3004 Brighton St · Baltimore, MD 21216

$25,000

3 bd · 1.0 ba · 1,288 sqft · Townhouse public records · 90 Days on market

Built 1918

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 4/21/2026 @ 10:00 AM. Bidding ends 4/23/2026 @ 12:20 PM. The list price is the suggested opening bid. Deposit: $5,000. This two-story, porch-front townhouse is located in the Rosemont neighborhood of Baltimore City. Residents can enjoy nearby attractions and facilities such as the Westside Shopping Center, Grace Medical Center, West Baltimore MARC Station, and Gwynns Falls. The property has vacant. The area provides easy access to a major artery, Hilton Pkwy, connecting to other regions in the city.

Key facts

• Gwynns falls park
• 2 story townhouse
• Built 1918

Tags

• 2 STORY TOWNHOUSE
• GWYNNS FALLS PARK

🔨 Auction listing. The $25,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $133,952 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $25k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (+6.1%/yr); 252 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,666/mo this rent would consume 48% of the median local household income ($42k/yr) (locally 2264% 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 $926 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 + 6.1% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $10k; list at $25k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1918 — 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 $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $133,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3004 Brighton St	0.00mi	3/1.0	1,288 (0%)	1mo	$44,000	$34	99
1528 N Ellamont St	0.18mi	3/2.5	1,328 (+3%)	1mo	$209,000	$157	80
1625 N Rosedale St	0.12mi	3/1.0	1,396 (+8%)	2mo	$36,000	$26	79
2711 Riggs Ave	0.46mi	3/1.0	1,288 (0%)	2mo	$134,000	$104	77
3018 Presstman St	0.06mi	4/2.0 (+1)	1,400 (+9%)	1mo	$108,000	$77	73
3020 Brighton St	0.02mi	4/2.5 (+1)	1,406 (+9%)	2mo	$209,000	$149	71
2920 Brighton St	0.04mi	3/2.5	1,440 (+12%)	2mo	$247,500	$172	71
3224 Belmont Ave	0.28mi	3/1.5	1,178 (-8%)	1mo	$77,000	$65	70
1218 N Longwood St	0.24mi	4/2.0 (+1)	1,190 (-8%)	2mo	$56,000	$47	65
2727 Baker St	0.31mi	3/1.0	1,116 (-13%)	3mo	$125,000	$112	61
2305 Poplar Grove St	0.58mi	3/2.0	1,200 (-7%)	2mo	$118,000	$98	56
2829 Baker St	0.14mi	4/3.5 (+1)	1,460 (+13%)	2mo	$215,400	$148	54

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.35×
• Total profit: $13,296
• Equity at exit: $19,973

10-year hold

• IRR: 20.3%
• Equity multiple: 2.95×
• Total profit: $73,124
• Equity at exit: $11,582

Cash invested: $37,507 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$702
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $466

Break-even live

Break-even rent $1,077

Max offer price $133,952

Occupancy floor 67%

Sensitivity live

Price	-10% $542	-5% $504	+0% $466	+5% $428	+10% $390
Rent	-10% $334	-5% $400	+0% $466	+5% $532	+10% $597
Rate	-1.0pp $533	-0.5pp $500	base $466	+0.5pp $431	+1.0pp $396

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: $33,488
• Closing costs: $4,019
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	45d	1	0.05mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	25d	1	0.05mi
1530 N Rosedale St Baltimore, MD	3.0	2.0	1641	$1,895	$1.15	16d	1	0.08mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	45d	1	0.12mi
1513 N Ellamont St Baltimore, MD	3.0	1.0	1700	$1,700	$1.00	25d	1	0.13mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	45d	1	0.15mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	25d	1	0.22mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	45d	1	0.24mi
3003 W North Ave Baltimore, MD	1.0–2.0	1.0	841	$935	$1.11	3d	3	0.26mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	45d	1	0.31mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	45d	1	0.32mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	5d	1	0.37mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	5d	1	0.38mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	25d	1	0.42mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	25d	1	0.47mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	45d	1	0.49mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	5d	1	0.51mi
3017 Poplar Ter Baltimore, MD	2.0	1.0	880	$1,349	$1.53	25d	1	0.53mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	45d	1	0.60mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	25d	1	0.64mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	45d	1	0.66mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	25d	1	0.66mi
3514 Clifton Ave Baltimore, MD	2.0	1.0	925	$1,199	$1.30	45d	1	0.67mi
3514 Clifton Ave Unit 21 Baltimore, MD	2.0	1.0	925	$1,150	$1.24	45d	1	0.67mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	45d	1	0.68mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	25d	1	0.68mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	5d	1	0.70mi
3709 Nortonia Rd #2 Baltimore, MD	2.0	1.0	1289	$1,450	$1.12	19d	1	0.71mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	45d	1	0.73mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	25d	1	0.75mi
3028 Hanlon Ave Baltimore, MD	3.0	2.0	1200	$1,711	$1.43	25d	1	0.78mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	12d	1	0.78mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	25d	1	0.78mi
2103 Chelsea Ter Unit 2 Baltimore, MD	3.0	1.5	1500	$2,100	$1.40	16d	1	0.80mi
2103 Chelsea Ter Unit 1 Baltimore, MD	2.0	2.0	1500	$2,200	$1.47	16d	1	0.80mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	25d	1	0.81mi
3935 Stokes Dr #1 Baltimore, MD	2.0	1.0	1150	$1,400	$1.22	45d	1	0.84mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	25d	1	0.84mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	45d	1	0.85mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	45d	1	0.86mi

Listing history 11 events

1. 2026-04-22
   status Pending
2. 2026-04-02
   status Active
3. 2026-02-26
   status Pending
4. 2025-12-17
   listed $25,000 Active
5. 2002-06-12
   historical
6. 2002-03-30
   listed
7. 2001-08-31
   soldstatus $10,000
8. 2001-07-25
   historical
9. 2001-05-16
   listed $14,900
10. 1999-07-26
    soldstatus $54,500
11. 1991-11-25
    soldstatus $77,500

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,107 · $92/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: $19,994
• − Mortgage interest: −$7,503
• − Property taxes: −$1,107
• − Insurance: −$670
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$3,897
• Taxable income: $3,618
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $4,721/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

-67.7% since first listed

11 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-02 Relisted — BRIGHT MLS
• 2026-02-26 Pending — BRIGHT MLS
• 2025-12-17 Listed $25,000 BRIGHT MLS
• 2002-06-12 Delisted — MRIS
• 2002-03-30 Listed — MRIS
• 2001-08-31 Sold (MLS) $10,000 MRIS
• 2001-07-25 Delisted — MRIS
• 2001-05-16 Listed $14,900 MRIS
• 1999-07-26 Sold (Public Records) $54,500 Public Records
• 1991-11-25 Sold (Public Records) $77,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,107 · +20.6% YoY. Source: county tax records.