1742 E Oliver St · Baltimore, MD 21213

$229,900

4 bd · 1.0 ba · 700 sqft · Townhouse public records · 138 Days on market

Built 1910 1,072 sqft lot $328/sqft · 112% above area Est $271k · 15% under

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Why this score? — see what drove the C+ 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 +21.4/30.0
• ARV discount +14.3/15.0
• DSCR +6.8/10.0
• Appreciation +4.7/10.0
• 1% rule +4.3/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

BRAND NEW 14FT+ WIDE RENOVATION NOW AVAILABLE WITH OFF-STREET PARKING PAD. GLISTENING HARDWOODS CASCADE THROUGHOUT. ENJOY CUSTOM TWO-TONE CABINETRY, UPGRADED TRIM AND PAINT PACKAGE, IMPORTED TILE, QUARTZ COUNTERTOPS, HIGH END SS APPLIANCE PACKAGE IN DESIGNER CHEF'S KITCHEN. TONS OF NATURAL LIGHT. HIGH CEILINGS. TONS OF STORAGE. WALK-IN SHOWERS. WALK-IN CLOSETS. SPACIOUS 4 BEDROOMS WITH 3.5 BATHROOMS - RARE TO FIND 3 BEDROOMS ABOVE GRADE. CLOSE PROXIMITY TO RETAIL SHOPPING, LOCAL DINING, AND ALL MAJOR HIGHWAYS. SCHEDULE A PRIVATE TOUR TODAY.

Key facts

• Imported tile
• Quartz countertops
• Parking

Tags

• OFF-STREET PARKING PAD
• CUSTOM TWO-TONE CABINETRY
• IMPORTED TILE
• QUARTZ COUNTERTOPS
• HIGH END SS APPLIANCE PACKAGE
• DESIGNER CHEF'S KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (6.8% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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 (+5.2%/yr); 319 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,142/mo this rent would consume 50% of the median local household income ($51k/yr) (locally 1868% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $283 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 5.2% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $230k implies a 4498% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $271,082
• List price: $229,900
• Delta: -15.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 Ashland Ave	0.66mi	3/1.0 (-1)	616 (-12%)	4mo	$78,000	$127	41
1614 N Port St	0.51mi	3/1.0 (-1)	800 (+14%)	20mo	$25,000	$31	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.57% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.21×
• Total profit: $13,811
• Equity at exit: $60,300

10-year hold

• IRR: 12.0%
• Equity multiple: 2.31×
• Total profit: $84,364
• Equity at exit: $67,514

Cash invested: $64,372 (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 21213

• Home prices YoY: -0.1%
• Rents YoY: 5.2%
• Active inventory: 319
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $342

Break-even live

Break-even rent $1,709

Max offer price $229,900

Occupancy floor 79%

Sensitivity live

Price	-10% $472	-5% $407	+0% $342	+5% $277	+10% $212
Rent	-10% $172	-5% $257	+0% $342	+5% $426	+10% $511
Rate	-1.0pp $457	-0.5pp $400	base $342	+0.5pp $282	+1.0pp $221

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	44d	1	0.28mi
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	24d	1	0.49mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	3d	1	0.88mi
500 N Rose St Baltimore, MD	3.0	2.0	520	$1,200	$2.31	5d	1	0.97mi
231 E North Ave Baltimore, MD	3.0	1.0	430	$1,200	$2.79	17d	3	1.07mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	2d	17	1.12mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	44d	1	1.16mi
900 Cathedral St Baltimore, MD	3.0	1.0	902	$2,699	$2.99	3d	4	1.43mi
305 S Collington Ave Baltimore, MD	3.0	2.5	722	$2,895	$4.01	18d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $229,900 Active 138 DOM
2. 2026-06-17
   days on market $229,900 Active 137 DOM
3. 2026-06-16
   days on market $229,900 Active 136 DOM
4. 2026-06-15
   days on market $229,900 Active 135 DOM
5. 2026-06-13
   pricedays on market $229,900 Active 133 DOM
6. 2026-06-09
   days on market $249,990 Active 129 DOM
7. 2026-06-08
   days on market $249,990 Active 128 DOM
8. 2026-06-07
   days on market $249,990 Active 127 DOM
9. 2026-06-04
   days on market $249,990 Active 124 DOM
10. 2026-06-03
    days on market $249,990 Active 123 DOM
11. 2026-06-02
    days on market $249,990 Active 122 DOM
12. 2026-06-01
    days on market $249,990 Active 121 DOM
13. 2026-05-31
    days on market $249,990 Active 120 DOM
14. 2026-04-30
    price $249,990 546-char remark

    Show marketing remark (546 chars)

    BRAND NEW 14FT+ WIDE RENOVATION NOW AVAILABLE WITH OFF-STREET PARKING PAD. GLISTENING HARDWOODS CASCADE THROUGHOUT. ENJOY CUSTOM TWO-TONE CABINETRY, UPGRADED TRIM AND PAINT PACKAGE, IMPORTED TILE, QUARTZ COUNTERTOPS, HIGH END SS APPLIANCE PACKAGE IN DESIGNER CHEF'S KITCHEN. TONS OF NATURAL LIGHT. HIGH CEILINGS. TONS OF STORAGE. WALK-IN SHOWERS. WALK-IN CLOSETS. SPACIOUS 4 BEDROOMS WITH 3.5 BATHROOMS - RARE TO FIND 3 BEDROOMS ABOVE GRADE. CLOSE PROXIMITY TO RETAIL SHOPPING, LOCAL DINING, AND ALL MAJOR HIGHWAYS. SCHEDULE A PRIVATE TOUR TODAY.

15. 2026-03-21
    status Active 546-char remark

    Show marketing remark (546 chars)

    BRAND NEW 14FT+ WIDE RENOVATION NOW AVAILABLE WITH OFF-STREET PARKING PAD. GLISTENING HARDWOODS CASCADE THROUGHOUT. ENJOY CUSTOM TWO-TONE CABINETRY, UPGRADED TRIM AND PAINT PACKAGE, IMPORTED TILE, QUARTZ COUNTERTOPS, HIGH END SS APPLIANCE PACKAGE IN DESIGNER CHEF'S KITCHEN. TONS OF NATURAL LIGHT. HIGH CEILINGS. TONS OF STORAGE. WALK-IN SHOWERS. WALK-IN CLOSETS. SPACIOUS 4 BEDROOMS WITH 3.5 BATHROOMS - RARE TO FIND 3 BEDROOMS ABOVE GRADE. CLOSE PROXIMITY TO RETAIL SHOPPING, LOCAL DINING, AND ALL MAJOR HIGHWAYS. SCHEDULE A PRIVATE TOUR TODAY.

16. 2026-03-16
    status Pending 546-char remark

    Show marketing remark (546 chars)

    BRAND NEW 14FT+ WIDE RENOVATION NOW AVAILABLE WITH OFF-STREET PARKING PAD. GLISTENING HARDWOODS CASCADE THROUGHOUT. ENJOY CUSTOM TWO-TONE CABINETRY, UPGRADED TRIM AND PAINT PACKAGE, IMPORTED TILE, QUARTZ COUNTERTOPS, HIGH END SS APPLIANCE PACKAGE IN DESIGNER CHEF'S KITCHEN. TONS OF NATURAL LIGHT. HIGH CEILINGS. TONS OF STORAGE. WALK-IN SHOWERS. WALK-IN CLOSETS. SPACIOUS 4 BEDROOMS WITH 3.5 BATHROOMS - RARE TO FIND 3 BEDROOMS ABOVE GRADE. CLOSE PROXIMITY TO RETAIL SHOPPING, LOCAL DINING, AND ALL MAJOR HIGHWAYS. SCHEDULE A PRIVATE TOUR TODAY.

17. 2026-03-09
    price $259,990 546-char remark

    Show marketing remark (546 chars)

    BRAND NEW 14FT+ WIDE RENOVATION NOW AVAILABLE WITH OFF-STREET PARKING PAD. GLISTENING HARDWOODS CASCADE THROUGHOUT. ENJOY CUSTOM TWO-TONE CABINETRY, UPGRADED TRIM AND PAINT PACKAGE, IMPORTED TILE, QUARTZ COUNTERTOPS, HIGH END SS APPLIANCE PACKAGE IN DESIGNER CHEF'S KITCHEN. TONS OF NATURAL LIGHT. HIGH CEILINGS. TONS OF STORAGE. WALK-IN SHOWERS. WALK-IN CLOSETS. SPACIOUS 4 BEDROOMS WITH 3.5 BATHROOMS - RARE TO FIND 3 BEDROOMS ABOVE GRADE. CLOSE PROXIMITY TO RETAIL SHOPPING, LOCAL DINING, AND ALL MAJOR HIGHWAYS. SCHEDULE A PRIVATE TOUR TODAY.

18. 2026-01-26
    listed $269,990 Active 546-char remark

    Show marketing remark (546 chars)

    BRAND NEW 14FT+ WIDE RENOVATION NOW AVAILABLE WITH OFF-STREET PARKING PAD. GLISTENING HARDWOODS CASCADE THROUGHOUT. ENJOY CUSTOM TWO-TONE CABINETRY, UPGRADED TRIM AND PAINT PACKAGE, IMPORTED TILE, QUARTZ COUNTERTOPS, HIGH END SS APPLIANCE PACKAGE IN DESIGNER CHEF'S KITCHEN. TONS OF NATURAL LIGHT. HIGH CEILINGS. TONS OF STORAGE. WALK-IN SHOWERS. WALK-IN CLOSETS. SPACIOUS 4 BEDROOMS WITH 3.5 BATHROOMS - RARE TO FIND 3 BEDROOMS ABOVE GRADE. CLOSE PROXIMITY TO RETAIL SHOPPING, LOCAL DINING, AND ALL MAJOR HIGHWAYS. SCHEDULE A PRIVATE TOUR TODAY.

19. 1997-03-21
    soldstatus $5,000
20. 1996-11-01
    historical
21. 1996-07-06
    listed
22. 1992-06-23
    soldstatus $25,000

ⓘ 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: $587 · $49/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$959/yr (+$80/mo · 163.4%)

ⓘ 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: $25,701
• − Mortgage interest: −$12,878
• − Property taxes: −$587
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$6,688
• Taxable income: $287
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $4,031/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): 28,058
• Household income: $51,344
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1868.0

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 (86%)
• Race & ethnicity: Black 86% White 6% Hispanic / Latino 4% Two or more races 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.57%
• Current HPI: 427.4453
• Rent YoY: ▲ 5.25%
• 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

+900.0% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $249,990 BRIGHT MLS
• 2026-03-21 Relisted — BRIGHT MLS
• 2026-03-16 Pending — BRIGHT MLS
• 2026-03-09 Price Changed $259,990 BRIGHT MLS
• 2026-01-26 Listed $269,990 BRIGHT MLS
• 1997-03-21 Sold (Public Records) $5,000 Public Records
• 1996-11-01 Delisted — MRIS
• 1996-07-06 Listed — MRIS
• 1992-06-23 Sold (Public Records) $25,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $587 · +8.7% YoY. Source: county tax records.