807 Stoll St · Baltimore, MD 21225

$200,000

2 bd · 2.0 ba · 1,316 sqft · MultiFamily public records · 14 Days on market

Built 1942 1,116 sqft lot Est $175k · 14% over

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Why this score? — see what drove the D+ 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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity! This town home features two separate 1BR 1Bath apartments plus basement with walk-out that could be converted to third unit or laundry room. Units are separately metered for BGE. Downstairs unit was recently renovated, updated kitchen and bath. Laminate flooring throughout in both units. Minor repairs needed for upstairs turn for next tenant. Previous tenants were paying $1000-$1100 each a month. Great location close to downtown, Harbor Hospital, Horseshoe Casino, and BWI.

Key facts

• 1,116 sq ft lot
• Built 1942
• Listed 14 days

Property features AI

Finance

• Other: Contains 2 total units; Finished and unfinished below-grade areas present
• Financial info: Property assessed as very good condition

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Electric hot water; Cable TV available
• Home design: Interior townhouse/rowhouse; 3 levels; Fee simple ownership; Composite roof; Double-pane windows
• Construction: Brick construction; Other foundation; Other above- and below-grade structures
• Exterior features: Walkout basement with interior access; No tidal water; Urban location in city limits; Blacktop road

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Two one-bedroom units
• Flooring: Luxury vinyl plank; Ceramic tile; Concrete
• Heating & cooling: Electric baseboard heating; Window cooling units (electric)
• Interior features: Combination dining and living area; Eat-in kitchen; Skylights; Window treatments; Insulated doors; Drywall walls and ceilings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.6% 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 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).
• At $2,195/mo this rent would consume 49% of the median local household income ($54k/yr) (locally 1440% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 20y 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.
• Current owner paid $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $200,000

Questions for the listing agent

1. Built in 1942 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $175,028
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3423 6th	0.60mi	2/—	1,294 (-2%)	4mo	$135,000	$104	66
500 Baltic Ave	0.66mi	2/—	1,284 (-2%)	1mo	$220,000	$171	64
4215 Audrey Ave	0.26mi	2/—	1,130 (-14%)	3mo	$208,000	$184	61
613 Baltic Ave	0.59mi	2/—	1,294 (-2%)	11mo	$105,000	$81	60
510 Arsan Ave	0.60mi	2/—	1,294 (-2%)	11mo	$175,000	$135	60
4132 Audrey Ave	0.21mi	3/— (+1)	1,130 (-14%)	5mo	$150,000	$133	58
3429 6th St	0.59mi	3/— (+1)	1,294 (-2%)	15mo	$110,000	$85	52
4402 Fairhaven Ave	0.66mi	3/— (+1)	1,358 (+3%)	13mo	$142,250	$105	48
1625 Spruce	0.71mi	2/—	1,236 (-6%)	11mo	$165,000	$133	47
611 Maude Ave	0.50mi	3/— (+1)	1,500 (+14%)	6mo	$157,000	$105	43
3532 4th St	0.59mi	3/— (+1)	1,120 (-15%)	16mo	$165,000	$147	29

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,685
• Equity at exit: $29,821

10-year hold

• IRR: 8.2%
• Equity multiple: 1.65×
• Total profit: $36,511
• Equity at exit: $17,292

Cash invested: $56,000 (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: 15.2×

Monthly cashflow live

• Estimated rent: $2,195 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$220 /mo · $2,645/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $382

Break-even live

Break-even rent $1,712

Max offer price $200,000

Occupancy floor 78%

Sensitivity live

Price	-10% $495	-5% $438	+0% $382	+5% $325	+10% $268
Rent	-10% $208	-5% $295	+0% $382	+5% $468	+10% $555
Rate	-1.0pp $482	-0.5pp $432	base $382	+0.5pp $330	+1.0pp $277

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,196
Total (2 units)			$2,195

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
837 E Jeffrey St Apt 1 Baltimore, MD	1.0	1.0	1116	$900	$0.81	18d	1	0.10mi
837 E Jeffrey St Unit 2 Baltimore, MD	1.0	1.0	1116	$900	$0.81	44d	1	0.10mi
3840 8th St Brooklyn, MD	3.0	1.5	1088	$1,606	$1.48	5d	1	0.12mi
3828 10th St Brooklyn, MD	3.0	2.0	1215	$2,350	$1.93	44d	1	0.20mi
3826 10th St Unit Entire House Baltimore, MD	3.0	2.0	1110	$2,400	$2.16	24d	1	0.20mi
4201 Audrey Ave Unit 1 Brooklyn, MD	2.0	1.0	1400	$1,350	$0.96	24d	1	0.24mi
3822 6th St Brooklyn, MD	3.0	3.0	1580	$1,850	$1.17	24d	1	0.25mi
4206 Audrey Ave Brooklyn, MD	2.0	2.0	1104	$1,275	$1.15	44d	1	0.25mi
4206 Audrey Ave Brooklyn, MD	3.0	3.0	1104	$1,950	$1.77	24d	1	0.25mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	21d	1	0.28mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	24d	1	0.28mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	5d	1	0.28mi
3816 W Bay Ave Unit 1 Baltimore, MD	2.0	1.0	1364	$1,155	$0.85	4d	1	0.29mi
4400 4th St Unit BASEMENT Baltimore, MD	2.0	1.0	925	$1,350	$1.46	44d	1	0.43mi
3528 6th St Brooklyn, MD	2.0	2.5	1060	$1,500	$1.42	18d	1	0.47mi
5215 Wasena Ave Brooklyn, MD	3.0	1.0	1030	$1,650	$1.60	44d	1	0.49mi
603 Maude Ave Unit A Baltimore, MD	1.0	1.0	1294	$950	$0.73	5d	1	0.49mi
1305 E Patapsco Ave Brooklyn, MD	3.0	1.5	930	$1,650	$1.77	5d	1	0.50mi
3569 4th St Brooklyn, MD	2.0	1.5	1256	$1,200	$0.96	18d	1	0.50mi
1353 Cambria St Brooklyn, MD	3.0	2.0	986	$1,600	$1.62	18d	1	0.53mi
3428 7th St Unit B Baltimore, MD	1.0	1.0	1294	$1,150	$0.89	44d	1	0.55mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	18d	1	0.60mi
1517 Sycamore St Curtis Bay, MD	3.0	1.5	1210	$1,999	$1.65	24d	1	0.61mi
1411 Filbert St Unit 2 Baltimore, MD	2.0	1.0	1428	$1,300	$0.91	44d	1	0.68mi
49 Talbott St Brooklyn, MD	2.0	1.0	1300	$1,300	$1.00	24d	1	0.76mi
202 W Edgevale Rd Unit A Baltimore, MD	3.0	1.0	1824	$1,650	$0.90	5d	1	0.85mi
202 W Edgevale Rd Unit B Baltimore, MD	1.0	1.0	1824	$1,200	$0.66	5d	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	0.92mi
732 Old Riverside Rd Brooklyn, MD	3.0	2.5	1570	$1,900	$1.21	44d	1	1.07mi
90 Hammonds Ln Brooklyn Park, MD	1.0–2.0	1.0–2.0	757	$1,964	$2.59	2d	4	1.32mi
130 Reedbird Ave Brooklyn, MD	2.0	1.0	1152	$1,700	$1.48	24d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $200,000 Active 14 DOM
2. 2026-06-17
   days on market $200,000 Active 13 DOM
3. 2026-06-16
   days on market $200,000 Active 12 DOM
4. 2026-06-15
   days on market $200,000 Active 11 DOM
5. 2026-06-13
   days on market $200,000 Active 9 DOM
6. 2026-06-09
   days on market $200,000 Active 5 DOM
7. 2026-06-08
   days on market $200,000 Active 4 DOM
8. 2026-06-07
   statusdays on market $200,000 Active 3 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $200,000 Coming Soon 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: $2,645 · $220/mo
• Projected year-2 tax: $2,645 · $220/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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,340
• − Mortgage interest: −$11,203
• − Property taxes: −$2,645
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$5,818
• Taxable income: $1,460
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $4,228/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

+90.5% since first listed

36 events — show timeline

• 2026-06-05 Listed $200,000 BRIGHT MLS
• 2026-06-03 Coming Soon $200,000 BRIGHT MLS
• 2025-03-12 Rental Removed $1,000 RENTALBEAST
• 2025-01-29 Listed for Rent $1,095 RENTALBEAST
• 2024-07-31 Sold (Public Records) $150,000 Public Records
• 2024-07-12 Sold (MLS) $150,000 BRIGHT MLS
• 2024-07-02 Price Changed $150,000 BRIGHT MLS
• 2024-07-02 Pending — BRIGHT MLS
• 2024-05-27 Price Changed $160,000 BRIGHT MLS
• 2024-05-04 Listed $170,000 BRIGHT MLS
• 2024-05-02 Coming Soon $170,000 BRIGHT MLS
• 2019-08-05 Sold (Public Records) $56,000 Public Records
• 2019-04-10 Listing Removed — BRIGHT MLS
• 2019-03-14 Listed $79,200 BRIGHT MLS
• 2014-04-03 Delisted — MRIS
• 2014-04-02 Sold (MLS) $15,000 BRIGHT MLS
• 2014-04-02 Sold (MLS) $15,000 MRIS
• 2014-01-28 Listing Removed — BRIGHT MLS
• 2013-12-20 Listed $18,000 MRIS
• 2013-12-20 Listed $18,000 BRIGHT MLS
• 2013-09-24 Delisted — MRIS
• 2013-09-21 Listing Removed — BRIGHT MLS
• 2012-11-28 Pending — MRIS
• 2012-10-30 Listed — MRIS
• 2012-10-29 Listed $25,000 BRIGHT MLS
• 2011-07-21 Delisted — MRIS
• 2011-07-21 Listing Removed — BRIGHT MLS
• 2011-06-20 Relisted — MRIS
• 2011-03-18 Pending — MRIS
• 2011-03-11 Delisted — MRIS
• 2010-10-26 Price Changed — MRIS
• 2010-09-14 Listed — MRIS
• 2010-09-14 Listed $39,900 BRIGHT MLS
• 2007-01-16 Sold (MLS) $105,000 MRIS
• 2006-11-22 Delisted — MRIS
• 2006-10-22 Listed $105,000 MRIS

Property tax history

+4.0%/yr

Latest (2025): $2,645 · +8.2% YoY. Source: county tax records.