3210 Massachusetts Ave · Baltimore, MD 21229

$129,450

3 bd · 1.5 ba · 1,216 sqft · Townhouse public records · 16 Days on market

Built 1947 Est $198k · 35% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Attention to all buyers searching for a home in the rapidly appreciating neighborhood of South Hilton. Come and visit this off the beaten path home on a no-through-traffic street. This 3 bedroom 2 full baths home is located only minutes from I-95 which will take you into the heart of downtown Baltimore. The home offers a spacious open floor plan with features such as LVT flooring and granite countertops. The kitchen includes stainless steel appliances and an island to add to the convenience of preparing both large and small meals. The second floor bedrooms are decent in size and the basement has a room that is being used for a 4th bedroom. There is also an attached garage giving you the lib

Key facts

• Kitchen island
• Granite countertops
• Lvt flooring

Tags

• NO-THROUGH-TRAFFIC STREET
• SPACIOUS OPEN FLOOR PLAN
• LVT FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• KITCHEN ISLAND

Property features AI

Finance

• Other: Ownership interest: Ground Rent; Estimated above-grade finished area: 1,216; Estimated below-grade unfinished area: 608; Total below-grade area: 608
• HOA & community: Ground rent of $90 paid semi-annually

Exterior

• Parking: On-street parking
• Utilities: Public water supply; Public sewer service; Natural gas service
• Home design: Interior townhouse/rowhouse; Estimated year built
• Construction: Brick construction; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on the upper level, one on the lower level)
• Heating & cooling: Natural gas heating; Natural gas for cooling fuel; Natural gas hot water
• Interior features: Basement present; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $129k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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); 256 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 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 $894 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 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 1947 — 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 $127,508 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.35% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $198,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 S Bernice Ave	0.08mi	3/1.0	1,280 (+5%)	1mo	$147,000	$115	84
5 Rosedale St S	0.15mi	3/2.0	1,280 (+5%)	1mo	$110,000	$86	82
156 S Hilton St	0.11mi	4/1.5 (+1)	1,320 (+9%)	2mo	$195,000	$148	74
21 Culver St	0.35mi	2/2.0 (-1)	1,260 (+4%)	1mo	$210,000	$167	70
222 N Hilton St	0.37mi	3/1.0	1,120 (-8%)	1mo	$89,775	$80	67
300 Denison St	0.51mi	3/2.0	1,260 (+4%)	2mo	$205,000	$163	67
3017 Frederick Ave	0.35mi	4/3.0 (+1)	1,260 (+4%)	2mo	$217,000	$172	65
119 Hilton St	0.22mi	2/2.0 (-1)	1,040 (-14%)	0mo	$211,000	$203	58
107 N Monastery Ave	0.39mi	2/1.5 (-1)	1,080 (-11%)	2mo	$65,000	$60	56
537 Longwood St	0.73mi	4/2.0 (+1)	1,176 (-3%)	0mo	$60,000	$51	53
209 Mount Holly St	0.62mi	3/2.0	1,080 (-11%)	2mo	$228,000	$211	49
3396 Dulany St	0.69mi	2/1.5 (-1)	1,080 (-11%)	0mo	$177,523	$164	44

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: 7.7%
• Equity multiple: 1.31×
• Total profit: $11,273
• Equity at exit: $19,301

10-year hold

• IRR: 19.1%
• Equity multiple: 2.78×
• Total profit: $64,461
• Equity at exit: $11,192

Cash invested: $36,246 (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: 256
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$679
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $438

Break-even live

Break-even rent $1,195

Max offer price $129,450

Occupancy floor 70%

Sensitivity live

Price	-10% $511	-5% $475	+0% $438	+5% $401	+10% $365
Rent	-10% $300	-5% $369	+0% $438	+5% $507	+10% $576
Rate	-1.0pp $503	-0.5pp $471	base $438	+0.5pp $405	+1.0pp $370

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: $32,362
• Closing costs: $3,884
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	25d	1	0.19mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	25d	1	0.24mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	25d	1	0.32mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	21d	1	0.32mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	5d	1	0.54mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	5d	1	0.60mi
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	45d	1	0.61mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	25d	1	0.65mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	45d	1	0.71mi
304 Collins Ave Unit 2 Baltimore, MD	3.0	1.0	1016	$2,100	$2.07	45d	1	0.71mi
332 S Franklintown Rd Unit 2 Baltimore, MD	2.0	1.0	776	$795	$1.02	25d	1	0.71mi
3392 Saint Benedict St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	25d	1	0.72mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	45d	1	0.72mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	45d	1	0.72mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	45d	1	0.73mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	45d	1	0.73mi
3706 W Franklin St Unit 1 Baltimore, MD	2.0	1.0	735	$1,100	$1.50	5d	1	0.74mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	25d	1	0.74mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	5d	1	0.76mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	25d	1	0.76mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	45d	1	0.78mi
2671 Saint Benedict St Baltimore, MD	2.0	1.0	1144	$1,325	$1.16	45d	1	0.79mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	45d	1	0.80mi
709 Denison St Baltimore, MD	2.0	2.0	840	$1,630	$1.94	25d	1	0.82mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	25d	1	0.83mi
2 S Woodington Rd Baltimore, MD	2.0	1.0	856	$1,160	$1.36	16d	1	0.86mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	25d	1	0.87mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	45d	1	0.87mi
2 N Woodington Rd Baltimore, MD	1.0–2.0	1.0	738	$1,335	$1.81	4d	5	0.87mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	45d	1	0.90mi
2509 Christian St Baltimore, MD	4.0	2.0	1248	$1,699	$1.36	4d	1	0.90mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	25d	1	0.90mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	12d	1	0.92mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	45d	1	0.92mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	45d	1	0.92mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	25d	1	0.93mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	25d	1	0.94mi
4301 Parkton St Baltimore, MD	1.0–3.0	1.0	730	$1,550	$2.12	45d	1	0.96mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	25d	1	0.97mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	19d	1	0.98mi

Listing history 10 events

1. 2026-06-21
   days on market $129,450 Active 16 DOM
2. 2026-06-18
   days on market $129,450 Active 13 DOM
3. 2026-06-17
   days on market $129,450 Active 12 DOM
4. 2026-06-16
   days on market $129,450 Active 11 DOM
5. 2026-06-15
   days on market $129,450 Active 10 DOM
6. 2026-06-13
   days on market $129,450 Active 8 DOM
7. 2026-06-09
   days on market $129,450 Active 4 DOM
8. 2026-06-08
   days on market $129,450 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $129,450 Active 2 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: $2,540 · $212/mo
• Projected year-2 tax: $2,540 · $212/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 6/10 Major 27% 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: $21,000
• − Mortgage interest: −$7,251
• − Property taxes: −$2,540
• − Insurance: −$647
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$3,766
• Taxable income: $3,436
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $4,432/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

+488.4% since first listed

17 events — show timeline

• 2026-06-05 Listed $129,450 BRIGHT MLS
• 2026-04-24 Pending — BRIGHT MLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-01-12 Price Changed $134,590 BRIGHT MLS
• 2025-12-05 Price Changed $139,540 BRIGHT MLS
• 2025-12-01 Listed $140,950 BRIGHT MLS
• 2025-11-28 Listing Removed — BRIGHT MLS
• 2025-08-21 Price Changed $149,540 BRIGHT MLS
• 2025-08-08 Price Changed $157,495 BRIGHT MLS
• 2025-05-27 Listed $164,950 BRIGHT MLS
• 2023-02-06 Sold (Public Records) $396,250 Public Records
• 2016-12-31 Listing Removed — BRIGHT MLS
• 2016-12-16 Sold (MLS) $25,010 MRIS
• 2016-12-16 Sold (MLS) $25,010 BRIGHT MLS
• 2016-11-02 Pending — MRIS
• 2016-10-18 Listed $22,000 MRIS
• 2016-10-17 Listed $22,000 BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2025): $2,540 · +8.7% YoY. Source: county tax records.