305 S Collington Ave · Baltimore, MD 21231

$289,900

3 bd · 2.5 ba · 2,004 sqft · Townhouse public records · 10 Days on market

Built 1910 $145/sqft · 27% below area Est $396k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

“Beautiful 3-bedroom, 2 full bath, 1 half bath home located within walking distance to a wide variety of dining and entertainment options. This home offers everything you need, featuring spacious living areas, modern finishes, and a convenient, vibrant location perfect for everyday living and entertaining. ”

Key facts

• Built 1910
• Listed 10 days

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Interior townhouse/rowhouse; Brick construction
• Construction: Brick foundation (brick/mortar); Above-grade and below-grade structures; Year built per assessor
• Exterior features: Property is in city limits

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning with ceiling fans; Electric hot water
• Interior features: Assessor-listed living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (7.3% below list).
• Recommended offer: $257k (11.4% below list) — sets the bar for cash-flow.

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 (+2.3%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 38% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 24y 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 $220k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — 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 $256,796 (11.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.93% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 9.0

CMA / ARV

• ARV (median comp): $396,494
• List price: $289,900
• Delta: -26.88%
• 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
2038 E Pratt St	0.17mi	3/3.0	2,227 (+11%)	0mo	$570,000	$256	71
633 S Linwood Ave S	0.59mi	3/2.5	1,935 (-3%)	0mo	$351,000	$181	66
37 S Washington St	0.29mi	2/2.5 (-1)	2,180 (+9%)	1mo	$360,000	$165	66
24 S Regester St	0.44mi	3/3.5	2,118 (+6%)	0mo	$437,500	$207	66
21 S Linwood Ave	0.59mi	3/2.5	1,912 (-5%)	0mo	$490,000	$256	65
426 S Eden St	0.69mi	3/3.0	2,155 (+8%)	1mo	$325,000	$151	52
804 S Glover St	0.48mi	2/3.0 (-1)	1,776 (-11%)	1mo	$405,000	$228	51
802 S Potomac St	0.69mi	3/3.0	1,755 (-12%)	0mo	$435,000	$248	45
1400 Lancaster St #901	0.69mi	2/2.5 (-1)	1,781 (-11%)	1mo	$629,000	$353	44
38 S Curley St	0.60mi	3/1.0	1,729 (-14%)	0mo	$181,100	$105	42
532 N Luzerne Ave	0.73mi	4/3.5 (+1)	2,172 (+8%)	0mo	$255,000	$117	42
730 S Decker Ave	0.70mi	4/3.5 (+1)	1,740 (-13%)	0mo	$564,900	$325	36

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-60,668
• Equity at exit: $43,225

10-year hold

• IRR: -17.5%
• Equity multiple: 0.07×
• Total profit: $-75,295
• Equity at exit: $25,065

Cash invested: $81,172 (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 21231

• Rents YoY: 2.3%
• Active inventory: 131
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,686 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$668 /mo · $8,020/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-187

Break-even live

Break-even rent $2,923

Max offer price $256,796

Occupancy floor —

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 S Washington St Baltimore, MD	4.0	3.5	2261	$2,595	$1.15	23d	1	0.17mi
513 S Chester St Baltimore, MD	4.0	4.5	1534	$3,000	$1.96	17d	1	0.18mi
1904 Bank St Baltimore, MD	3.0	3.5	1792	$3,250	$1.81	43d	1	0.23mi
2217 Fleet St Baltimore, MD	3.0	2.0	1598	$2,700	$1.69	10d	1	0.23mi
1911 Eastern Ave Baltimore, MD	4.0	4.0	1520	$2,600	$1.71	23d	1	0.26mi
2013 Fleet St Baltimore, MD	3.0	2.5	1565	$3,100	$1.98	12d	1	0.26mi
1901 E Lombard St Baltimore, MD	2.0	1.0	2054	$2,200	$1.07	44d	1	0.28mi
2210 Cambridge St Baltimore, MD	3.0	3.5	1450	$2,725	$1.88	43d	1	0.28mi
2206 E Baltimore St Baltimore, MD	3.0	2.5	2612	$2,900	$1.11	21d	1	0.28mi
1818 E Pratt St Apt A Baltimore, MD	3.0	2.5	1736	$2,500	$1.44	17d	1	0.29mi
2313 Foster Ave Baltimore, MD	3.0	2.5	1974	$2,900	$1.47	43d	1	0.33mi
2115 E Fairmount Ave Baltimore, MD	3.0	2.5	1736	$2,795	$1.61	23d	1	0.33mi
2015 E Fairmount Ave Baltimore, MD	3.0	3.5	1402	$2,500	$1.78	43d	1	0.36mi
14 S Ann St Baltimore, MD	3.0	2.5	2850	$2,550	$0.89	11d	1	0.38mi
107 N Chester St Unit 2 Baltimore, MD	3.0	1.0	1750	$2,750	$1.57	43d	1	0.39mi
141 N Patterson Park Ave Baltimore, MD	3.0	3.5	2264	$2,300	$1.02	43d	1	0.42mi
143 N Patterson Park Ave Baltimore, MD	4.0	3.5	1650	$3,700	$2.24	23d	1	0.42mi
1726 Aliceanna St Baltimore, MD	2.0	2.5	2300	$3,000	$1.30	23d	1	0.42mi
2200 E Fayette St Unit 2 2ND FLOOR Baltimore, MD	2.0	1.0	2205	$1,500	$0.68	43d	1	0.44mi
2209 Mullikin St Baltimore, MD	3.0	2.5	1512	$1,900	$1.26	3d	1	0.46mi
622 S Broadway Baltimore, MD	2.0	1.0–2.0	953	$2,998	$3.14	1d	8	0.50mi
2040 Orleans St Baltimore, MD	4.0	1.5	1974	$2,100	$1.06	14d	1	0.53mi
430 S Bond St Baltimore, MD	3.0	2.5	1842	$2,875	$1.56	17d	1	0.54mi
602 S Streeper St Baltimore, MD	4.0	3.0	1980	$3,200	$1.62	23d	1	0.54mi
2619 E Fayette St Baltimore, MD	3.0	2.0	1600	$1,900	$1.19	43d	1	0.56mi
227 N Rose St Baltimore, MD	2.0	4.0	1420	$1,600	$1.13	23d	1	0.56mi
706 S Bethel St Baltimore, MD	3.0	2.0	1500	$3,300	$2.20	43d	1	0.56mi
10 N Streeper St Baltimore, MD	3.0	2.5	1440	$2,500	$1.74	23d	1	0.58mi
233 N Luzerne Ave Baltimore, MD	3.0	2.5	1700	$2,250	$1.32	21d	1	0.58mi
11 N Streeper St Baltimore, MD	3.0	3.5	1800	$2,600	$1.44	43d	1	0.59mi
104 N Dallas St Baltimore, MD	3.0	2.5	1584	$2,500	$1.58	21d	1	0.65mi
2431 McElderry St Baltimore, MD	4.0	2.5	1600	$2,100	$1.31	43d	1	0.68mi
424 S Eden St Baltimore, MD	4.0	3.5	1830	$3,200	$1.75	23d	1	0.69mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	14d	1	0.72mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	17d	1	0.72mi
300 S Robinson St Baltimore, MD	4.0	3.5	2604	$3,500	$1.34	43d	1	0.72mi
539 N Luzerne Ave Baltimore, MD	3.0	2.5	1702	$2,300	$1.35	43d	1	0.72mi
622 S Ellwood Ave Baltimore, MD	3.0	2.0	1906	$2,800	$1.47	43d	1	0.73mi
10 N Ellwood Ave Baltimore, MD	4.0	2.5	1768	$2,500	$1.41	43d	1	0.74mi
127 S Robinson St Baltimore, MD	2.0	1.5	1400	$2,000	$1.43	43d	1	0.75mi

Listing history 38 events

1. 2026-06-18
   days on market $289,900 Active 10 DOM
2. 2026-06-17
   days on market $289,900 Active 9 DOM
3. 2026-06-16
   days on market $289,900 Active 8 DOM
4. 2026-06-15
   days on market $289,900 Active 7 DOM
5. 2026-06-13
   days on market $289,900 Active 5 DOM
6. 2026-06-08
   days on marketlisting id $289,900 Active 1 DOM
7. 2026-06-01
   days on market $289,900 Active 28 DOM
8. 2026-05-31
   days on market $289,900 Active 27 DOM
9. 2026-05-15
   status Pending 321-char remark
10. 2026-05-12
    price $289,900 321-char remark
11. 2026-04-27
    listed $299,900 Active 321-char remark
12. 2024-12-23
    historical $2,600
13. 2024-11-24
    listed $2,600
14. 2024-11-19
    historical $2,600
15. 2024-10-10
    soldstatus $220,000
16. 2024-10-02
    price $2,600
17. 2024-09-21
    historical $2,700
18. 2024-09-21
    listed $2,700
19. 2024-09-20
    listed $2,700
20. 2024-07-08
    historical
21. 2024-07-03
    price $291,000
22. 2024-06-20
    price $309,900
23. 2024-06-13
    price $319,900
24. 2024-06-07
    listed $329,900 Active
25. 2007-09-12
    historical
26. 2007-09-12
    price
27. 2007-08-08
    listed
28. 2006-10-12
    historical
29. 2006-08-30
    listed
30. 2005-07-07
    soldstatus $286,000
31. 2005-06-09
    soldstatus $287,500
32. 2005-05-04
    historical
33. 2005-02-18
    listed $269,900
34. 2002-09-11
    soldstatus $85,000
35. 2002-09-06
    soldstatus $85,000
36. 2002-08-29
    historical
37. 2002-07-23
    listed $89,900
38. 1988-06-17
    soldstatus $29,500

ⓘ 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: $8,020 · $668/mo
• Projected year-2 tax: $8,020 · $668/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 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,233
• − Mortgage interest: −$16,239
• − Property taxes: −$8,020
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,579
• − Management: −$2,579
• − Depreciation: −$8,433
• Taxable loss: −$7,066
• Est. tax savings @ 24.0%: +$1,696
• After-tax cash flow: $-553/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): 14,969
• Household income: $85,254
• Rent vs Own: 65.8% rent · 34.2% own
• Severe rent burden: 1147.0

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 0.62)
• Race & ethnicity: White 53% Black 29% Hispanic / Latino 9% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -545.26%
• Current HPI: 351.3778
• Rent YoY: ▲ 2.26%
• 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

-90.9% since first listed

35 events — show timeline

• 2026-06-17 Price Changed $2,695 APPFOLIO
• 2026-06-08 Listed $289,900 BRIGHT MLS
• 2026-06-02 Listing Removed — BRIGHT MLS
• 2026-05-24 Listed for Rent $2,895 APPFOLIO
• 2026-05-22 Relisted — BRIGHT MLS
• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-12 Price Changed $289,900 BRIGHT MLS
• 2026-04-27 Listed $299,900 BRIGHT MLS
• 2024-12-23 Rental Removed $2,600 RENTSPREE
• 2024-11-24 Listed for Rent $2,600 RENTSPREE
• 2024-11-19 Rental Removed $2,600 BRIGHTMLS
• 2024-10-10 Sold (Public Records) $220,000 Public Records
• 2024-10-02 Price Changed $2,600 BRIGHTMLS
• 2024-09-21 Rental Removed $2,700 RENTSPREE
• 2024-09-21 Listed for Rent $2,700 BRIGHTMLS
• 2024-09-20 Listed for Rent $2,700 RENTSPREE
• 2024-07-08 Listing Removed — BRIGHT MLS
• 2024-07-03 Price Changed $291,000 BRIGHT MLS
• 2024-06-20 Price Changed $309,900 BRIGHT MLS
• 2024-06-13 Price Changed $319,900 BRIGHT MLS
• 2024-06-07 Listed $329,900 BRIGHT MLS
• 2007-09-12 Delisted — MRIS
• 2007-09-12 Price Changed — MRIS
• 2007-08-08 Listed — MRIS
• 2006-10-12 Delisted — MRIS
• 2006-08-30 Listed — MRIS
• 2005-07-07 Sold (Public Records) $286,000 Public Records
• 2005-06-09 Sold (MLS) $287,500 MRIS
• 2005-05-04 Delisted — MRIS
• 2005-02-18 Listed $269,900 MRIS
• 2002-09-11 Sold (Public Records) $85,000 Public Records
• 2002-09-06 Sold (MLS) $85,000 MRIS
• 2002-08-29 Delisted — MRIS
• 2002-07-23 Listed $89,900 MRIS
• 1988-06-17 Sold (Public Records) $29,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $8,020 · +4.5% YoY. Source: county tax records.