5729 Govane Ave · Baltimore, MD 21212

$89,900

3 bd · 1.5 ba · 1,714 sqft · SingleFamily public records · 20 Days on market

Built 1920 2,940 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This property is part of a larger portfolio. Please contact for more details regarding associated listings. Closings will need to be coordinated with the other properties in the portfolio but may sell to individual buyers. Seller will only accept offers from serious buyers who can align with that timeline.

Key facts

• 2,940 sq ft lot
• Built 1920
• Listed 19 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric for cooling
• Home design: Detached property; Finished and unfinished space both above and below grade
• Construction: Vinyl siding; Block foundation; Shingle/composite roof
• Exterior features: Not on tidal water; Above-grade and below-grade other structures

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: Two full bathrooms total (one on main level and one on first upper level)
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning; Ceiling fans
• Interior features: Finished above-grade living area per assessor; Basement with connecting stairway; Portion of basement unfinished

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 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.
• Zoned schools: Elmer A. Henderson: A Johns Hopkins Partnership (math 2% / reading 16%, grade F, #650 of 860 statewide, top 77%, 642 students, 80% FRL); Vanguard Collegiate Middle (math 3% / reading 15%, grade F, #212 of 225 statewide, top 95%, 343 students, 84% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL).
• Zoned-school proficiency averages 32% at this address vs 12% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Baltimore City Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 4.7% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; 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→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.23% ✓
• Cap rate: 17.13%
• Cash-on-cash: 38.69%
• DSCR: 2.72
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $332,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5728 Govane Ave	0.02mi	4/2.0 (+1)	1,624 (-5%)	2mo	$247,000	$152	82
828 E Belvedere Ave	0.30mi	3/2.0	1,674 (-2%)	0mo	$290,000	$173	80
328 Paddington Rd	0.38mi	3/1.5	1,660 (-3%)	2mo	$394,000	$237	75
608 Harwood Ave	0.18mi	3/2.5	1,570 (-8%)	2mo	$305,000	$194	72
5802 Clearspring Rd	0.08mi	3/2.0	1,962 (+14%)	2mo	$316,000	$161	68
310 Thornhill Rd	0.32mi	3/2.0	1,892 (+10%)	2mo	$660,000	$349	64
325 Broadmoor Rd	0.39mi	3/3.0	1,850 (+8%)	0mo	$580,000	$314	62
442 Rosebank Ave	0.29mi	3/2.0	1,930 (+13%)	3mo	$275,000	$142	61
728 Highwood Dr	0.72mi	3/1.0	1,669 (-3%)	1mo	$339,000	$203	59
5302 Saint Georges Ave	0.59mi	3/3.0	1,840 (+7%)	3mo	$180,000	$98	51
5306 Kenilworth Ave	0.64mi	3/2.5	1,857 (+8%)	5mo	$340,000	$183	48
313 E Lake Ave	0.63mi	4/1.5 (+1)	1,550 (-10%)	3mo	$435,000	$281	47

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 37.0%
• Equity multiple: 2.61×
• Total profit: $40,639
• Equity at exit: $13,404

10-year hold

• IRR: 44.5%
• Equity multiple: 5.64×
• Total profit: $116,838
• Equity at exit: $7,773

Cash invested: $25,172 (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 21212

• Rents YoY: 4.7%
• Active inventory: 136
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$471
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $812

Break-even live

Break-even rent $980

Max offer price $89,900

Occupancy floor 55%

Sensitivity live

Price	-10% $863	-5% $837	+0% $812	+5% $786	+10% $761
Rent	-10% $653	-5% $732	+0% $812	+5% $891	+10% $970
Rate	-1.0pp $857	-0.5pp $835	base $812	+0.5pp $788	+1.0pp $765

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 Bradhurst Rd Baltimore, MD	2.0	1.0	1216	$1,250	$1.03	45d	1	0.20mi
818 Bradhurst Rd Baltimore, MD	2.0	1.0	1216	$1,350	$1.11	5d	1	0.20mi
620 Harwood Ave Baltimore, MD	2.0	1.0	2056	$1,350	$0.66	45d	1	0.21mi
828 Saint Dunstans Rd Baltimore, MD	3.0	2.0	1544	$2,000	$1.30	25d	1	0.31mi
917 Reverdy Rd Unit A Baltimore, MD	3.0	1.0	1200	$2,100	$1.75	45d	1	0.39mi
5626 Midwood Ave Unit 2 Baltimore, MD	2.0	1.0	1452	$1,100	$0.76	25d	1	0.40mi
5622 Midwood Ave Baltimore, MD	3.0	2.0	1452	$2,300	$1.58	45d	1	0.41mi
5307 York Rd Baltimore, MD	2.0	1.0	1120	$1,200	$1.07	45d	1	0.41mi
6008 Clearspring Rd Baltimore, MD	4.0	2.5	1758	$3,600	$2.05	25d	1	0.45mi
5200 Ready Ave Baltimore, MD	3.0	1.5	1116	$1,950	$1.75	5d	1	0.47mi
1008 Tunbridge Rd Baltimore, MD	3.0	2.0	1732	$2,050	$1.18	25d	1	0.49mi
1020 Dartmouth Glen Way Baltimore, MD	3.0	2.5	1152	$2,250	$1.95	25d	1	0.54mi
711 1/2 McCabe Ave Baltimore, MD	4.0	3.0	1204	$2,350	$1.95	6d	1	0.55mi
543 Chateau Ave Baltimore, MD	3.0	2.0	1152	$1,900	$1.65	6d	1	0.65mi
510 Winston Ave Baltimore, MD	4.0	2.0	1600	$2,800	$1.75	21d	1	0.67mi
1106 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	1100	$1,450	$1.32	45d	1	0.70mi
1111 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	1452	$1,050	$0.72	45d	1	0.71mi
6159 Parkway Dr Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	23d	1	0.73mi
6159 Parkway Dr Apt 1 Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	25d	1	0.73mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	45d	1	0.78mi
1104 Meridene Dr Unit 1 Baltimore, MD	2.0	1.0	1098	$1,350	$1.23	45d	1	0.79mi
100 E Melrose Ave Baltimore, MD	2.0–3.0	2.0–2.5	1750	$3,345	$1.91	6d	2	0.80mi
6189 Northwood Dr Baltimore, MD	4.0	2.0	1400	$2,200	$1.57	45d	1	0.82mi
514 Radnor Ave Baltimore, MD	3.0	1.5	1575	$1,500	$0.95	46d	1	0.83mi
5520 Sagra Rd Baltimore, MD	3.0	1.5	1650	$1,900	$1.15	45d	1	0.85mi
804 Radnor Ave Baltimore, MD	3.0	1.0	1654	$2,000	$1.21	45d	1	0.89mi
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	12d	1	0.90mi
1224 Winston Ave Baltimore, MD	3.0	2.0	1248	$2,100	$1.68	19d	1	0.91mi
4754 Alhambra Ave Baltimore, MD	3.0	2.0	1876	$1,500	$0.80	25d	1	0.94mi
5204 Kelway Rd Baltimore, MD	3.0	2.0	1666	$2,350	$1.41	25d	1	0.95mi
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	21d	1	1.05mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	21d	1	1.12mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	45d	1	1.12mi
214 Overbrook Rd Baltimore, MD	3.0	2.0	1896	$2,900	$1.53	5d	1	1.15mi
1508 Gleneagle Rd Baltimore, MD	3.0	2.0	1824	$2,180	$1.20	6d	1	1.18mi
706 E 43rd St Baltimore, MD	4.0	1.5	1596	$1,899	$1.19	3d	1	1.24mi
720 Springfield Ave Baltimore, MD	3.0	1.0	1160	$2,000	$1.72	45d	1	1.28mi
4303 York Rd #3 Baltimore, MD	2.0	1.0	1680	$1,400	$0.83	45d	1	1.30mi
1444 Meridene Dr Baltimore, MD	3.0	1.5	1520	$1,950	$1.28	45d	1	1.34mi
1545 E Cold Spring Ln Baltimore, MD	4.0	2.0	1240	$2,000	$1.61	45d	1	1.39mi

Listing history 13 events

1. 2026-06-21
   days on market $89,900 Active 20 DOM
2. 2026-06-18
   days on market $89,900 Active 17 DOM
3. 2026-06-17
   days on market $89,900 Active 16 DOM
4. 2026-06-16
   days on market $89,900 Active 15 DOM
5. 2026-06-15
   days on market $89,900 Active 14 DOM
6. 2026-06-13
   pricedays on market $89,900 Active 12 DOM
7. 2026-06-09
   days on market $99,900 Active 8 DOM
8. 2026-06-08
   days on market $99,900 Active 7 DOM
9. 2026-06-07
   days on market $99,900 Active 6 DOM
10. 2026-06-04
    days on market $99,900 Active 3 DOM
11. 2026-06-03
    days on market $99,900 Active 2 DOM
12. 2026-06-02
    remarks 307-char remark
13. 2026-06-02
    listed $99,900 Active 1 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: $3,188 · $266/mo
• Projected year-2 tax: $3,188 · $266/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 ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,095
• − Mortgage interest: −$5,036
• − Property taxes: −$3,188
• − Insurance: −$450
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$2,615
• Taxable income: $8,951
• Est. tax owed @ 24.0%: −$2,148
• After-tax cash flow: $7,592/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): 33,974
• Household income: $96,685
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 769.0

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 0.64)
• Race & ethnicity: White 49% Black 35% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -392.44%
• Current HPI: 267.4569
• Rent YoY: ▲ 4.65%
• 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

+42.7% since first listed

15 events — show timeline

• 2026-06-01 Listed $99,900 BRIGHT MLS
• 2023-06-19 Rental Removed — TURBOTENANT
• 2018-03-01 Sold (Public Records) $4,552,396 Public Records
• 2015-11-25 Listing Removed — BRIGHT MLS
• 2015-11-25 Delisted — MRIS
• 2015-06-24 Listed — MRIS
• 2015-06-24 Listed $129,000 BRIGHT MLS
• 2008-11-25 Delisted — MRIS
• 2008-11-24 Relisted — MRIS
• 2008-11-01 Delisted — MRIS
• 2008-10-10 Price Changed — MRIS
• 2008-07-22 Listed — MRIS
• 2008-02-15 Delisted — MRIS
• 2007-11-16 Listed — MRIS
• 2007-08-17 Sold (Public Records) $70,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,188 · +6.1% YoY. Source: county tax records.