1202 W Cross St · Baltimore, MD 21230

$105,000

2 bd · 2.0 ba · 912 sqft · Townhouse public records · 17 Days on market

Built 1900 871 sqft lot Est $142k · 26% 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 +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
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FORECLOSURE * SOME UPDATES * GREAT INVESTMENT !! COME TAKE A LOOK AND SEE

Key facts

• Built 1900
• Listed 17 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: End of row townhouse; Assessor-reported year built
• Construction: Brick construction; Block foundation; Built-up roof
• Exterior features: Located within city limits (Baltimore City); No tidal water on the lot

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Partially finished basement; Finished and unfinished below-grade space reported by assessor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 soft (-1.0%/yr); 362 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $726 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 23y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1900 — 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.67% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.68%
• DSCR: 1.79
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $142,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Cleveland St	0.06mi	2/1.0	912 (0%)	2mo	$109,900	$121	92
1133 Sargeant St	0.14mi	2/1.5	912 (0%)	2mo	$67,500	$74	90
640 Dover St	0.41mi	3/2.0 (+1)	936 (+3%)	2mo	$220,000	$235	70
884 Washington Blvd	0.07mi	2/1.5	1,040 (+14%)	3mo	$200,000	$192	69
649 Dover St	0.39mi	1/1.5 (-1)	936 (+3%)	3mo	$195,000	$208	68
703 Dover St	0.36mi	2/2.0	1,008 (+10%)	1mo	$225,000	$223	65
1241 W Lombard St	0.46mi	2/1.0	963 (+6%)	3mo	$150,000	$156	63
1226 W Pratt St	0.41mi	2/1.5	1,000 (+10%)	2mo	$80,000	$80	62
802 W Barre St	0.27mi	3/3.0 (+1)	990 (+9%)	3mo	$285,000	$288	62
1125 Bayard St	0.34mi	1/2.0 (-1)	1,032 (+13%)	0mo	$120,000	$116	57
1239 W Lombard St	0.45mi	2/1.0	1,000 (+10%)	3mo	$150,000	$150	57
1607 Lemmon St	0.67mi	1/1.0 (-1)	974 (+7%)	1mo	$20,000	$21	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.19×
• Total profit: $5,601
• Equity at exit: $15,656

10-year hold

• IRR: 11.0%
• Equity multiple: 1.72×
• Total profit: $21,205
• Equity at exit: $9,078

Cash invested: $29,400 (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 21230

• Rents YoY: -1.0%
• Active inventory: 362
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$551
• Tax from tax record: −$359 /mo · $4,307/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $433

Break-even live

Break-even rent $1,207

Max offer price $105,000

Occupancy floor 70%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
853 Reinhart St Baltimore, MD	2.0	2.5	780	$1,800	$2.31	43d	1	0.03mi
805 Washington Blvd Unit A Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	43d	1	0.12mi
805 Washington Blvd Unit B Baltimore, MD	2.0	2.0	1106	$1,650	$1.49	20d	1	0.12mi
1163 Washington Blvd Baltimore, MD	2.0	2.5	1012	$1,700	$1.68	12d	1	0.14mi
519 Scott St Unit 1 Baltimore, MD	2.0	2.0	800	$2,000	$2.50	43d	1	0.14mi
1160 Washington Blvd Baltimore, MD	2.0	1.0	960	$1,575	$1.64	23d	1	0.14mi
1127 Sargeant St Baltimore, MD	2.0	1.5	1080	$1,275	$1.18	23d	1	0.15mi
776 Washington Blvd Unit 3F Baltimore, MD	1.0	1.0	800	$1,000	$1.25	43d	1	0.16mi
1142 Sargeant St Baltimore, MD	3.0	2.0	1080	$1,601	$1.48	1d	1	0.17mi
847 McHenry St Baltimore, MD	2.0	2.0	952	$1,795	$1.89	4d	1	0.18mi
923 McHenry St Baltimore, MD	3.0	1.0	1008	$1,625	$1.61	43d	1	0.20mi
1125 Wicomico St Baltimore, MD	3.0	3.0	1068	$1,955	$1.83	23d	1	0.21mi
1215 James St Baltimore, MD	2.0	1.0	960	$1,500	$1.56	43d	1	0.22mi
812 S Paca St Baltimore, MD	3.0	2.0	990	$1,500	$1.52	12d	1	0.26mi
638 S Paca St Unit 2404866494 Baltimore, MD	3.0	1.5	1100	$2,200	$2.00	43d	1	0.32mi
725 W Pratt St Baltimore, MD	1.0	1.0	584	$1,925	$3.29	10d	9	0.36mi
121 S Fremont Ave Baltimore, MD	1.0	1.0	582	$2,100	$3.61	20d	5	0.36mi
657 Dover St Baltimore, MD	1.0	2.0	1080	$1,400	$1.30	12d	1	0.38mi
653 Dover St Baltimore, MD	1.0	1.5	936	$1,500	$1.60	20d	1	0.39mi
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	43d	1	0.39mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	21d	1	0.46mi
48 S Carrollton Ave Unit 4 Baltimore, MD	2.0	1.0	670	$1,600	$2.39	43d	1	0.49mi
519 W Pratt St Baltimore, MD	1.0	1.0	576	$1,400	$2.43	2d	2	0.51mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	23d	1	0.53mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	43d	1	0.54mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	4d	1	0.55mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	12d	1	0.55mi
101 N Schroeder St Baltimore, MD	3.0	1.0–2.0	1037	$2,481	$2.39	2d	12	0.59mi
410 W Lombard St Baltimore, MD	1.0	1.0	611	$1,995	$3.26	1d	4	0.63mi
301 W Lombard St Baltimore, MD	1.0	1.0–2.0	499	$1,775	$3.56	1d	30	0.67mi
28 N Norris St Baltimore, MD	1.0	2.0	700	$1,450	$2.07	43d	1	0.71mi
617 W Lexington St Baltimore, MD	1.0–2.0	1.0	975	$2,200	$2.26	10d	4	0.71mi
11 S Eutaw St Baltimore, MD	1.0–2.0	1.0–2.0	1023	$2,146	$2.10	1d	11	0.72mi
300 W Lombard St Baltimore, MD	2.0	1.0–2.0	686	$1,835	$2.67	2d	7	0.73mi
1 S Eutaw St Unit 1BR Baltimore, MD	1.0	1.0	600	$1,245	$2.08	14d	1	0.73mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	4d	1	0.75mi
123 W Barre St #112 Baltimore, MD	2.0	1.5	975	$2,200	$2.26	43d	1	0.75mi
300 W Redwood St Baltimore, MD	1.0	1.0	565	$2,400	$4.25	17d	1	0.75mi
311 W Baltimore St #503 Baltimore, MD	1.0	1.0	900	$1,599	$1.78	43d	1	0.76mi
311 W Baltimore St Unit 504 Baltimore, MD	2.0	2.0	1100	$1,999	$1.82	19d	1	0.76mi

Listing history 12 events

1. 2026-06-18
   days on market $105,000 Active 17 DOM
2. 2026-06-17
   days on market $105,000 Active 16 DOM
3. 2026-06-16
   days on market $105,000 Active 15 DOM
4. 2026-06-15
   days on market $105,000 Active 14 DOM
5. 2026-06-13
   pricedays on market $105,000 Active 12 DOM
6. 2026-06-09
   days on market $115,000 Active 8 DOM
7. 2026-06-08
   days on market $115,000 Active 7 DOM
8. 2026-06-07
   days on market $115,000 Active 6 DOM
9. 2026-06-04
   days on market $115,000 Active 3 DOM
10. 2026-06-03
    days on market $115,000 Active 2 DOM
11. 2026-06-02
    remarks 307-char remark
12. 2026-06-02
    listed $115,000 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: $4,307 · $359/mo
• Projected year-2 tax: $4,307 · $359/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $21,061
• − Mortgage interest: −$5,882
• − Property taxes: −$4,307
• − Insurance: −$525
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$3,055
• Taxable income: $3,923
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $4,257/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): 32,977
• Household income: $91,842
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1463.0

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 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 13% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -311.43%
• Current HPI: 284.338
• Rent YoY: ▼ -1.00%
• 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

+0.0% since first listed

41 events — show timeline

• 2026-06-01 Listed $115,000 BRIGHT MLS
• 2020-02-04 Sold (Public Records) $3,901,500 Public Records
• 2020-02-04 Sold (Public Records) $3,901,500 Public Records
• 2015-01-30 Sold (MLS) $55,000 MRIS
• 2015-01-30 Sold (MLS) $55,000 BRIGHT MLS
• 2015-01-13 Pending — MRIS
• 2015-01-12 Listing Removed — BRIGHT MLS
• 2014-12-09 Price Changed $64,500 MRIS
• 2014-08-14 Listed $74,900 MRIS
• 2014-08-14 Listed $64,500 BRIGHT MLS
• 2011-09-06 Delisted — MRIS
• 2011-09-06 Listing Removed — BRIGHT MLS
• 2011-07-30 Listed — MRIS
• 2011-07-30 Listed $99,900 BRIGHT MLS
• 2010-05-18 Delisted — MRIS
• 2010-05-18 Listing Removed — BRIGHT MLS
• 2010-04-12 Price Changed — MRIS
• 2010-03-02 Listed — MRIS
• 2010-03-02 Listed $149,900 BRIGHT MLS
• 2009-08-03 Sold (Public Records) $188,000 Public Records
• 2009-01-23 Delisted — MRIS
• 2008-11-11 Price Changed — MRIS
• 2008-09-25 Price Changed — MRIS
• 2008-09-17 Listed — MRIS
• 2008-01-13 Delisted — MRIS
• 2007-11-16 Listed — MRIS
• 2007-11-14 Delisted — MRIS
• 2007-10-04 Price Changed — MRIS
• 2007-09-07 Price Changed — MRIS
• 2007-08-22 Price Changed — MRIS
• 2007-08-07 Price Changed — MRIS
• 2007-07-26 Price Changed — MRIS
• 2007-01-08 Listed — MRIS
• 2007-01-02 Delisted — MRIS
• 2006-08-16 Listed — MRIS
• 2006-01-27 Sold (Public Records) $105,000 Public Records
• 2005-12-09 Sold (MLS) $105,000 MRIS
• 2005-09-26 Delisted — MRIS
• 2005-07-25 Listed $115,000 MRIS
• 2003-03-27 Delisted — MRIS
• 2003-01-21 Listed — MRIS

Property tax history

+4.7%/yr

Latest (2025): $4,307 · +6.8% YoY. Source: county tax records.