13 S Conkling St S · Baltimore, MD 21224

$119,000

4 bd · 1.0 ba · 840 sqft · Townhouse public records · 88 Days on market

Built 1922 792 sqft lot $142/sqft · 23% above area Est $97k · 23% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

𝐈𝐧𝐭𝐞𝐫𝐢𝐨𝐫 𝐫𝐨𝐰𝐡𝐨𝐦𝐞 𝐥𝐨𝐜𝐚𝐭𝐞𝐝 𝐢𝐧 𝐭𝐡𝐞 𝐡𝐞𝐚𝐫𝐭 𝐨𝐟 𝐇𝐢𝐠𝐡𝐥𝐚𝐧𝐝𝐭𝐨𝐰𝐧! 13 S. Conkling Street offers 2 bedrooms, 1 full bath, and approximately 840 sq ft above grade with a full unfinished basement for additional storage or future finishing potential . Classic brick façade and traditional Baltimore layout featuring separate living and dining areas. Natural gas forced air heat, public water and sewer, and fee simple ownership . Property is zoned R-8 (General Residence District) and sits just steps from Eastern Avenue, Patterson Park, shopping, dining, and commuter routes. Ideal opportunity for investor or owner-occupant looking to renovate and build equity. Home

Key facts

• Built 1922
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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 (+1.3%/yr); 393 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 33% of the median local income ($89k/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 $823 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 + 1.3% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 1922 — 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1922 — 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: 2.06% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.16%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $96,907
• List price: $119,000
• Delta: 22.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3405 Mount Pleasant Ave	0.13mi	3/2.5 (-1)	888 (+6%)	8mo	$162,500	$183	67
3612 Mount Pleasant Ave	0.09mi	3/1.5 (-1)	804 (-4%)	19mo	$110,000	$137	66
3910 Mount Pleasant Ave	0.19mi	3/2.0 (-1)	963 (+15%)	8mo	$122,000	$127	51
144 N Ellwood Ave	0.37mi	3/1.0 (-1)	960 (+14%)	10mo	$126,000	$131	46
610 N East Ave	0.52mi	3/1.0 (-1)	896 (+7%)	19mo	$140,000	$156	44
530 N Curley St	0.59mi	3/1.0 (-1)	960 (+14%)	2mo	$85,000	$89	42
3205 Esther Pl	0.28mi	3/1.0 (-1)	960 (+14%)	20mo	$78,000	$81	42
421 Robinson St	0.44mi	3/1.0 (-1)	960 (+14%)	13mo	$77,000	$80	40
3201 Esther Pl	0.28mi	3/1.5 (-1)	960 (+14%)	24mo	$180,500	$188	36
717 N Streeper St	0.74mi	3/1.0 (-1)	960 (+14%)	4mo	$95,000	$99	34
433 Robinson St	0.42mi	3/3.5 (-1)	960 (+14%)	11mo	$285,000	$297	32

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 2.38×
• Total profit: $45,929
• Equity at exit: $17,743

10-year hold

• IRR: 39.5%
• Equity multiple: 4.40×
• Total profit: $113,150
• Equity at exit: $10,289

Cash invested: $33,320 (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 21224

• Rents YoY: 1.3%
• Active inventory: 393
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$624
• Tax from tax record: −$171 /mo · $2,058/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,087

Break-even live

Break-even rent $1,070

Max offer price $119,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,155	-5% $1,121	+0% $1,087	+5% $1,054	+10% $1,020
Rent	-10% $894	-5% $991	+0% $1,087	+5% $1,184	+10% $1,281
Rate	-1.0pp $1,147	-0.5pp $1,118	base $1,087	+0.5pp $1,056	+1.0pp $1,025

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 N Ellwood Ave Baltimore, MD	3.0	1.5	1100	$2,395	$2.18	25d	1	0.34mi
3905 Bank St Baltimore, MD	4.0	1.0–3.0	909	$3,290	$3.62	3d	20	0.36mi
4015 Eastern Ave Unit 2L Baltimore, MD	3.0	2.0	1100	$1,800	$1.64	45d	1	0.43mi
104 N Rose St Baltimore, MD	3.0	2.0	936	$2,500	$2.67	45d	1	0.78mi
3518 Elliott St Baltimore, MD	3.0	2.5	1036	$2,800	$2.70	19d	1	0.85mi
517 N Rose St Baltimore, MD	3.0	1.0	845	$1,400	$1.66	5d	1	0.85mi
2729 Ashland Ave Baltimore, MD	3.0	1.0	1000	$1,350	$1.35	4d	1	0.88mi
437 N Montford Ave Baltimore, MD	3.0	1.5	1100	$1,450	$1.32	45d	1	0.93mi
2308 Jefferson St Baltimore, MD	3.0	1.0	907	$1,450	$1.60	45d	1	0.99mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	16d	1	1.01mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	45d	1	1.01mi
305 S Collington Ave Baltimore, MD	3.0	2.5	722	$2,895	$4.01	18d	1	1.05mi
560 Bayview Blvd Baltimore, MD	1.0–3.0	1.0–3.0	1108	$3,372	$3.04	3d	25	1.07mi
2809 Boston St Baltimore, MD	1.0–3.0	1.0–3.0	1246	$3,440	$2.76	3d	11	1.10mi
4300 Orchard Ridge Blvd Baltimore, MD	1.0–3.0	1.0–2.0	1021	$1,809	$1.77	45d	1	1.48mi
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	25d	1	1.49mi

Listing history 37 events

1. 2026-06-21
   days on market $119,000 Active 88 DOM
2. 2026-06-18
   days on market $119,000 Active 85 DOM
3. 2026-06-17
   days on market $119,000 Active 84 DOM
4. 2026-06-16
   days on market $119,000 Active 83 DOM
5. 2026-06-15
   days on market $119,000 Active 82 DOM
6. 2026-06-13
   days on market $119,000 Active 80 DOM
7. 2026-06-09
   days on market $119,000 Active 76 DOM
8. 2026-06-08
   days on market $119,000 Active 75 DOM
9. 2026-06-07
   days on market $119,000 Active 74 DOM
10. 2026-06-04
    days on market $119,000 Active 71 DOM
11. 2026-06-03
    days on market $119,000 Active 70 DOM
12. 2026-06-02
    days on market $119,000 Active 69 DOM
13. 2026-06-01
    days on market $119,000 Active 68 DOM
14. 2026-05-31
    days on market $119,000 Active 67 DOM
15. 2026-04-07
    status Active
16. 2026-03-06
    historical Active Under Contract
17. 2026-02-21
    listed $125,000 Active
18. 2018-06-29
    soldstatus $156,174
19. 2010-09-09
    historical Withdrawn
20. 2010-09-08
    historical
21. 2010-08-24
    price
22. 2010-08-21
    price
23. 2010-08-12
    price
24. 2010-08-03
    listed Active
25. 2010-08-02
    listed $63,900
26. 2003-09-16
    soldstatus $27,000
27. 2003-08-28
    historical
28. 2003-08-13
    listed $29,900
29. 2000-11-28
    soldstatus $49,000
30. 2000-04-06
    soldstatus $6,000
31. 2000-03-01
    historical
32. 1999-12-08
    listed $19,900
33. 1998-01-09
    soldstatus $18,000
34. 1998-01-09
    soldstatus $50,000
35. 1997-06-24
    historical
36. 1997-02-10
    listed
37. 1995-04-05
    soldstatus $27,705

ⓘ 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: $2,058 · $171/mo
• Projected year-2 tax: $2,058 · $171/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 ≥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: $29,353
• − Mortgage interest: −$6,666
• − Property taxes: −$2,058
• − Insurance: −$595
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$3,462
• Taxable income: $11,877
• Est. tax owed @ 24.0%: −$2,850
• After-tax cash flow: $10,198/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): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

+351.2% since first listed

23 events — show timeline

• 2026-04-07 Relisted — BRIGHT MLS
• 2026-03-06 Contingent — BRIGHT MLS
• 2026-02-21 Listed $125,000 BRIGHT MLS
• 2018-06-29 Sold (Public Records) $156,174 Public Records
• 2010-09-09 Delisted — MRIS
• 2010-09-08 Listing Removed — BRIGHT MLS
• 2010-08-24 Price Changed — MRIS
• 2010-08-21 Price Changed — MRIS
• 2010-08-12 Price Changed — MRIS
• 2010-08-03 Listed — MRIS
• 2010-08-02 Listed $63,900 BRIGHT MLS
• 2003-09-16 Sold (MLS) $27,000 MRIS
• 2003-08-28 Delisted — MRIS
• 2003-08-13 Listed $29,900 MRIS
• 2000-11-28 Sold (Public Records) $49,000 Public Records
• 2000-04-06 Sold (MLS) $6,000 MRIS
• 2000-03-01 Delisted — MRIS
• 1999-12-08 Listed $19,900 MRIS
• 1998-01-09 Sold (Public Records) $50,000 Public Records
• 1998-01-09 Sold (Public Records) $18,000 Public Records
• 1997-06-24 Delisted — MRIS
• 1997-02-10 Listed — MRIS
• 1995-04-05 Sold (Public Records) $27,705 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,058 · +11.7% YoY. Source: county tax records.