501 Rose Hill Ter · Baltimore, MD 21218

$55,000

3 bd · 1.0 ba · 1,530 sqft · Townhouse public records · 30 Days on market

Built 1911

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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 +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

HUD is reviewing an offer. Information and Disclosure are available on line at HUD website. Bids may only be submitted by HUD Registered Agents/Agencies All Property inquires will be answered within 24 hours Buyers are responsible for utility activation de-winterize and re-winterize at their own expenses. Buyer responsible for payment of transfer tax/ any and all inspections/certifications. Great for renovation in the Better Waverly community. A fresh start for rent or a first homeowner. HUD Case #(241-939299) Property is Owned by the US Dept. of HUD, Seller makes no representations or warranties as to property condition. HUD property is sold in "as- is" Property is listed as UI

Key facts

• Built 1911
• Listed 30 days

Property features AI

Finance

• Other: Finished above-grade area approximately 1,530 (assessor); Unfinished below-grade area approximately 903 (assessor); Total below-grade area approximately 903 (assessor); Ownership interest: Other; Year built source: Assessor

Exterior

• Parking: On-street parking
• Utilities: Public water; Public septic
• Home design: End-of-row townhouse
• Construction: Brick construction; Slab foundation; Major rehab needed
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (total)
• Heating & cooling: Radiator heat
• Interior features: Daylight, partial basement; Basement present

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$310,590) 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 $55k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.3% 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 (+1.6%/yr); 325 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 39% of the median local income ($62k/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 $380 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 + 1.6% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.66% ✓
• Cap rate: 32.34%
• Cash-on-cash: 93.04%
• DSCR: 5.14
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $310,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 E 41st St	0.11mi	3/2.0	1,728 (+13%)	1mo	$79,100	$46	68
4662 Kernwood Ave	0.51mi	3/1.5	1,652 (+8%)	1mo	$240,000	$145	60
313 Birkwood Pl	0.64mi	3/2.0	1,589 (+4%)	1mo	$347,500	$219	59
3953 Wilsby Ave	0.25mi	4/2.0 (+1)	1,716 (+12%)	1mo	$235,000	$137	58
3801 Canterbury Rd #904	0.64mi	2/2.0 (-1)	1,498 (-2%)	1mo	$365,000	$244	57
3613 Greenmount Ave	0.38mi	3/3.0	1,732 (+13%)	1mo	$207,000	$120	52
3825 Elkader Rd	0.42mi	4/2.0 (+1)	1,352 (-12%)	1mo	$275,000	$203	51
3807 Elkader Rd	0.44mi	4/2.0 (+1)	1,352 (-12%)	0mo	$235,000	$174	51
609 Melville Ave	0.49mi	4/2.0 (+1)	1,364 (-11%)	1mo	$120,000	$88	49
3405 Greenway #206	0.72mi	3/2.0	1,656 (+8%)	1mo	$415,000	$251	48
4100 N Charles St #1110	0.55mi	2/2.0 (-1)	1,363 (-11%)	0mo	$339,000	$249	47
3633 Elkader Rd	0.51mi	2/1.5 (-1)	1,304 (-15%)	1mo	$265,000	$203	44

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 92.3%
• Equity multiple: 5.18×
• Total profit: $64,441
• Equity at exit: $8,201

10-year hold

• IRR: 94.9%
• Equity multiple: 10.30×
• Total profit: $143,283
• Equity at exit: $4,755

Cash invested: $15,400 (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 21218

• Rents YoY: 1.6%
• Active inventory: 325
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$288
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $1,194

Break-even live

Break-even rent $499

Max offer price $55,000

Occupancy floor 36%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4033 Greenmount Ave Baltimore, MD	2.0	2.5	1860	$2,550	$1.37	23d	1	0.02mi
513 E 41st St Baltimore, MD	4.0	1.5	1620	$1,900	$1.17	43d	1	0.04mi
4303 York Rd #3 Baltimore, MD	2.0	1.0	1680	$1,400	$0.83	43d	1	0.15mi
706 E 43rd St Baltimore, MD	4.0	1.5	1596	$1,899	$1.19	1d	1	0.27mi
720 Springfield Ave Baltimore, MD	3.0	1.0	1160	$2,000	$1.72	43d	1	0.27mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	43d	1	0.34mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	20d	1	0.34mi
3721 Ellerslie Ave Baltimore, MD	1.0–3.0	1.0–2.0	894	$1,603	$1.79	1d	1	0.36mi
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	20d	1	0.40mi
3529 Greenmount Ave Baltimore, MD	3.0	2.0	1316	$1,575	$1.20	43d	1	0.51mi
4754 Alhambra Ave Baltimore, MD	3.0	2.0	1876	$1,500	$0.80	23d	1	0.52mi
721 E 36th St Unit Na Baltimore, MD	2.0	1.0	1156	$1,650	$1.43	43d	1	0.52mi
724 E 35th St Baltimore, MD	3.0	1.5	1368	$2,000	$1.46	14d	1	0.59mi
3601 Greenway #101 Baltimore, MD	2.0	2.0	1470	$2,700	$1.84	4d	1	0.62mi
514 Radnor Ave Baltimore, MD	3.0	1.5	1575	$1,500	$0.95	44d	1	0.62mi
804 Radnor Ave Baltimore, MD	3.0	1.0	1654	$2,000	$1.21	43d	1	0.63mi
3811 Canterbury Rd Baltimore, MD	2.0	1.0–2.0	975	$2,495	$2.56	12d	5	0.63mi
1 E University Pkwy Baltimore, MD	1.0–3.0	1.0–2.0	1045	$2,500	$2.39	4d	2	0.67mi
108 W 39th St Baltimore, MD	2.0	1.0–2.0	1350	$2,189	$1.62	2d	11	0.70mi
348 E University Pkwy Baltimore, MD	4.0	2.0	1809	$2,400	$1.33	43d	1	0.71mi
105 W 39th St Baltimore, MD	2.0	1.0	753	$2,250	$2.99	4d	1	0.72mi
3501 Saint Paul St Baltimore, MD	3.0	1.0–2.5	916	$2,700	$2.95	1d	172	0.72mi
4006 Loch Raven Blvd Baltimore, MD	3.0	2.5	2016	$2,695	$1.34	17d	1	0.78mi
510 Winston Ave Baltimore, MD	4.0	2.0	1600	$2,800	$1.75	20d	1	0.78mi
543 Chateau Ave Baltimore, MD	3.0	2.0	1152	$1,900	$1.65	4d	1	0.80mi
3222 Ellerslie Ave Baltimore, MD	4.0	1.5	1550	$1,950	$1.26	43d	1	0.83mi
500 W University Pkwy Baltimore, MD	3.0	1.0–2.0	955	$3,020	$3.16	1d	60	0.83mi
3201 Saint Paul St Baltimore, MD	1.0–2.0	1.5–2.0	1532	$3,200	$2.09	2d	1	0.86mi
616 Montpelier St Baltimore, MD	3.0	1.0	1150	$1,750	$1.52	10d	1	0.88mi
711 1/2 McCabe Ave Baltimore, MD	4.0	3.0	1204	$2,350	$1.95	4d	1	0.92mi
1539 Ralworth Rd Baltimore, MD	3.0	2.0	1580	$1,950	$1.23	14d	1	0.93mi
1224 Winston Ave Baltimore, MD	3.0	2.0	1248	$2,100	$1.68	17d	1	0.94mi
3925 Beech Ave Unit 314 Baltimore, MD	2.0	2.0	1050	$1,950	$1.86	4d	1	0.96mi
1502 Fernley Rd Baltimore, MD	3.0	2.0	1350	$2,800	$2.07	43d	1	0.97mi
5200 Ready Ave Baltimore, MD	3.0	1.5	1116	$1,950	$1.75	3d	1	0.98mi
1617 Argonne Dr Baltimore, MD	4.0	2.0	1200	$2,550	$2.12	43d	1	0.98mi
936 Montpelier St Baltimore, MD	2.0	1.0	1260	$1,450	$1.15	23d	1	1.02mi
5307 York Rd Baltimore, MD	2.0	1.0	1120	$1,200	$1.07	43d	1	1.05mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	43d	1	1.10mi
3213 The Alameda Baltimore, MD	2.0	1.0	1708	$1,295	$0.76	3d	1	1.11mi

Listing history 7 events

1. 2026-06-10
   status $55,000 Pending 30 DOM
2. 2026-05-21
   status Active
3. 2026-03-28
   status Pending
4. 2026-03-12
   historical
5. 2026-03-04
   status Active
6. 2026-01-13
   historical
7. 2025-12-30
   listed $55,000 Active

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $994 · $83/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 · 14 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: $24,124
• − Mortgage interest: −$3,081
• − Property taxes: −$994
• − Insurance: −$275
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$1,600
• Taxable income: $14,315
• Est. tax owed @ 24.0%: −$3,436
• After-tax cash flow: $10,893/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): 44,014
• Household income: $62,488
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 2564.0

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 0.58)
• Race & ethnicity: Black 60% White 26% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% French/Haitian/Cajun 2% Chinese 2%

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: ▼ -463.14%
• Current HPI: 292.3986
• Rent YoY: ▲ 1.63%
• 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

6 events — show timeline

• 2026-05-21 Relisted — BRIGHT MLS
• 2026-03-28 Pending — BRIGHT MLS
• 2026-03-12 Listing Removed — BRIGHT MLS
• 2026-03-04 Relisted — BRIGHT MLS
• 2026-01-13 Listing Removed — BRIGHT MLS
• 2025-12-30 Listed $55,000 BRIGHT MLS

Property tax history

-4.9%/yr

Latest (2025): $994 · -70.1% YoY. Source: county tax records.