100 Collins Ave · Baltimore, MD 21229

$174,999

3 bd · 2.0 ba · 1,886 sqft · Townhouse public records · 240 Days on market

Built 1920 1,248 sqft lot $93/sqft · at area comps Est $180k · at est.

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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 +20.5/30.0
• ARV discount +8.7/15.0
• DSCR +6.5/10.0
• 1% rule +6.4/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 100 Collins Avenue, a beautifully updated 3-bedroom, 2-bath brick home located in the heart of Baltimore. This property is tenant-occupied, and the tenant will convey with the sale, making it an excellent opportunity for investors seeking immediate rental income. The home features a bright and modern layout with tasteful updates throughout. The main level offers a spacious living room filled with natural light, a dining area, and an updated kitchen complete with stainless steel appliances, new flooring, and neutral finishes that appeal to any style. Upstairs, there are three comfortable bedrooms and two full baths, including a primary suite with a walk-in shower and generous closet space. The hall bath includes a shower/tub combo for added functionality. The lower level offers a clean, freshly painted basement with concrete walls and flooring—ideal for storage, a workshop, or future finishing potential. Outside, enjoy a charming front porch and easy street parking, all in a convenient location close to shops, schools, parks, and major commuter routes. This tenant-occupied home combines classic Baltimore character with modern updates—an ideal turnkey investment to add to your portfolio.

Key facts

• Charming front porch
• Easy street parking
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FRESHLY PAINTED BASEMENT
• CHARMING FRONT PORCH
• EASY STREET PARKING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+5.4%/yr); 252 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/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 $5k 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 240 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $153,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.14% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 7.3

CMA / ARV

• ARV (median comp): $179,683
• List price: $174,999
• Delta: -2.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4231 Euclid Ave	0.25mi	3/1.0	1,856 (-2%)	1mo	$90,100	$49	81
4404 Frederick Ave	0.36mi	4/2.0 (+1)	1,880 (-0%)	5mo	$240,000	$128	74
4433 Old Frederick Rd	0.47mi	3/2.0	1,824 (-3%)	5mo	$298,000	$163	68
46 Cobber Ln	0.25mi	3/2.5	1,683 (-11%)	4mo	$245,000	$146	65
120 Allendale St	0.43mi	3/2.0	1,728 (-8%)	2mo	$225,000	$130	64
327 Lyndhurst St	0.47mi	4/2.5 (+1)	1,953 (+4%)	4mo	$216,000	$111	62
414 Normandy Ave	0.48mi	4/3.5 (+1)	1,976 (+5%)	1mo	$255,000	$129	58
24 S Tremont Rd	0.63mi	4/2.0 (+1)	1,800 (-5%)	5mo	$220,000	$122	54
3410 W Franklin St	0.71mi	3/3.0	2,040 (+8%)	2mo	$213,580	$105	48
4515 Maple Wood Dr	0.58mi	4/3.5 (+1)	2,056 (+9%)	2mo	$351,000	$171	45
513 Normandy Ave	0.54mi	4/2.0 (+1)	2,160 (+14%)	1mo	$257,000	$119	44
704 Mount Holly St	0.72mi	4/3.0 (+1)	2,040 (+8%)	3mo	$230,000	$113	42

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,548
• Equity at exit: $26,093

10-year hold

• IRR: 8.0%
• Equity multiple: 1.68×
• Total profit: $33,217
• Equity at exit: $15,131

Cash invested: $49,000 (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 21229

• Rents YoY: 5.4%
• Active inventory: 252
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$918
• Tax from tax record: −$359 /mo · $4,308/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $232

Break-even live

Break-even rent $1,708

Max offer price $174,999

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Collins Ave Baltimore, MD	3.0	3.0	1617	$2,350	$1.45	44d	1	0.05mi
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	44d	1	0.16mi
4227 Euclid Ave Unit B Baltimore, MD	2.0	1.0	2200	$1,050	$0.48	44d	1	0.22mi
3706 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1540	$1,350	$0.88	44d	1	0.49mi
409 Normandy Ave Baltimore, MD	4.0	1.0	1640	$1,500	$0.91	24d	1	0.50mi
202 N Edgewood St Baltimore, MD	3.0	2.0	1710	$2,250	$1.32	24d	1	0.57mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	24d	1	0.59mi
19 S Tremont Rd Baltimore, MD	3.0	1.0	1350	$1,850	$1.37	44d	1	0.59mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	11d	1	0.61mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	24d	1	0.61mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	4d	1	0.68mi
3619 Edmondson Ave Baltimore, MD	4.0	3.5	1962	$2,800	$1.43	44d	1	0.69mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	0.74mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	44d	1	0.75mi
500 Lucia Ave Baltimore, MD	3.0	2.0	1472	$2,100	$1.43	16d	1	0.75mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	44d	1	0.78mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	0.79mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	24d	1	0.79mi
738 Yale Ave Baltimore, MD	2.0	1.0	1346	$1,900	$1.41	24d	1	0.81mi
3324 Edmondson Ave Baltimore, MD	3.0	2.5	2300	$1,995	$0.87	22d	1	0.85mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.87mi
3700 Woodridge Rd Baltimore, MD	3.0	1.5	1955	$1,950	$1.00	44d	1	0.90mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	24d	1	0.99mi
4113 Mountwood Rd Baltimore, MD	3.0	1.0	1520	$1,795	$1.18	44d	1	1.08mi
670 Queensgate Rd Baltimore, MD	3.0	2.0	1600	$2,100	$1.31	4d	1	1.12mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	44d	1	1.19mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	44d	1	1.31mi
3704 Coolidge Ave Baltimore, MD	2.0	1.0	1262	$2,000	$1.58	20d	1	1.35mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	4d	1	1.41mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	44d	1	1.41mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	24d	1	1.43mi
603 Braeside Rd Baltimore, MD	3.0	2.0	1416	$2,400	$1.69	44d	1	1.46mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	44d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $174,999 Active 240 DOM
2. 2026-06-17
   days on market $174,999 Active 239 DOM
3. 2026-06-16
   days on market $174,999 Active 238 DOM
4. 2026-06-15
   days on market $174,999 Active 237 DOM
5. 2026-06-13
   days on market $174,999 Active 235 DOM
6. 2026-06-09
   days on market $174,999 Active 231 DOM
7. 2026-06-08
   days on market $174,999 Active 230 DOM
8. 2026-06-07
   days on market $174,999 Active 229 DOM
9. 2026-06-04
   days on market $174,999 Active 226 DOM
10. 2026-06-03
    days on market $174,999 Active 225 DOM
11. 2026-06-02
    days on market $174,999 Active 224 DOM
12. 2026-06-01
    days on market $174,999 Active 223 DOM
13. 2026-05-31
    days on market $174,999 Active 222 DOM
14. 2025-12-26
    price $174,999 1227-char remark

    Show marketing remark (1227 chars)

    Welcome to 100 Collins Avenue, a beautifully updated 3-bedroom, 2-bath brick home located in the heart of Baltimore. This property is tenant-occupied, and the tenant will convey with the sale, making it an excellent opportunity for investors seeking immediate rental income. The home features a bright and modern layout with tasteful updates throughout. The main level offers a spacious living room filled with natural light, a dining area, and an updated kitchen complete with stainless steel appliances, new flooring, and neutral finishes that appeal to any style. Upstairs, there are three comfortable bedrooms and two full baths, including a primary suite with a walk-in shower and generous closet space. The hall bath includes a shower/tub combo for added functionality. The lower level offers a clean, freshly painted basement with concrete walls and flooring—ideal for storage, a workshop, or future finishing potential. Outside, enjoy a charming front porch and easy street parking, all in a convenient location close to shops, schools, parks, and major commuter routes. This tenant-occupied home combines classic Baltimore character with modern updates—an ideal turnkey investment to add to your portfolio.

15. 2025-10-21
    listed $199,999 Active 1227-char remark

    Show marketing remark (1227 chars)

    Welcome to 100 Collins Avenue, a beautifully updated 3-bedroom, 2-bath brick home located in the heart of Baltimore. This property is tenant-occupied, and the tenant will convey with the sale, making it an excellent opportunity for investors seeking immediate rental income. The home features a bright and modern layout with tasteful updates throughout. The main level offers a spacious living room filled with natural light, a dining area, and an updated kitchen complete with stainless steel appliances, new flooring, and neutral finishes that appeal to any style. Upstairs, there are three comfortable bedrooms and two full baths, including a primary suite with a walk-in shower and generous closet space. The hall bath includes a shower/tub combo for added functionality. The lower level offers a clean, freshly painted basement with concrete walls and flooring—ideal for storage, a workshop, or future finishing potential. Outside, enjoy a charming front porch and easy street parking, all in a convenient location close to shops, schools, parks, and major commuter routes. This tenant-occupied home combines classic Baltimore character with modern updates—an ideal turnkey investment to add to your portfolio.

16. 2023-08-14
    historical
17. 2023-07-22
    listed
18. 2022-12-15
    soldstatus $200,000
19. 2022-10-20
    soldstatus $50,600
20. 2022-05-23
    soldstatus $50,600 Closed 317-char remark

    Show marketing remark (317 chars)

    ONLINE AUCTION: Bidding begins 3/21/2022 @ 10:00 AM. Bidding ends 3/23/2022 @ 11:50 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story Townhouse located in the Irvington area. JUST MINUTES to Saint Joseph's Park and Irvington Park. Easy access to major traffic artery Frederick Ave. Property is Vacant.

21. 2022-04-09
    status Pending 317-char remark

    Show marketing remark (317 chars)

    ONLINE AUCTION: Bidding begins 3/21/2022 @ 10:00 AM. Bidding ends 3/23/2022 @ 11:50 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story Townhouse located in the Irvington area. JUST MINUTES to Saint Joseph's Park and Irvington Park. Easy access to major traffic artery Frederick Ave. Property is Vacant.

22. 2022-03-16
    listed $20,000 Active 317-char remark

    Show marketing remark (317 chars)

    ONLINE AUCTION: Bidding begins 3/21/2022 @ 10:00 AM. Bidding ends 3/23/2022 @ 11:50 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story Townhouse located in the Irvington area. JUST MINUTES to Saint Joseph's Park and Irvington Park. Easy access to major traffic artery Frederick Ave. Property is Vacant.

23. 2020-10-23
    soldstatus $3,546
24. 1980-11-24
    soldstatus $17,000

ⓘ 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: $4,308 · $359/mo
• Projected year-2 tax: $4,308 · $359/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 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,027
• − Mortgage interest: −$9,803
• − Property taxes: −$4,308
• − Insurance: −$875
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$5,091
• Taxable income: $106
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $2,760/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 (73%)
• Race & ethnicity: Black 73% White 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

+929.4% since first listed

11 events — show timeline

• 2025-12-26 Price Changed $174,999 BRIGHT MLS
• 2025-10-21 Listed $199,999 BRIGHT MLS
• 2023-08-14 Rental Removed — BRIGHTMLS
• 2023-07-22 Listed for Rent — BRIGHTMLS
• 2022-12-15 Sold (Public Records) $200,000 Public Records
• 2022-10-20 Sold (Public Records) $50,600 Public Records
• 2022-05-23 Sold (MLS) $50,600 BRIGHT MLS
• 2022-04-09 Pending — BRIGHT MLS
• 2022-03-16 Listed $20,000 BRIGHT MLS
• 2020-10-23 Sold (Public Records) $3,546 Public Records
• 1980-11-24 Sold (Public Records) $17,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $4,308 · +8.6% YoY. Source: county tax records.