3425 6th St · Baltimore, MD 21225

$90,000

2 bd · 2.0 ba · 1,294 sqft · Townhouse public records · 3 Days on market

Built 1945 1,742 sqft lot $70/sqft · 27% below area Est $123k · 27% under ↓ 13% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 5/19/2026 @ 10:00 AM. Bidding ends 5/21/2026 @ 12:30 PM. The list price is the suggested opening bid. Deposit: $7,500. This two-story porch front townhouse is located in the Brooklyn neighborhood of Baltimore City. Residents can enjoy the green spaces and recreational offerings of Cherry Hill Park and Bay Brook Park, or find healthcare at Medstar Harbor Hospital. This property is vacant and its location offers easy access to major traffic arteries including S Hanover St & 895.

Key facts

• Built 1945
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.6% 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 (+4.1%/yr); 165 active listings in the ZIP; 32 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 33% of the median local income ($54k/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 $622 of loan paydown is wiped out by about $3k 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 + 4.1% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 16y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $90k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $90,000

Questions for the listing agent

1. Built in 1945 — 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: 1.63% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.24%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (median comp): $122,685
• List price: $90,000
• Delta: -30.72%
• 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
3511 6th St	0.11mi	2/2.0	1,294 (0%)	2mo	$140,000	$108	93
516 Arsan Ave	0.07mi	3/3.0 (+1)	1,294 (0%)	2mo	$190,000	$147	86
3541 3rd St	0.32mi	2/1.5	1,190 (-8%)	2mo	$167,500	$141	68
3808 6th St	0.41mi	3/1.0 (+1)	1,260 (-3%)	3mo	$220,000	$175	65
3715 3rd St	0.46mi	2/1.0	1,344 (+4%)	7mo	$132,000	$98	63
3507 4th St	0.20mi	2/1.0	1,102 (-15%)	2mo	$50,000	$45	60
3822 6th St	0.43mi	3/2.0 (+1)	1,380 (+7%)	6mo	$185,000	$134	59
3549 6th St	0.17mi	3/1.5 (+1)	1,120 (-13%)	5mo	$175,000	$156	58
3824 W Bay Ave W	0.62mi	3/2.0 (+1)	1,240 (-4%)	7mo	$169,900	$137	54
4128 Audrey Ave	0.67mi	3/2.0 (+1)	1,380 (+7%)	7mo	$99,000	$72	47
916 Jack St	0.57mi	3/1.5 (+1)	1,116 (-14%)	1mo	$145,000	$130	43
28 Talbott St	0.66mi	3/1.0 (+1)	1,120 (-13%)	2mo	$80,000	$71	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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.88×
• Total profit: $22,148
• Equity at exit: $13,419

10-year hold

• IRR: 30.1%
• Equity multiple: 3.83×
• Total profit: $71,320
• Equity at exit: $7,782

Cash invested: $25,200 (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 21225

• Home prices YoY: -31.9%
• Rents YoY: 4.1%
• Active inventory: 165
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$472
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $551

Break-even live

Break-even rent $772

Max offer price $90,000

Occupancy floor 58%

Sensitivity live

Price	-10% $602	-5% $577	+0% $551	+5% $526	+10% $500
Rent	-10% $435	-5% $493	+0% $551	+5% $609	+10% $667
Rate	-1.0pp $596	-0.5pp $574	base $551	+0.5pp $528	+1.0pp $504

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Maude Ave Unit A Baltimore, MD	1.0	1.0	1294	$950	$0.73	5d	1	0.07mi
3428 7th St Unit B Baltimore, MD	1.0	1.0	1294	$1,150	$0.89	44d	1	0.08mi
3528 6th St Brooklyn, MD	2.0	2.5	1060	$1,500	$1.42	18d	1	0.10mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	18d	1	0.23mi
3569 4th St Brooklyn, MD	2.0	1.5	1256	$1,200	$0.96	18d	1	0.23mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	20d	1	0.37mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	5d	1	0.37mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	24d	1	0.37mi
3822 6th St Brooklyn, MD	3.0	3.0	1580	$1,850	$1.17	24d	1	0.40mi
3840 8th St Brooklyn, MD	3.0	1.5	1088	$1,606	$1.48	5d	1	0.43mi
837 E Jeffrey St Apt 1 Baltimore, MD	1.0	1.0	1116	$900	$0.81	18d	1	0.49mi
837 E Jeffrey St Unit 2 Baltimore, MD	1.0	1.0	1116	$900	$0.81	44d	1	0.49mi
3826 10th St Unit Entire House Baltimore, MD	3.0	2.0	1110	$2,400	$2.16	24d	1	0.54mi
3828 10th St Brooklyn, MD	3.0	2.0	1215	$2,350	$1.93	44d	1	0.54mi
3816 W Bay Ave Unit 1 Baltimore, MD	2.0	1.0	1364	$1,155	$0.85	4d	1	0.60mi
1305 E Patapsco Ave Brooklyn, MD	3.0	1.5	930	$1,650	$1.77	5d	1	0.64mi
49 Talbott St Brooklyn, MD	2.0	1.0	1300	$1,300	$1.00	24d	1	0.68mi
4206 Audrey Ave Brooklyn, MD	2.0	2.0	1104	$1,275	$1.15	44d	1	0.68mi
4206 Audrey Ave Brooklyn, MD	3.0	3.0	1104	$1,950	$1.77	24d	1	0.68mi
4201 Audrey Ave Unit 1 Brooklyn, MD	2.0	1.0	1400	$1,350	$0.96	24d	1	0.69mi
1353 Cambria St Brooklyn, MD	3.0	2.0	986	$1,600	$1.62	18d	1	0.71mi
4400 4th St Unit BASEMENT Baltimore, MD	2.0	1.0	925	$1,350	$1.46	44d	1	0.76mi
202 W Edgevale Rd Unit B Baltimore, MD	1.0	1.0	1824	$1,200	$0.66	5d	1	0.85mi
202 W Edgevale Rd Unit A Baltimore, MD	3.0	1.0	1824	$1,650	$0.90	5d	1	0.85mi
1517 Sycamore St Curtis Bay, MD	3.0	1.5	1210	$1,999	$1.65	24d	1	0.85mi
217 W Edgevale Rd Brooklyn, MD	3.0	1.5	992	$1,800	$1.81	24d	1	0.90mi
303 Arden Rd W Brooklyn, MD	3.0	2.0	1388	$2,500	$1.80	18d	1	1.01mi
5215 Wasena Ave Brooklyn, MD	3.0	1.0	1030	$1,650	$1.60	44d	1	1.03mi
130 Reedbird Ave Brooklyn, MD	2.0	1.0	1152	$1,700	$1.48	24d	1	1.06mi
1411 Filbert St Unit 2 Baltimore, MD	2.0	1.0	1428	$1,300	$0.91	44d	1	1.11mi
732 Old Riverside Rd Brooklyn, MD	3.0	2.5	1570	$1,900	$1.21	44d	1	1.18mi
607 Cheraton Rd Brooklyn, MD	3.0	3.0	1200	$1,750	$1.46	15d	1	1.48mi

Listing history 40 events

1. 2026-06-18
   days on market $90,000 Active 3 DOM
2. 2026-06-17
   days on market $90,000 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $90,000 Active 1 DOM
4. 2026-06-13
   days on market $85,000 Active 106 DOM
5. 2026-06-09
   days on market $85,000 Active 102 DOM
6. 2026-06-08
   days on market $85,000 Active 101 DOM
7. 2026-06-07
   days on market $85,000 Active 100 DOM
8. 2026-06-04
   days on market $85,000 Active 97 DOM
9. 2026-06-03
   days on market $85,000 Active 96 DOM
10. 2026-06-02
    days on market $85,000 Active 95 DOM
11. 2026-06-01
    days on market $85,000 Active 94 DOM
12. 2026-05-31
    days on market $85,000 Active 93 DOM
13. 2026-02-27
    listed $45,000 Active 598-char remark

    Show marketing remark (598 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 5/19/2026 @ 10:00 AM. Bidding ends 5/21/2026 @ 12:30 PM. The list price is the suggested opening bid. Deposit: $7,500. This two-story porch front townhouse is located in the Brooklyn neighborhood of Baltimore City. Residents can enjoy the green spaces and recreational offerings of Cherry Hill Park and Bay Brook Park, or find healthcare at Medstar Harbor Hospital. This property is vacant and its location offers easy access to major traffic arteries including S Hanover St & 895.

14. 2023-08-29
    historical
15. 2023-08-16
    listed $30,000 Active
16. 2019-11-15
    soldstatus $55,000
17. 2019-10-16
    soldstatus $55,000 Closed
18. 2019-09-17
    status Pending
19. 2019-08-30
    price $25,000
20. 2019-08-15
    listed $20,000 Active
21. 2012-11-28
    historical
22. 2012-11-26
    price $36,225 Sold
23. 2012-11-26
    soldstatus $36,225 Sold
24. 2012-11-26
    soldstatus $36,225
25. 2012-10-11
    status Contract
26. 2012-10-11
    historical
27. 2012-10-06
    price $29,900
28. 2012-09-21
    listed $36,225 Active
29. 2012-09-21
    listed $36,225
30. 2012-06-26
    historical Withdrawn
31. 2012-06-26
    historical
32. 2012-03-07
    status Contingent (No Kick Out)
33. 2012-02-19
    listed Active
34. 2012-02-19
    listed $36,225
35. 2010-09-27
    historical Withdrawn
36. 2010-09-26
    historical
37. 2010-05-18
    listed Active
38. 2010-05-17
    listed $132,500
39. 1994-04-05
    soldstatus $66,700
40. 1988-09-02
    soldstatus $51,500

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,209 · $101/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 8/10 Severe 7 d/yr ≥102°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,641
• − Mortgage interest: −$5,041
• − Property taxes: −$1,209
• − Insurance: −$450
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$2,618
• Taxable income: $5,500
• Est. tax owed @ 24.0%: −$1,320
• After-tax cash flow: $5,294/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: Anne Arundel County · 535,653 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 34,062
• Household income: $54,020
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1440.0

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 0.68)
• Race & ethnicity: Black 42% White 32% Hispanic / Latino 20% Two or more races 8% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% 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: ▼ -119.44%
• Current HPI: 254.5089
• Rent YoY: ▲ 4.08%
• 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

-12.6% since first listed

28 events — show timeline

• 2026-02-27 Listed $45,000 BRIGHT MLS
• 2023-08-29 Listing Removed — BRIGHT MLS
• 2023-08-16 Listed $30,000 BRIGHT MLS
• 2019-11-15 Sold (Public Records) $55,000 Public Records
• 2019-10-16 Sold (MLS) $55,000 BRIGHT MLS
• 2019-09-17 Pending — BRIGHT MLS
• 2019-08-30 Price Changed $25,000 BRIGHT MLS
• 2019-08-15 Listed $20,000 BRIGHT MLS
• 2012-11-28 Delisted — MRIS
• 2012-11-26 Sold (MLS) $36,225 BRIGHT MLS
• 2012-11-26 Sold (MLS) $36,225 MRIS
• 2012-11-26 Price Changed $36,225 MRIS
• 2012-10-11 Pending — MRIS
• 2012-10-11 Listing Removed — BRIGHT MLS
• 2012-10-06 Price Changed $29,900 MRIS
• 2012-09-21 Listed $36,225 MRIS
• 2012-09-21 Listed $36,225 BRIGHT MLS
• 2012-06-26 Delisted — MRIS
• 2012-06-26 Listing Removed — BRIGHT MLS
• 2012-03-07 Pending — MRIS
• 2012-02-19 Listed — MRIS
• 2012-02-19 Listed $36,225 BRIGHT MLS
• 2010-09-27 Delisted — MRIS
• 2010-09-26 Listing Removed — BRIGHT MLS
• 2010-05-18 Listed — MRIS
• 2010-05-17 Listed $132,500 BRIGHT MLS
• 1994-04-05 Sold (Public Records) $66,700 Public Records
• 1988-09-02 Sold (Public Records) $51,500 Public Records

Property tax history

-1.8%/yr

Latest (2025): $1,209 · +7.8% YoY. Source: county tax records.