3925 Colborne Rd · Baltimore, MD 21229

$169,000

3 bd · 1.0 ba · 1,200 sqft · Townhouse public records · 84 Days on market

Built 1940 1,470 sqft lot $141/sqft · 14% above area Est $209k · 19% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This lovely three bedroom, one and half bath row home has been freshly painted throughout and features updated kitchen with new appliances, gleaming hardwood floors, updated main bathroom, finished basement with half bath, washer and dryer, as well as, covered front porch and rear fenced yard with parking pad! Say goodbye to street parking struggles! Roof replaced in 2021, Hot water heater replaced 2023. This turn key property is waiting for it's new owner. Could be You!

Key facts

• Covered front porch
• Rear fenced yard
• Finished basement

Tags

• UPDATED KITCHEN
• FINISHED BASEMENT
• COVERED FRONT PORCH
• REAR FENCED YARD
• PARKING PAD
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+5.4%/yr); 252 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 35% of the median local income ($60k/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

• It's been on market 84 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $32k; list at $169k implies a 430% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.05% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $209,397
• List price: $169,000
• Delta: -19.29%
• 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
1007 Wildwood Pkwy	0.09mi	3/1.0	1,216 (+1%)	2mo	$111,100	$91	92
3806 Rokeby Rd	0.16mi	3/1.0	1,160 (-3%)	2mo	$120,000	$103	85
3821 Stokes Dr	0.19mi	3/2.0	1,254 (+4%)	1mo	$145,000	$116	78
1000 Mount Holly St	0.15mi	3/1.5	1,290 (+8%)	1mo	$93,000	$72	78
4105 Flowerton Rd	0.12mi	2/2.0 (-1)	1,260 (+5%)	2mo	$119,990	$95	75
1007 Mount Holly St	0.17mi	4/2.0 (+1)	1,290 (+8%)	2mo	$210,000	$163	69
3224 Belmont Ave	0.69mi	3/1.5	1,178 (-2%)	1mo	$77,000	$65	62
300 Denison St	0.63mi	3/2.0	1,260 (+5%)	2mo	$205,000	$163	57
209 Mount Holly St	0.55mi	3/2.0	1,080 (-10%)	2mo	$228,000	$211	52
621 N Edgewood St	0.43mi	4/1.0 (+1)	1,360 (+13%)	3mo	$80,000	$59	50
107 N Monastery Ave	0.75mi	2/1.5 (-1)	1,080 (-10%)	2mo	$65,000	$60	40
133 N Monastery Ave	0.74mi	2/2.0 (-1)	1,080 (-10%)	3mo	$142,000	$131	37

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-7,406
• Equity at exit: $25,198

10-year hold

• IRR: 8.1%
• Equity multiple: 1.69×
• Total profit: $32,432
• Equity at exit: $14,612

Cash invested: $47,320 (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 21229

• Rents YoY: 5.4%
• Active inventory: 252
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$886
• Tax from tax record: −$196 /mo · $2,355/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $245

Break-even live

Break-even rent $1,459

Max offer price $169,000

Occupancy floor 81%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	43d	1	0.15mi
4103 Mountwood Rd Baltimore, MD	3.0	2.0	1030	$1,700	$1.65	43d	1	0.19mi
1216 N Augusta Ave Baltimore, MD	3.0	1.0	1024	$1,550	$1.51	23d	1	0.21mi
1307 Wildwood Pkwy Baltimore, MD	2.0	1.0	725	$1,295	$1.79	43d	1	0.21mi
3935 Stokes Dr #1 Baltimore, MD	2.0	1.0	1150	$1,400	$1.22	43d	1	0.21mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	23d	1	0.25mi
917 Kevin Rd Baltimore, MD	3.0	2.0	1151	$1,795	$1.56	1d	1	0.29mi
4103 Stokes Dr Apt 1 Baltimore, MD	2.0	1.0	725	$1,095	$1.51	43d	1	0.29mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	23d	1	0.38mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	23d	1	0.40mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	23d	1	0.41mi
3706 W Franklin St Unit 1 Baltimore, MD	2.0	1.0	735	$1,100	$1.50	4d	1	0.42mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	23d	1	0.42mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	43d	1	0.44mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	43d	1	0.48mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	43d	1	0.52mi
709 Denison St Baltimore, MD	2.0	2.0	840	$1,630	$1.94	23d	1	0.53mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	4d	1	0.58mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	4d	1	0.62mi
4520 Scarlet Oak Ln Baltimore, MD	2.0	1.0	1025	$1,500	$1.46	43d	1	0.67mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	43d	1	0.68mi
3709 Nortonia Rd #2 Baltimore, MD	2.0	1.0	1289	$1,450	$1.12	17d	1	0.71mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	43d	1	0.74mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	43d	1	0.77mi
111 Upmanor Rd Baltimore, MD	3.0	1.5	1224	$2,163	$1.77	43d	1	0.78mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	23d	1	0.84mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	43d	1	0.85mi
2 N Woodington Rd Baltimore, MD	1.0–2.0	1.0	738	$1,335	$1.81	2d	5	0.85mi
2 S Woodington Rd Baltimore, MD	2.0	1.0	856	$1,160	$1.36	14d	1	0.86mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	43d	1	0.87mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	23d	1	0.92mi
2103 Chelsea Ter Unit 1 Baltimore, MD	2.0	2.0	1500	$2,200	$1.47	14d	1	0.93mi
2103 Chelsea Ter Unit 2 Baltimore, MD	3.0	1.5	1500	$2,100	$1.40	14d	1	0.93mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	44d	1	0.93mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	23d	1	0.93mi
3514 Clifton Ave Unit 21 Baltimore, MD	2.0	1.0	925	$1,150	$1.24	43d	1	0.96mi
3514 Clifton Ave Baltimore, MD	2.0	1.0	925	$1,199	$1.30	43d	1	0.96mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	23d	1	0.97mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	23d	1	0.99mi
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	43d	1	1.03mi

Listing history 11 events

1. 2026-06-03
   status $169,000 Pending 84 DOM
2. 2026-05-15
   historical Active Under Contract 491-char remark

   Show marketing remark (491 chars)

   Welcome Home! This lovely three bedroom, one and half bath row home has been freshly painted throughout and features updated kitchen with new appliances, gleaming hardwood floors, updated main bathroom, finished basement with half bath, washer and dryer, as well as, covered front porch and rear fenced yard with parking pad! Say goodbye to street parking struggles! Roof replaced in 2021, Hot water heater replaced 2023. This turn key property is waiting for it's new owner. Could be You!

3. 2026-04-09
   price $169,000 491-char remark

   Show marketing remark (491 chars)

   Welcome Home! This lovely three bedroom, one and half bath row home has been freshly painted throughout and features updated kitchen with new appliances, gleaming hardwood floors, updated main bathroom, finished basement with half bath, washer and dryer, as well as, covered front porch and rear fenced yard with parking pad! Say goodbye to street parking struggles! Roof replaced in 2021, Hot water heater replaced 2023. This turn key property is waiting for it's new owner. Could be You!

4. 2026-02-20
   listed $169,900 Active 491-char remark

   Show marketing remark (491 chars)

   Welcome Home! This lovely three bedroom, one and half bath row home has been freshly painted throughout and features updated kitchen with new appliances, gleaming hardwood floors, updated main bathroom, finished basement with half bath, washer and dryer, as well as, covered front porch and rear fenced yard with parking pad! Say goodbye to street parking struggles! Roof replaced in 2021, Hot water heater replaced 2023. This turn key property is waiting for it's new owner. Could be You!

5. 2025-11-22
   historical
6. 2025-09-15
   price $179,000
7. 2025-07-31
   price $184,000
8. 2025-06-26
   price $189,000
9. 2025-05-30
   listed $199,000 Active
10. 2025-05-29
    historical
11. 1981-05-01
    soldstatus $31,900

ⓘ 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: $2,355 · $196/mo
• Projected year-2 tax: $2,355 · $196/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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,238
• − Mortgage interest: −$9,467
• − Property taxes: −$2,355
• − Insurance: −$845
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$4,916
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,882/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

+429.8% since first listed

10 events — show timeline

• 2026-05-15 Contingent — BRIGHT MLS
• 2026-04-09 Price Changed $169,000 BRIGHT MLS
• 2026-02-20 Listed $169,900 BRIGHT MLS
• 2025-11-22 Listing Removed — BRIGHT MLS
• 2025-09-15 Price Changed $179,000 BRIGHT MLS
• 2025-07-31 Price Changed $184,000 BRIGHT MLS
• 2025-06-26 Price Changed $189,000 BRIGHT MLS
• 2025-05-30 Listed $199,000 BRIGHT MLS
• 2025-05-29 Coming Soon — BRIGHT MLS
• 1981-05-01 Sold (Public Records) $31,900 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,355 · +4.6% YoY. Source: county tax records.