3728 Beehler Ave · Baltimore, MD 21215

$77,000

3 bd · 1.0 ba · 1,000 sqft · Townhouse · 111 Days on market

Built 1920 1,307 sqft lot $77/sqft · 43% below area Est $134k · 43% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity. Renter friendly area. This rowhome located in the heart of Baltimore City has 3 Bedrooms, 1 Bathroom. Has tenant. Drive by only. Seller is motivated. Submit offer today. Size and dimensions of home are estimates.

Key facts

• Built 1920
• Listed 111 days

🏷️ Possibly a rental listed for sale. The $77,000 price doesn't fit this home's estimated sale value (~$134,133) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $77k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $70k (9.0% below list) — sets the bar for market timing.

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: Pimlico Elementary/Middle (math 0% / reading 11%, grade F, #759 of 860 statewide, top 88%, 741 students, 84% FRL, charter); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 64% FRL vs 79% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 12% district-wide (+30 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 (+2.4%/yr); 354 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 19y ago; this cycle's ask has dropped $33k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $77k implies a 71% 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: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,070 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.03% ✓
• Cap rate: 17.23%
• Cash-on-cash: 39.07%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $134,133
• List price: $77,000
• Delta: -42.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3824 Beehler Ave	0.11mi	3/1.5	1,080 (+8%)	3mo	$88,000	$81	77
4927 Edgemere Ave	0.22mi	2/1.0 (-1)	1,080 (+8%)	3mo	$95,000	$88	69
4605 Homer Ave	0.31mi	2/1.0 (-1)	900 (-10%)	3mo	$79,500	$88	61
4926 Edgemere Ave	0.19mi	3/1.0	875 (-12%)	10mo	$98,000	$112	61
5329 Cordelia Ave	0.60mi	3/1.0	1,080 (+8%)	1mo	$105,000	$97	58
5046 Chalgrove Ave	0.60mi	2/1.0 (-1)	1,024 (+2%)	8mo	$51,400	$50	57
2841 Oakford Ave	0.69mi	3/2.0	1,044 (+4%)	8mo	$79,000	$76	50
3914 Ridgewood Ave	0.55mi	3/1.5	1,110 (+11%)	6mo	$95,400	$86	48
2904 Virginia Ave	0.67mi	3/1.5	1,116 (+12%)	2mo	$202,000	$181	46
3903 Ridgewood Ave	0.55mi	3/1.5	1,110 (+11%)	13mo	$108,500	$98	44
4917 Pembridge Ave	0.61mi	3/1.5	1,120 (+12%)	8mo	$135,150	$121	42
2724 Spaulding Ave	0.73mi	2/2.0 (-1)	864 (-14%)	4mo	$160,000	$185	30

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.45×
• Total profit: $31,337
• Equity at exit: $11,481

10-year hold

• IRR: 41.2%
• Equity multiple: 4.77×
• Total profit: $81,219
• Equity at exit: $6,658

Cash invested: $21,560 (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 21215

• Rents YoY: 2.4%
• Active inventory: 354
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $702

Break-even live

Break-even rent $674

Max offer price $77,000

Occupancy floor 50%

Sensitivity live

Price	-10% $755	-5% $729	+0% $702	+5% $675	+10% $649
Rent	-10% $579	-5% $640	+0% $702	+5% $764	+10% $825
Rate	-1.0pp $741	-0.5pp $722	base $702	+0.5pp $682	+1.0pp $662

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3735 Manchester Ave Baltimore, MD	2.0	1.0	1000	$1,350	$1.35	6d	1	0.03mi
4828 Beaufort Ave Baltimore, MD	2.0	2.5	1200	$1,850	$1.54	25d	1	0.12mi
3784 Columbus Dr Baltimore, MD	4.0	2.0	1250	$2,200	$1.76	25d	1	0.22mi
5000 Litchfield Ave #1 Baltimore, MD	2.0	1.0	1100	$1,100	$1.00	45d	1	0.24mi
3501 Oakmont Ave Baltimore, MD	2.0	1.0	915	$1,195	$1.31	0d	1	0.25mi
3904 Penhurst Ave Baltimore, MD	2.0	1.0	760	$1,175	$1.55	45d	1	0.38mi
3016 Thorndale Ave Baltimore, MD	1.0–3.0	1.0	700	$1,200	$1.71	6d	14	0.45mi
3908 Groveland Ave Apt F Baltimore, MD	2.0	1.0	815	$1,695	$2.08	45d	1	0.48mi
4230 Towanda Ave Baltimore, MD	3.0	2.0	1400	$1,800	$1.29	19d	1	0.59mi
4010 Fernhill Ave Unit 2 Baltimore, MD	2.0	1.0	1100	$1,500	$1.36	45d	1	0.62mi
5343 Nelson Ave Baltimore, MD	2.0	1.0	1000	$1,215	$1.22	25d	1	0.65mi
5301 Maple Ave Baltimore, MD	3.0	1.0	960	$1,700	$1.77	45d	1	0.66mi
2915 Oakford Ave Baltimore, MD	3.0	2.0	1102	$1,600	$1.45	19d	1	0.67mi
5115 Pembridge Ave Baltimore, MD	3.0	2.0	1088	$2,150	$1.98	45d	1	0.69mi
5340 Maple Ave Baltimore, MD	2.0	1.0	1200	$1,950	$1.62	45d	1	0.69mi
2527 W Cold Spring Ln Baltimore, MD	3.0	2.0	1152	$1,695	$1.47	0d	1	0.70mi
2824 Edgecombe Cir S Baltimore, MD	2.0	2.0	950	$1,475	$1.55	23d	1	0.75mi
2619 Loyola Northway Baltimore, MD	3.0	2.0	1400	$1,995	$1.43	25d	1	0.75mi
4037 Edgewood Rd Unit 1 Baltimore, MD	2.0	1.0	726	$1,100	$1.52	45d	1	0.78mi
2454 W Cold Spring Ln Baltimore, MD	3.0	1.0	1200	$1,650	$1.38	25d	1	0.81mi
4008 Hilton Rd Unit 1st Fl Baltimore, MD	2.0	1.0	750	$1,295	$1.73	45d	1	0.83mi
3701 Garrison Blvd Unit 3 Baltimore, MD	2.0	1.0	820	$1,399	$1.71	25d	1	0.85mi
4910 Poe Ave Unit 2 Baltimore, MD	2.0	1.0	750	$990	$1.32	25d	1	0.88mi
4714 Greenspring Ave Baltimore, MD	2.0	1.0	890	$1,295	$1.46	45d	1	0.90mi
3600 Garrison Blvd Apt T1 Baltimore, MD	2.0	1.0	800	$1,125	$1.41	4d	1	0.93mi
3600 Garrison Blvd Unit T2 Baltimore, MD	2.0	1.0	750	$1,149	$1.53	25d	1	0.93mi
3508 Grantley Rd Baltimore, MD	2.0	1.0	1250	$1,350	$1.08	25d	1	0.94mi
4936 Lanier Ave Baltimore, MD	1.0–2.0	1.0	750	$1,370	$1.83	4d	5	0.95mi
2415 Loyola Southway Baltimore, MD	3.0	1.5	1200	$2,033	$1.69	45d	1	0.97mi
2530 Edgecombe Cir N Baltimore, MD	2.0–3.0	1.0	920	$1,325	$1.44	4d	4	0.98mi
3912 Mortimer Ave Baltimore, MD	3.0	2.0	1204	$2,723	$2.26	45d	1	1.00mi
3822 Pall Mall Rd Baltimore, MD	3.0	1.5	1320	$1,875	$1.42	45d	1	1.07mi
3617 Mohawk Ave Baltimore, MD	2.0	1.0	1000	$1,595	$1.59	45d	1	1.11mi
3615 Mohawk Ave Gwynn Oak, MD	2.0	1.0	1000	$1,610	$1.61	45d	1	1.11mi
3727 Milford Ave Gwynn Oak, MD	3.0	1.0	900	$1,450	$1.61	45d	1	1.25mi
2432 Everton Rd Unit 2435 A Baltimore, MD	2.0	1.5	1000	$1,500	$1.50	25d	1	1.26mi
4016 N Rogers Ave Baltimore, MD	2.0	1.0	717	$1,195	$1.67	45d	1	1.31mi
3601 Howard Park Ave Unit 2 Baltimore, MD	3.0	1.0	1000	$1,650	$1.65	45d	1	1.33mi
5902 Cross Country Blvd Baltimore, MD	1.0–2.0	1.0–2.0	785	$1,699	$2.16	6d	6	1.34mi
5902 Cross Country Blvd Baltimore, MD	2.0	2.0	720	$1,575	$2.19	25d	1	1.34mi

Listing history 50 events

1. 2026-06-21
   days on market $77,000 Active 111 DOM
2. 2026-06-18
   days on market $77,000 Active 108 DOM
3. 2026-06-17
   days on market $77,000 Active 107 DOM
4. 2026-06-16
   days on market $77,000 Active 106 DOM
5. 2026-06-15
   days on market $77,000 Active 105 DOM
6. 2026-06-13
   days on market $77,000 Active 103 DOM
7. 2026-06-09
   days on market $77,000 Active 99 DOM
8. 2026-06-08
   days on market $77,000 Active 98 DOM
9. 2026-06-07
   days on market $77,000 Active 97 DOM
10. 2026-06-04
    days on market $77,000 Active 94 DOM
11. 2026-06-03
    days on market $77,000 Active 93 DOM
12. 2026-06-02
    days on market $77,000 Active 92 DOM
13. 2026-06-01
    days on market $77,000 Active 91 DOM
14. 2026-05-31
    days on market $77,000 Active 90 DOM
15. 2026-04-17
    price $77,000 242-char remark

    Show marketing remark (242 chars)

    Great investment opportunity. Renter friendly area. This rowhome located in the heart of Baltimore City has 3 Bedrooms, 1 Bathroom. Has tenant. Drive by only. Seller is motivated. Submit offer today. Size and dimensions of home are estimates.

16. 2026-03-02
    listed $110,000 Active 242-char remark

    Show marketing remark (242 chars)

    Great investment opportunity. Renter friendly area. This rowhome located in the heart of Baltimore City has 3 Bedrooms, 1 Bathroom. Has tenant. Drive by only. Seller is motivated. Submit offer today. Size and dimensions of home are estimates.

17. 2021-06-18
    historical
18. 2021-06-16
    listed $60,000 Active
19. 2014-12-02
    historical
20. 2014-12-02
    historical
21. 2014-11-06
    status Active
22. 2014-10-21
    historical
23. 2014-07-04
    price
24. 2014-05-20
    listed Active
25. 2014-05-19
    listed $14,950
26. 2014-01-16
    historical Withdrawn
27. 2014-01-16
    historical
28. 2013-09-11
    price
29. 2013-07-22
    listed Active
30. 2013-07-22
    listed $29,950
31. 2013-07-12
    historical Temporarily Off-Market
32. 2013-07-12
    historical
33. 2013-04-16
    listed Active
34. 2013-04-15
    listed $44,950
35. 2012-11-19
    soldstatus $45,000
36. 2012-11-02
    historical Withdrawn
37. 2012-11-02
    historical
38. 2012-10-10
    status Contract
39. 2012-10-05
    price
40. 2012-07-19
    listed Active
41. 2012-07-19
    listed $15,995
42. 2011-04-22
    historical
43. 2011-04-22
    historical
44. 2011-02-22
    soldstatus $232,850
45. 2011-02-16
    price Active
46. 2011-02-16
    status Active
47. 2011-01-12
    status Contract
48. 2010-12-18
    price
49. 2010-11-15
    price
50. 2010-10-25
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $18,747
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$2,240
• Taxable income: $7,654
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $6,587/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): 52,229
• Household income: $51,587
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 3644.0

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 17% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -318.58%
• Current HPI: 291.4926
• Rent YoY: ▲ 2.41%
• 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

+327.8% since first listed

43 events — show timeline

• 2026-04-17 Price Changed $77,000 BRIGHT MLS
• 2026-03-02 Listed $110,000 BRIGHT MLS
• 2021-06-18 Listing Removed — BRIGHT MLS
• 2021-06-16 Listed $60,000 BRIGHT MLS
• 2014-12-02 Listing Removed — BRIGHT MLS
• 2014-12-02 Delisted — MRIS
• 2014-11-06 Relisted — MRIS
• 2014-10-21 Delisted — MRIS
• 2014-07-04 Price Changed — MRIS
• 2014-05-20 Listed — MRIS
• 2014-05-19 Listed $14,950 BRIGHT MLS
• 2014-01-16 Delisted — MRIS
• 2014-01-16 Listing Removed — BRIGHT MLS
• 2013-09-11 Price Changed — MRIS
• 2013-07-22 Listed — MRIS
• 2013-07-22 Listed $29,950 BRIGHT MLS
• 2013-07-12 Delisted — MRIS
• 2013-07-12 Listing Removed — BRIGHT MLS
• 2013-04-16 Listed — MRIS
• 2013-04-15 Listed $44,950 BRIGHT MLS
• 2012-11-19 Sold (Public Records) $45,000 Public Records
• 2012-11-02 Delisted — MRIS
• 2012-11-02 Listing Removed — BRIGHT MLS
• 2012-10-10 Pending — MRIS
• 2012-10-05 Price Changed — MRIS
• 2012-07-19 Listed — MRIS
• 2012-07-19 Listed $15,995 BRIGHT MLS
• 2011-04-22 Delisted — MRIS
• 2011-04-22 Listing Removed — BRIGHT MLS
• 2011-02-22 Sold (Public Records) $232,850 Public Records
• 2011-02-16 Relisted — MRIS
• 2011-02-16 Price Changed — MRIS
• 2011-01-12 Pending — MRIS
• 2010-12-18 Price Changed — MRIS
• 2010-11-15 Price Changed — MRIS
• 2010-10-25 Listed — MRIS
• 2010-10-25 Listed $17,999 BRIGHT MLS
• 2008-10-10 Delisted — MRIS
• 2008-08-04 Price Changed — MRIS
• 2008-07-31 Listed — MRIS
• 2007-10-08 Delisted — MRIS
• 2007-09-08 Price Changed — MRIS
• 2007-03-16 Listed — MRIS

Property tax history

+18.7%/yr

Latest (2025): $4,698 · +2757.2% YoY. Source: county tax records.