1001 Reverdy Rd · Baltimore, MD 21212

$165,000

3 bd · 1.5 ba · 1,500 sqft · Townhouse public records · 6 Days on market

Built 1953 1,240 sqft lot Est $249k · 34% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.2/10.0
• 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

Spacious end of group, basement needs work, living area needs refreshing. A/C replaced 3 years ago hot water heater replaced. within walking distance to public transportation. corner lot updated kitchen , hardwood floors. Home inspection for discovery only

Key facts

• Updated kitchen
• Corner lot
• Hardwood floors

Tags

• CORNER LOT
• UPDATED KITCHEN
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Ownership interest: Ground rent
• Financial info: Ground rent exists; paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Natural gas hot water
• Home design: End of row townhouse
• Construction: Brick construction; Other foundation; Daylight, full unfinished basement with outside/rear entrance (heated); Above-grade structure
• Exterior features: Corner, level lot; Outbuilding(s); Fully fenced

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Soaking tub; Dining area; Traditional floor plan; Kitchen with table space
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.0% 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 (+4.7%/yr); 135 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); 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 $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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $96k; list at $165k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $165,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.22% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $249,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Upnor Rd	0.34mi	3/2.0	1,512 (+1%)	2mo	$265,000	$175	79
912 Evesham Ave	0.05mi	3/2.0	1,352 (-10%)	2mo	$224,900	$166	78
854 Bradhurst Rd	0.24mi	4/2.5 (+1)	1,516 (+1%)	0mo	$275,000	$181	78
830 Saint Dunstans Rd	0.16mi	3/1.0	1,394 (-7%)	1mo	$161,000	$115	78
5606 Clearspring Rd	0.40mi	3/1.5	1,554 (+4%)	2mo	$140,000	$90	74
5607 Ready Ave	0.50mi	3/2.0	1,486 (-1%)	2mo	$240,000	$162	72
5811 The Alameda	0.40mi	4/2.0 (+1)	1,420 (-5%)	1mo	$250,000	$176	64
7 Brackenridge Ct	0.74mi	3/2.0	1,516 (+1%)	0mo	$340,000	$224	61
1020 Dartmouth Rd	0.28mi	3/2.5	1,680 (+12%)	2mo	$275,000	$164	61
412 Rosebank Ave	0.61mi	3/1.5	1,680 (+12%)	2mo	$401,001	$239	50
804 Mccabe Ave	0.73mi	3/2.5	1,620 (+8%)	1mo	$199,900	$123	48
1200 Woodbourne Ave	0.59mi	4/3.0 (+1)	1,364 (-9%)	2mo	$196,100	$144	45

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-3,045
• Equity at exit: $24,602

10-year hold

• IRR: 9.9%
• Equity multiple: 1.83×
• Total profit: $38,173
• Equity at exit: $14,266

Cash invested: $46,200 (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: 135
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$865
• Tax from tax record: −$279 /mo · $3,350/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $317

Break-even live

Break-even rent $1,606

Max offer price $165,000

Occupancy floor 79%

Sensitivity live

Price	-10% $410	-5% $364	+0% $317	+5% $270	+10% $224
Rent	-10% $159	-5% $238	+0% $317	+5% $396	+10% $476
Rate	-1.0pp $400	-0.5pp $359	base $317	+0.5pp $274	+1.0pp $231

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Reverdy Rd Unit A Baltimore, MD	3.0	1.0	1200	$2,100	$1.75	45d	1	0.06mi
828 Saint Dunstans Rd Baltimore, MD	3.0	2.0	1544	$2,000	$1.30	25d	1	0.14mi
5626 Midwood Ave Unit 2 Baltimore, MD	2.0	1.0	1452	$1,100	$0.76	25d	1	0.26mi
818 Bradhurst Rd Baltimore, MD	2.0	1.0	1216	$1,250	$1.03	45d	1	0.27mi
818 Bradhurst Rd Baltimore, MD	2.0	1.0	1216	$1,350	$1.11	4d	1	0.27mi
5622 Midwood Ave Baltimore, MD	3.0	2.0	1452	$2,300	$1.58	45d	1	0.27mi
1020 Dartmouth Glen Way Baltimore, MD	3.0	2.5	1152	$2,250	$1.95	25d	1	0.29mi
1106 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	1100	$1,450	$1.32	45d	1	0.30mi
1111 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	1452	$1,050	$0.72	45d	1	0.31mi
620 Harwood Ave Baltimore, MD	2.0	1.0	2056	$1,350	$0.66	45d	1	0.37mi
1008 Tunbridge Rd Baltimore, MD	3.0	2.0	1732	$2,050	$1.18	25d	1	0.40mi
6008 Clearspring Rd Baltimore, MD	4.0	2.5	1758	$3,600	$2.05	25d	1	0.48mi
1104 Meridene Dr Unit 1 Baltimore, MD	2.0	1.0	1098	$1,350	$1.23	45d	1	0.48mi
6159 Parkway Dr Apt 1 Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	25d	1	0.49mi
6159 Parkway Dr Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	23d	1	0.50mi
6189 Northwood Dr Baltimore, MD	4.0	2.0	1400	$2,200	$1.57	45d	1	0.55mi
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	12d	1	0.55mi
5520 Sagra Rd Baltimore, MD	3.0	1.5	1650	$1,900	$1.15	45d	1	0.59mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	45d	1	0.70mi
5307 York Rd Baltimore, MD	2.0	1.0	1120	$1,200	$1.07	45d	1	0.71mi
5200 Ready Ave Baltimore, MD	3.0	1.5	1116	$1,950	$1.75	4d	1	0.72mi
711 1/2 McCabe Ave Baltimore, MD	4.0	3.0	1204	$2,350	$1.95	5d	1	0.74mi
1508 Gleneagle Rd Baltimore, MD	3.0	2.0	1824	$2,180	$1.20	5d	1	0.79mi
5204 Kelway Rd Baltimore, MD	3.0	2.0	1666	$2,350	$1.41	25d	1	0.82mi
543 Chateau Ave Baltimore, MD	3.0	2.0	1152	$1,900	$1.65	5d	1	0.87mi
1224 Winston Ave Baltimore, MD	3.0	2.0	1248	$2,100	$1.68	19d	1	0.88mi
510 Winston Ave Baltimore, MD	4.0	2.0	1600	$2,800	$1.75	21d	1	0.91mi
1444 Meridene Dr Baltimore, MD	3.0	1.5	1520	$1,950	$1.28	45d	1	0.94mi
804 Radnor Ave Baltimore, MD	3.0	1.0	1654	$2,000	$1.21	45d	1	1.03mi
514 Radnor Ave Baltimore, MD	3.0	1.5	1575	$1,500	$0.95	45d	1	1.05mi
100 E Melrose Ave Baltimore, MD	2.0–3.0	2.0–2.5	1750	$3,345	$1.91	5d	2	1.07mi
1646 Wadsworth Way Baltimore, MD	3.0	1.0	1520	$2,100	$1.38	12d	1	1.08mi
6405 Loch Crest Rd Idlewylde, MD	3.0	2.5	1440	$2,257	$1.57	45d	1	1.09mi
6101 Loch Raven Blvd Baltimore, MD	1.0–2.0	1.0–2.0	1138	$2,318	$2.04	3d	8	1.11mi
1726 E Belvedere Ave Baltimore, MD	3.0	2.0	1140	$1,895	$1.66	23d	1	1.11mi
4754 Alhambra Ave Baltimore, MD	3.0	2.0	1876	$1,500	$0.80	25d	1	1.13mi
1804 Winford Rd Baltimore, MD	3.0	1.5	1600	$2,100	$1.31	25d	1	1.17mi
214 Overbrook Rd Baltimore, MD	3.0	2.0	1896	$2,900	$1.53	4d	1	1.18mi
1908 E Belvedere Ave Baltimore, MD	4.0	2.0	1425	$1,950	$1.37	21d	1	1.20mi
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	21d	1	1.25mi

Listing history 6 events

1. 2026-06-21
   statusdays on market $165,000 Pending 6 DOM
2. 2026-06-18
   days on market $165,000 Active 4 DOM
3. 2026-06-17
   days on market $165,000 Active 3 DOM
4. 2026-06-16
   days on market $165,000 Active 2 DOM
5. 2026-06-15
   remarks 257-char remark
6. 2026-06-15
   listed $165,000 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: $3,350 · $279/mo
• Projected year-2 tax: $3,350 · $279/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 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,088
• − Mortgage interest: −$9,243
• − Property taxes: −$3,350
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$4,800
• Taxable income: $1,350
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $3,481/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

+120.0% since first listed

9 events — show timeline

• 2026-06-14 Listed $165,000 BRIGHT MLS
• 2003-12-02 Sold (Public Records) $96,000 Public Records
• 2003-10-31 Sold (MLS) $96,000 MRIS
• 2003-09-29 Delisted — MRIS
• 2003-07-08 Listed $96,000 MRIS
• 2001-04-09 Delisted — MRIS
• 2001-04-02 Listed — MRIS
• 1994-06-07 Sold (Public Records) $75,000 Public Records
• 1994-06-07 Sold (Public Records) $75,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $3,350 · +3.1% YoY. Source: county tax records.