2880 Woodbrook Ave · Baltimore, MD 21217

$135,500

4 bd · 1.0 ba · 1,400 sqft · Townhouse public records · 192 Days on market

Built 1920 $97/sqft · 105% above area ↓ 16% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED PRICE!! Welcome to 2880 Woodbrook Ave, an affordable and well-maintained 3-bedroom, 1.5-bath home ideally located near the highly desirable Druid Hill Park. ! Priced at just $140,000, this property presents a fantastic opportunity for first-time homebuyers looking to build equity or investors seeking a solid addition to their portfolio. The home offers a functional layout with generous living space, comfortable bedrooms, and the convenience of a half bath. Well cared for and move-in ready, it provides a strong foundation with room to personalize or enhance over time. Enjoy easy access to green space, walking trails, major commuter routes, and nearby amenities. Whether you’re looking to stop renting, purchase your first home, or invest in a growing Baltimore neighborhood, this property delivers value, location, and long-term potential. Don’t miss your chance to own in an area surrounded by historic charm and ongoing revitalization. Scheduling a showing today!

Key facts

• Built 1920
• Listed 191 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $136k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 (+6.6%/yr); 334 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); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,879/mo this rent would consume 59% of the median local household income ($38k/yr) (locally 2921% 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 $937 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 + 6.6% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $119,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.39% ✓
• Cap rate: 11.61%
• Cash-on-cash: 19.01%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (median comp): $66,123
• List price: $135,500
• Delta: 104.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2818 Woodbrook Ave	0.08mi	3/1.0 (-1)	1,232 (-12%)	3mo	$45,500	$37	68
2820 Woodbrook Ave	0.08mi	3/1.5 (-1)	1,232 (-12%)	2mo	$85,000	$69	68
2453 Mcculloh St	0.44mi	3/1.0 (-1)	1,460 (+4%)	3mo	$99,900	$68	65
2105 Whittier Ave	0.14mi	3/1.5 (-1)	1,587 (+13%)	1mo	$80,000	$50	63
1722 N Bentalou St	0.60mi	4/2.0	1,450 (+4%)	3mo	$245,000	$169	60
700 Cumberland St	0.49mi	4/2.0	1,280 (-9%)	3mo	$107,800	$84	56
3014 Tioga Pkwy	0.67mi	3/1.0 (-1)	1,360 (-3%)	4mo	$180,000	$132	56
2521 Reisterstown Rd	0.27mi	3/2.0 (-1)	1,578 (+13%)	3mo	$215,000	$136	55
2115 Mcculloh St	0.72mi	3/1.5 (-1)	1,350 (-4%)	4mo	$77,000	$57	50
2009 Ruxton Ave	0.50mi	4/2.0	1,600 (+14%)	1mo	$234,000	$146	48
1601 Ruxton Ave	0.71mi	3/1.0 (-1)	1,568 (+12%)	1mo	$90,000	$57	41
1537 N Smallwood St	0.67mi	3/1.5 (-1)	1,200 (-14%)	3mo	$56,000	$47	35

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.62×
• Total profit: $23,424
• Equity at exit: $20,203

10-year hold

• IRR: 26.0%
• Equity multiple: 3.67×
• Total profit: $101,115
• Equity at exit: $11,716

Cash invested: $37,940 (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 21217

• Rents YoY: 6.6%
• Active inventory: 334
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$711
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $601

Break-even live

Break-even rent $1,118

Max offer price $135,500

Occupancy floor 63%

Sensitivity live

Price	-10% $678	-5% $639	+0% $601	+5% $563	+10% $524
Rent	-10% $452	-5% $527	+0% $601	+5% $675	+10% $749
Rate	-1.0pp $669	-0.5pp $635	base $601	+0.5pp $566	+1.0pp $530

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2231 Orem Ave Baltimore, MD	3.0	1.5	1140	$1,750	$1.54	18d	1	0.06mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	45d	1	0.09mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	19d	1	0.09mi
2216 Whittier Ave Baltimore, MD	5.0	1.5	1392	$1,975	$1.42	25d	1	0.11mi
3401 Woodbrook Ave Unit 1 Baltimore, MD	3.0	1.0	900	$1,199	$1.33	25d	1	0.26mi
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	3d	1	0.27mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$1,141	$1.16	5d	4	0.28mi
1515 Retreat St Baltimore, MD	3.0	2.0	1098	$1,800	$1.64	25d	1	0.31mi
1507 Retreat St Unit 1 Baltimore, MD	3.0	3.0	1098	$2,500	$2.28	45d	1	0.32mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	5d	1	0.41mi
1806 N Mount St Baltimore, MD	3.0	3.0	1200	$1,700	$1.42	21d	1	0.42mi
2409 Francis St Baltimore, MD	3.0	1.0	1298	$1,500	$1.16	45d	1	0.42mi
1624 Westwood Ave Baltimore, MD	3.0	2.0	1000	$1,900	$1.90	45d	1	0.42mi
1729 N Fulton Ave Baltimore, MD	3.0	2.0	1081	$1,795	$1.66	45d	1	0.44mi
2511 Madison Ave #2 Baltimore, MD	3.0	1.0	1100	$1,650	$1.50	45d	1	0.45mi
1722 N Monroe St Baltimore, MD	3.0	1.5	1000	$1,350	$1.35	25d	1	0.46mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	17d	1	0.53mi
1616 N Fulton Ave Baltimore, MD	3.0	2.0	1620	$1,795	$1.11	5d	1	0.55mi
1205 Clendenin St Baltimore, MD	3.0	1.5	1560	$800	$0.51	25d	1	0.56mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	25d	1	0.57mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	12d	1	0.57mi
2910 Reisterstown Rd Baltimore, MD	1.0–3.0	1.0	950	$1,414	$1.49	16d	4	0.63mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	16d	1	0.63mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	5d	1	0.63mi
810 Brooks Ln Unit 2 Baltimore, MD	3.0	1.0	900	$1,350	$1.50	21d	1	0.67mi
3104 Tioga Pkwy Baltimore, MD	3.0	2.0	1640	$2,050	$1.25	23d	1	0.67mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	45d	1	0.68mi
2401 Brookfield Ave Baltimore, MD	2.0–3.0	1.0–2.0	1102	$1,675	$1.52	25d	3	0.71mi
2028 Druid Hill Ave Unit 1 Baltimore, MD	3.0	2.5	1437	$1,750	$1.22	4d	1	0.76mi
2028 Druid Hill Ave Baltimore, MD	3.0	2.5	1437	$1,799	$1.25	12d	1	0.76mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	45d	1	0.76mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	5d	1	0.82mi
1931 McCulloh St Unit 1 Baltimore, MD	3.0	1.0	1000	$1,500	$1.50	45d	1	0.83mi
815 Lennox St Baltimore, MD	3.0	3.5	1600	$2,790	$1.74	25d	1	0.92mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	45d	1	0.98mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	25d	1	0.99mi
734 Watts St Baltimore, MD	3.0	3.5	1720	$2,900	$1.69	45d	1	0.99mi
1914 Mosher St Unit 1914 Baltimore, MD	4.0	2.5	1200	$1,700	$1.42	45d	1	1.04mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	25d	1	1.07mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	25d	1	1.08mi

Listing history 18 events

1. 2026-06-21
   days on market $135,500 Active 192 DOM
2. 2026-06-18
   days on market $135,500 Active 189 DOM
3. 2026-06-17
   days on market $135,500 Active 188 DOM
4. 2026-06-16
   days on market $135,500 Active 187 DOM
5. 2026-06-15
   days on market $135,500 Active 186 DOM
6. 2026-06-13
   days on market $135,500 Active 184 DOM
7. 2026-06-09
   days on market $135,500 Active 180 DOM
8. 2026-06-08
   days on market $135,500 Active 179 DOM
9. 2026-06-07
   days on market $135,500 Active 178 DOM
10. 2026-06-04
    days on market $135,500 Active 175 DOM
11. 2026-06-03
    days on market $135,500 Active 174 DOM
12. 2026-06-02
    days on market $135,500 Active 173 DOM
13. 2026-06-01
    days on market $135,500 Active 172 DOM
14. 2026-05-31
    days on market $135,500 Active 171 DOM
15. 2026-04-01
    price $135,500 992-char remark

    Show marketing remark (992 chars)

    REDUCED PRICE!! Welcome to 2880 Woodbrook Ave, an affordable and well-maintained 3-bedroom, 1.5-bath home ideally located near the highly desirable Druid Hill Park. ! Priced at just $140,000, this property presents a fantastic opportunity for first-time homebuyers looking to build equity or investors seeking a solid addition to their portfolio. The home offers a functional layout with generous living space, comfortable bedrooms, and the convenience of a half bath. Well cared for and move-in ready, it provides a strong foundation with room to personalize or enhance over time. Enjoy easy access to green space, walking trails, major commuter routes, and nearby amenities. Whether you’re looking to stop renting, purchase your first home, or invest in a growing Baltimore neighborhood, this property delivers value, location, and long-term potential. Don’t miss your chance to own in an area surrounded by historic charm and ongoing revitalization. Scheduling a showing today!

16. 2026-01-23
    price $140,000 992-char remark

    Show marketing remark (992 chars)

    REDUCED PRICE!! Welcome to 2880 Woodbrook Ave, an affordable and well-maintained 3-bedroom, 1.5-bath home ideally located near the highly desirable Druid Hill Park. ! Priced at just $140,000, this property presents a fantastic opportunity for first-time homebuyers looking to build equity or investors seeking a solid addition to their portfolio. The home offers a functional layout with generous living space, comfortable bedrooms, and the convenience of a half bath. Well cared for and move-in ready, it provides a strong foundation with room to personalize or enhance over time. Enjoy easy access to green space, walking trails, major commuter routes, and nearby amenities. Whether you’re looking to stop renting, purchase your first home, or invest in a growing Baltimore neighborhood, this property delivers value, location, and long-term potential. Don’t miss your chance to own in an area surrounded by historic charm and ongoing revitalization. Scheduling a showing today!

17. 2025-12-12
    listed $162,000 Active 992-char remark

    Show marketing remark (992 chars)

    REDUCED PRICE!! Welcome to 2880 Woodbrook Ave, an affordable and well-maintained 3-bedroom, 1.5-bath home ideally located near the highly desirable Druid Hill Park. ! Priced at just $140,000, this property presents a fantastic opportunity for first-time homebuyers looking to build equity or investors seeking a solid addition to their portfolio. The home offers a functional layout with generous living space, comfortable bedrooms, and the convenience of a half bath. Well cared for and move-in ready, it provides a strong foundation with room to personalize or enhance over time. Enjoy easy access to green space, walking trails, major commuter routes, and nearby amenities. Whether you’re looking to stop renting, purchase your first home, or invest in a growing Baltimore neighborhood, this property delivers value, location, and long-term potential. Don’t miss your chance to own in an area surrounded by historic charm and ongoing revitalization. Scheduling a showing today!

18. 2025-12-12
    historical $162,000 992-char remark

    Show marketing remark (992 chars)

    REDUCED PRICE!! Welcome to 2880 Woodbrook Ave, an affordable and well-maintained 3-bedroom, 1.5-bath home ideally located near the highly desirable Druid Hill Park. ! Priced at just $140,000, this property presents a fantastic opportunity for first-time homebuyers looking to build equity or investors seeking a solid addition to their portfolio. The home offers a functional layout with generous living space, comfortable bedrooms, and the convenience of a half bath. Well cared for and move-in ready, it provides a strong foundation with room to personalize or enhance over time. Enjoy easy access to green space, walking trails, major commuter routes, and nearby amenities. Whether you’re looking to stop renting, purchase your first home, or invest in a growing Baltimore neighborhood, this property delivers value, location, and long-term potential. Don’t miss your chance to own in an area surrounded by historic charm and ongoing revitalization. Scheduling a showing today!

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,437 · $120/mo
• Expected delta: +$40/yr (+$3/mo · 2.9%)

ⓘ 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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,548
• − Mortgage interest: −$7,590
• − Property taxes: −$1,397
• − Insurance: −$678
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$3,942
• Taxable income: $5,333
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $5,931/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

-16.4% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $135,500 BRIGHT MLS
• 2026-01-23 Price Changed $140,000 BRIGHT MLS
• 2025-12-12 Listed $162,000 BRIGHT MLS
• 2025-12-12 Coming Soon $162,000 BRIGHT MLS

Property tax history

-0.6%/yr

Latest (2025): $1,397 · +5.1% YoY. Source: county tax records.