3616 Bellevale Ave · Baltimore, MD 21206

$170,000

3 bd · 2.0 ba · 1,220 sqft · Townhouse public records · 10 Days on market

Built 1950 3,049 sqft lot $139/sqft · 26% below area Est $230k · 26% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Potential Short Sale * * * This charming Colonial twin home in Burdick Park offers a solid investment opportunity with a fully finished basement, expanding usable space and potential rental income. The property features 3 bedrooms and 2 full bathrooms, making it attractive for long-term tenants. With a manageable lot size of 0.07 acres, maintenance is simplified, allowing for a focus on maximizing returns. On-street parking provides convenience for residents. The property's location in a desirable neighborhood enhances its rental potential, ensuring steady demand. Investors will appreciate the combination of classic brick construction and modern efficiency, making this property a reliable addition to any portfolio. With the right management, this home can yield consistent cash flow and long-term appreciation. Don't miss out on this opportunity to invest in a property with strong fundamentals.

Key facts

• Modern efficiency
• On street parking
• Built 1950

Tags

• FULLY FINISHED BASEMENT
• ON STREET PARKING
• CLASSIC BRICK CONSTRUCTION
• MODERN EFFICIENCY
• DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• 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 (+4.4%/yr); 173 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($65k/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 $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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $170,000

Questions for the listing agent

1. Built in 1950 — 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: 1.11% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (median comp): $230,041
• List price: $170,000
• Delta: -26.10%
• 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
3510 Woodring Ave	0.35mi	3/1.0	1,200 (-2%)	4mo	$218,000	$182	74
3156 Woodring Ave	0.45mi	3/2.0	1,200 (-2%)	4mo	$200,000	$167	73
3302 Northern Pkwy E	0.28mi	3/1.5	1,350 (+11%)	1mo	$235,000	$174	67
6307 Fairdel Ave	0.24mi	3/2.0	1,378 (+13%)	3mo	$272,000	$197	65
6822 Everall Ave	0.46mi	3/1.5	1,280 (+5%)	6mo	$205,000	$160	63
3723 Bayonne Ave	0.73mi	3/1.5	1,200 (-2%)	0mo	$230,000	$192	61
2913 Fleetwood Ave	0.71mi	3/1.5	1,178 (-3%)	0mo	$95,000	$81	59
6421 Cedonia Ave	0.56mi	3/1.0	1,320 (+8%)	0mo	$170,000	$129	56
3711 Ina Ave	0.38mi	3/2.0	1,402 (+15%)	2mo	$242,000	$173	56
3612 Evergreen Ave	0.73mi	3/2.0	1,364 (+12%)	1mo	$220,000	$161	46
6814 Harford Rd	0.70mi	3/1.5	1,370 (+12%)	1mo	$150,000	$109	44
3828 Bayonne Ave	0.72mi	4/3.0 (+1)	1,152 (-6%)	5mo	$233,000	$202	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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,782
• Equity at exit: $25,348

10-year hold

• IRR: 6.5%
• Equity multiple: 1.52×
• Total profit: $24,773
• Equity at exit: $14,698

Cash invested: $47,600 (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 21206

• Rents YoY: 4.4%
• Active inventory: 173
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$891
• Tax from tax record: −$275 /mo · $3,297/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $250

Break-even live

Break-even rent $1,566

Max offer price $170,000

Occupancy floor 82%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6410 Walther Ave Baltimore, MD	2.0	1.0–2.0	1195	$1,995	$1.67	43d	7	0.08mi
3807 Fleetwood Ave Unit 1 Baltimore, MD	2.0	1.0	969	$1,490	$1.54	4d	1	0.41mi
3807 Fleetwood Ave Unit 2 Baltimore, MD	3.0	1.0	937	$1,550	$1.65	4d	1	0.41mi
3158 Woodring Ave Parkville, MD	3.0	1.5	1500	$1,950	$1.30	24d	1	0.42mi
3010 Woodring Ave Unit 2 Baltimore, MD	2.0	1.0	900	$1,600	$1.78	43d	1	0.64mi
5906 Benton Heights Ave Baltimore, MD	2.0	1.0	780	$1,350	$1.73	43d	1	0.72mi
3607 Bayonne Ave Unit 2 Baltimore, MD	2.0	1.0	900	$1,300	$1.44	24d	1	0.72mi
4111 Century Rd Baltimore, MD	3.0	1.5	1432	$2,500	$1.75	43d	1	0.75mi
3108 Glendale Ave Parkville, MD	3.0	3.0	1224	$2,550	$2.08	24d	1	0.89mi
35-C Mopec Cir Nottingham, MD	2.0	1.0	1100	$1,445	$1.31	2d	10	0.89mi
2804 Christopher Ave Baltimore, MD	3.0	2.5	1280	$2,200	$1.72	24d	1	0.98mi
3014 Hamilton Ave Unit 1 Baltimore, MD	2.0	1.0	850	$1,575	$1.85	24d	1	1.00mi
3033 Hamilton Ave Unit 1R Baltimore, MD	2.0	1.0	720	$1,195	$1.66	4d	1	1.02mi
5632 Belair Rd Baltimore, MD	3.0	1.5	1260	$2,100	$1.67	24d	1	1.06mi
4308 Hamilton Ave Baltimore, MD	2.0	1.0	1110	$1,416	$1.28	24d	1	1.11mi
5424 Belle Vista Ave Baltimore, MD	2.0	1.0	932	$1,300	$1.39	43d	1	1.12mi
2805 Hamilton Ave Baltimore, MD	4.0	2.0	1416	$2,300	$1.62	43d	1	1.13mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	20d	1	1.14mi
2604 Hamilton Ave Apt 2 Baltimore, MD	2.0	1.0	850	$1,195	$1.41	43d	1	1.17mi
3021 Echodale Ave Unit 2 Baltimore, MD	2.0	1.0	750	$999	$1.33	43d	1	1.17mi
5600 Birchwood Ave Unit 2 Baltimore, MD	2.0	1.0	850	$1,600	$1.88	43d	1	1.18mi
6212 Laurelton Ave Baltimore, MD	2.0	1.0	960	$1,325	$1.38	43d	1	1.27mi
2423 Wellbridge Dr Baltimore, MD	1.0–2.0	1.0	675	$1,325	$1.96	20d	1	1.28mi
5938 Clayton Ave Baltimore, MD	4.0	2.0	1296	$2,872	$2.22	16d	1	1.29mi
3802 Biddison Ln Baltimore, MD	4.0	1.5	1443	$2,024	$1.40	11d	1	1.34mi
5738 Cedonia Ave Baltimore, MD	2.0	1.0	797	$1,385	$1.74	3d	3	1.35mi
2525 Wendover Rd Unit B Parkville, MD	2.0	1.0	730	$1,650	$2.26	43d	1	1.42mi
6502 McClean Blvd Baltimore, MD	2.0	1.0	925	$1,537	$1.66	43d	1	1.43mi
2900 Ailsa Ave Apt 2 Baltimore, MD	3.0	1.0	1300	$1,750	$1.35	4d	1	1.43mi
4905 Hamilton Ave Apt B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	24d	1	1.45mi
4903 1/2 Hamilton Ave Apt B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	24d	1	1.45mi
4903 1/2 Hamilton Ave Unit A Baltimore, MD	2.0	2.0	800	$1,450	$1.81	24d	1	1.45mi
4907 Hamilton Ave Unit B Baltimore, MD	3.0	2.0	925	$1,699	$1.84	43d	1	1.45mi
4007 Biddison Ln Apt 1 Baltimore, MD	2.0	1.0	1000	$1,279	$1.28	17d	1	1.46mi
4909 Hamilton Ave Baltimore, MD	2.0–3.0	2.0	862	$1,550	$1.80	3d	5	1.49mi

Listing history 21 events

1. 2026-05-02
   status Pending 913-char remark

   Show marketing remark (913 chars)

   * * Potential Short Sale * * * This charming Colonial twin home in Burdick Park offers a solid investment opportunity with a fully finished basement, expanding usable space and potential rental income. The property features 3 bedrooms and 2 full bathrooms, making it attractive for long-term tenants. With a manageable lot size of 0.07 acres, maintenance is simplified, allowing for a focus on maximizing returns. On-street parking provides convenience for residents. The property's location in a desirable neighborhood enhances its rental potential, ensuring steady demand. Investors will appreciate the combination of classic brick construction and modern efficiency, making this property a reliable addition to any portfolio. With the right management, this home can yield consistent cash flow and long-term appreciation. Don't miss out on this opportunity to invest in a property with strong fundamentals.

2. 2026-04-22
   listed $170,000 Active 913-char remark

   Show marketing remark (913 chars)

   * * Potential Short Sale * * * This charming Colonial twin home in Burdick Park offers a solid investment opportunity with a fully finished basement, expanding usable space and potential rental income. The property features 3 bedrooms and 2 full bathrooms, making it attractive for long-term tenants. With a manageable lot size of 0.07 acres, maintenance is simplified, allowing for a focus on maximizing returns. On-street parking provides convenience for residents. The property's location in a desirable neighborhood enhances its rental potential, ensuring steady demand. Investors will appreciate the combination of classic brick construction and modern efficiency, making this property a reliable addition to any portfolio. With the right management, this home can yield consistent cash flow and long-term appreciation. Don't miss out on this opportunity to invest in a property with strong fundamentals.

3. 2025-10-15
   status Pending
4. 2025-10-15
   historical
5. 2025-10-02
   listed $195,000 Active
6. 2025-09-28
   historical
7. 2019-04-24
   soldstatus $165,000
8. 2019-04-17
   soldstatus $165,000 Closed
9. 2019-03-20
   status Pending
10. 2019-03-12
    historical
11. 2019-02-01
    listed $169,500 Active
12. 2010-06-07
    soldstatus $169,900
13. 2010-05-19
    soldstatus $169,900 Sold
14. 2010-05-19
    soldstatus $169,900
15. 2010-03-26
    status Contingent (No Kick Out)
16. 2010-03-26
    historical
17. 2010-02-23
    listed $169,900 Active
18. 2010-02-22
    listed $169,900
19. 2000-05-24
    historical
20. 2000-05-09
    listed
21. 1986-06-13
    soldstatus $56,000

ⓘ 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: $3,297 · $275/mo
• Projected year-2 tax: $3,297 · $275/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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,596
• − Mortgage interest: −$9,523
• − Property taxes: −$3,297
• − Insurance: −$850
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$4,945
• Taxable income: $365
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,918/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): 48,902
• Household income: $64,531
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 2317.0

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 20% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Ukrainian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 2% Arabic 2% 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: ▼ -191.83%
• Current HPI: 284.5645
• Rent YoY: ▲ 4.43%
• 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

+203.6% since first listed

21 events — show timeline

• 2026-05-02 Pending — BRIGHT MLS
• 2026-04-22 Listed $170,000 BRIGHT MLS
• 2025-10-15 Pending — BRIGHT MLS
• 2025-10-15 Listing Removed — BRIGHT MLS
• 2025-10-02 Listed $195,000 BRIGHT MLS
• 2025-09-28 Coming Soon — BRIGHT MLS
• 2019-04-24 Sold (Public Records) $165,000 Public Records
• 2019-04-17 Sold (MLS) $165,000 BRIGHT MLS
• 2019-03-20 Pending — BRIGHT MLS
• 2019-03-12 Listing Removed — BRIGHT MLS
• 2019-02-01 Listed $169,500 BRIGHT MLS
• 2010-06-07 Sold (Public Records) $169,900 Public Records
• 2010-05-19 Sold (MLS) $169,900 BRIGHT MLS
• 2010-05-19 Sold (MLS) $169,900 MRIS
• 2010-03-26 Pending — MRIS
• 2010-03-26 Listing Removed — BRIGHT MLS
• 2010-02-23 Listed $169,900 MRIS
• 2010-02-22 Listed $169,900 BRIGHT MLS
• 2000-05-24 Delisted — MRIS
• 2000-05-09 Listed — MRIS
• 1986-06-13 Sold (Public Records) $56,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,297 · +3.0% YoY. Source: county tax records.