1212 Kevin Rd · Baltimore, MD 21229

$130,000

3 bd · 1.0 ba · 1,344 sqft · Townhouse public records · 23 Days on market

Built 1951 Est $156k · 17% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Estate Sale Opportunity! Spacious end-of-group rowhome with a fenced rear yard and a newer furnace already in place. This property is being sold strictly As-Is by the Estate and offers tremendous potential for investors, or buyers looking to add value. Bring your vision and creativity to transform this home into something special. Great investment opportunity with plenty of upside!

Key facts

• End-of-group rowhome
• Newer furnace
• Fenced rear yard

Tags

• FENCED REAR YARD
• NEWER FURNACE
• END-OF-GROUP ROWHOME
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Ownership interest: Ground rent
• Financial info: Ground rent payment: $96 semi-annually; Income/expense note: Annual ground rent

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer (no septic)
• Home design: End of Row/Townhouse
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures
• Exterior features: End-of-row townhouse; Ground rent exists (paid semi-annually)

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level
• Heating & cooling: Forced air heating (natural gas); Cooling: Other (natural gas fuel); Natural gas hot water
• Interior features: Full basement, partially finished; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); 42% 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 37% 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 $899 of loan paydown is wiped out by about $4k 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 + 5.4% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $130k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.41% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $155,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1244 N Augusta Ave	0.32mi	3/1.5	1,408 (+5%)	3mo	$195,000	$138	73
1007 Wildwood Pkwy	0.42mi	3/1.0	1,216 (-10%)	2mo	$111,100	$91	63
1000 Mount Holly St	0.59mi	3/1.5	1,290 (-4%)	1mo	$93,000	$72	63
4105 Flowerton Rd	0.36mi	2/2.0 (-1)	1,260 (-6%)	2mo	$119,990	$95	62
3821 Stokes Dr	0.55mi	3/2.0	1,254 (-7%)	1mo	$145,000	$116	58
3707 Colborne Rd	0.65mi	3/2.0	1,400 (+4%)	1mo	$220,000	$157	58
1226 N Augusta Ave	0.32mi	3/2.0	1,536 (+14%)	0mo	$212,000	$138	57
1215 N Augusta Ave	0.34mi	3/1.5	1,536 (+14%)	2mo	$138,000	$90	56
1007 Mount Holly St	0.61mi	4/2.0 (+1)	1,290 (-4%)	2mo	$210,000	$163	54
3806 Rokeby Rd	0.57mi	3/1.0	1,160 (-14%)	2mo	$120,000	$103	49
509 Normandy Ave	0.68mi	4/2.5 (+1)	1,458 (+8%)	1mo	$212,000	$145	42
3716 Edmondson Ave	0.73mi	4/1.0 (+1)	1,512 (+12%)	2mo	$130,000	$86	38

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: 10.1%
• Equity multiple: 1.41×
• Total profit: $14,881
• Equity at exit: $19,383

10-year hold

• IRR: 21.1%
• Equity multiple: 3.01×
• Total profit: $73,040
• Equity at exit: $11,240

Cash invested: $36,400 (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 21229

• Rents YoY: 5.4%
• Active inventory: 252
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$682
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $493

Break-even live

Break-even rent $1,215

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Kevin Rd Baltimore, MD	3.0	2.0	1151	$1,795	$1.56	2d	1	0.18mi
1216 N Augusta Ave Baltimore, MD	3.0	1.0	1024	$1,550	$1.51	24d	1	0.30mi
4113 Mountwood Rd Baltimore, MD	3.0	1.0	1520	$1,795	$1.18	43d	1	0.35mi
4103 Mountwood Rd Baltimore, MD	3.0	2.0	1030	$1,700	$1.65	43d	1	0.37mi
3935 Stokes Dr #1 Baltimore, MD	2.0	1.0	1150	$1,400	$1.22	43d	1	0.46mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	43d	1	0.47mi
4520 Scarlet Oak Ln Baltimore, MD	2.0	1.0	1025	$1,500	$1.46	43d	1	0.52mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	24d	1	0.66mi
409 Normandy Ave Baltimore, MD	4.0	1.0	1640	$1,500	$0.91	24d	1	0.71mi
111 Upmanor Rd Baltimore, MD	3.0	1.5	1224	$2,163	$1.77	43d	1	0.76mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	0.79mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.83mi
3709 Nortonia Rd #2 Baltimore, MD	2.0	1.0	1289	$1,450	$1.12	18d	1	0.84mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	24d	1	0.85mi
3706 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1540	$1,350	$0.88	43d	1	0.85mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	24d	1	0.86mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	43d	1	0.88mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	43d	1	0.89mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	43d	1	0.94mi
219 Atholgate Ln Baltimore, MD	1.0–3.0	1.0–1.5	814	$1,500	$1.84	3d	2	0.95mi
4601 Pen Lucy Rd Unit 4718-F Baltimore, MD	2.0	1.0	879	$1,225	$1.39	2d	1	0.95mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	4d	1	0.96mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	4d	1	0.97mi
202 N Edgewood St Baltimore, MD	3.0	2.0	1710	$2,250	$1.32	24d	1	0.99mi
5006 Windsor Mill Rd Baltimore, MD	1.0–3.0	1.0–2.0	776	$1,899	$2.45	2d	18	1.00mi
2103 Chelsea Ter Unit 1 Baltimore, MD	2.0	2.0	1500	$2,200	$1.47	14d	1	1.02mi
2103 Chelsea Ter Unit 2 Baltimore, MD	3.0	1.5	1500	$2,100	$1.40	14d	1	1.02mi
2220 Lyndhurst Ave Unit 1 Baltimore, MD	2.0	1.0	900	$1,175	$1.31	24d	1	1.05mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	43d	1	1.07mi
117 Collins Ave Baltimore, MD	3.0	3.0	1617	$2,350	$1.45	43d	1	1.08mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	43d	1	1.08mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	11d	1	1.10mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	24d	1	1.10mi
3514 Clifton Ave Baltimore, MD	2.0	1.0	925	$1,199	$1.30	43d	1	1.11mi
3514 Clifton Ave Unit 21 Baltimore, MD	2.0	1.0	925	$1,150	$1.24	43d	1	1.11mi
5136 Oaklawn Rd Gwynn Oak, MD	1.0–3.0	1.0	896	$1,710	$1.91	2d	22	1.11mi
19 S Tremont Rd Baltimore, MD	3.0	1.0	1350	$1,850	$1.37	43d	1	1.12mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	24d	1	1.14mi
3904 Gwynns Falls Pkwy Baltimore, MD	3.0	2.0	1772	$2,600	$1.47	43d	1	1.16mi
1513 N Ellamont St Baltimore, MD	3.0	1.0	1700	$1,700	$1.00	24d	1	1.17mi

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 23 DOM
2. 2026-06-17
   days on market $130,000 Active 22 DOM
3. 2026-06-16
   days on market $130,000 Active 21 DOM
4. 2026-06-15
   days on market $130,000 Active 20 DOM
5. 2026-06-13
   days on market $130,000 Active 18 DOM
6. 2026-06-09
   days on market $130,000 Active 14 DOM
7. 2026-06-08
   days on market $130,000 Active 13 DOM
8. 2026-06-07
   days on market $130,000 Active 12 DOM
9. 2026-06-04
   days on market $130,000 Active 9 DOM
10. 2026-06-03
    days on market $130,000 Active 8 DOM
11. 2026-06-02
    days on market $130,000 Active 7 DOM
12. 2026-06-01
    days on market $130,000 Active 6 DOM
13. 2026-05-31
    days on market $130,000 Active 5 DOM
14. 2026-05-26
    listed $130,000 Active
15. 2021-10-07
    soldstatus $79,506
16. 1985-11-08
    soldstatus $43,000

ⓘ 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: $2,684 · $224/mo
• Projected year-2 tax: $2,684 · $224/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $22,059
• − Mortgage interest: −$7,282
• − Property taxes: −$2,684
• − Insurance: −$650
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$3,782
• Taxable income: $4,131
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,920/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

+202.3% since first listed

3 events — show timeline

• 2026-05-26 Listed $130,000 BRIGHT MLS
• 2021-10-07 Sold (Public Records) $79,506 Public Records
• 1985-11-08 Sold (Public Records) $43,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $2,684 · +5.3% YoY. Source: county tax records.