.5	992	$1,800	$1.81	24d	1	1.13mi

Listing history 12 events

1. 2026-04-28
   status Pending
2. 2026-03-11
   status Active
3. 2026-02-17
   status Pending
4. 2026-01-31
   listed $195,000 Active
5. 2022-05-20
   soldstatus $60,000
6. 2022-04-01
   soldstatus $60,000 Closed 28-char remark

   Show marketing remark (28 chars)

   COMPLETE SHELL IN BROOKLYN!!

7. 2022-03-12
   status Pending 28-char remark

   Show marketing remark (28 chars)

   COMPLETE SHELL IN BROOKLYN!!

8. 2021-11-19
   price $79,900 28-char remark

   Show marketing remark (28 chars)

   COMPLETE SHELL IN BROOKLYN!!

9. 2021-11-02
   listed $84,900 Active 28-char remark

   Show marketing remark (28 chars)

   COMPLETE SHELL IN BROOKLYN!!

10. 2020-04-29
    soldstatus $315,000
11. 2000-04-14
    soldstatus $46,977
12. 1997-06-25
    soldstatus $45,000

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$329/yr (+$27/mo · 22.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $24,305
• − Mortgage interest: −$10,923
• − Property taxes: −$1,467
• − Insurance: −$975
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$5,673
• Taxable income: $1,378
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $4,157/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: Anne Arundel County · 535,653 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 34,062
• Household income: $54,020
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1440.0

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 0.68)
• Race & ethnicity: Black 42% White 32% Hispanic / Latino 20% Two or more races 8% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -119.44%
• Current HPI: 254.5089
• Rent YoY: ▲ 4.08%
• 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

+333.3% since first listed

12 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-03-11 Relisted — BRIGHT MLS
• 2026-02-17 Pending — BRIGHT MLS
• 2026-01-31 Listed $195,000 BRIGHT MLS
• 2022-05-20 Sold (Public Records) $60,000 Public Records
• 2022-04-01 Sold (MLS) $60,000 BRIGHT MLS
• 2022-03-12 Pending — BRIGHT MLS
• 2021-11-19 Price Changed $79,900 BRIGHT MLS
• 2021-11-02 Listed $84,900 BRIGHT MLS
• 2020-04-29 Sold (Public Records) $315,000 Public Records
• 2000-04-14 Sold (Public Records) $46,977 Public Records
• 1997-06-25 Sold (Public Records) $45,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,467 · +11.1% YoY. Source: county tax records.