11 S Kresson St · Baltimore, MD 21224

$199,875

2 bd · 1.5 ba · 1,144 sqft · Townhouse public records · 68 Days on market

Built 1900 1,079 sqft lot $175/sqft · 82% above area

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11 S Kresson St! This charming row home features 2 bedrooms and 1.5 baths, offering an open and airy main level with high ceilings, a convenient half bath, and a spacious living/dining area. Step outside to enjoy a large fenced-in yard—perfect for entertaining or relaxing. This home is freshly painted, new luxury vinyl flooring, throughout, an original tin ceiling, large pantry, new appliances and under cabinet lighting. The second floor includes two comfortable bedrooms, with large walk-in closet, a full bath, and access to a private deck. The expansive basement provides endless potential for storage or future finishing. Street parking available, with a private spot in the rear for easy access. This property is blocks from Bay View Hospital, 95, 895, a quick ride to Canton waterfront and downtown.

Key facts

• Private deck
• Large fenced-in yard
• Expansive basement

Tags

• LARGE FENCED-IN YARD
• PRIVATE DECK
• EXPANSIVE BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 391 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); solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

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

• It's been on market 68 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 33y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $187,882 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1900 — 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. 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?
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: 1.02% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.51%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $109,636
• List price: $199,875
• Delta: 82.31%
• 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
149 N Highland Ave	0.53mi	2/1.0	1,170 (+2%)	1mo	$75,000	$64	68
3500 E Fairmount Ave	0.48mi	2/1.0	1,092 (-4%)	2mo	$107,000	$98	66
111 N Highland Ave	0.52mi	3/1.5 (+1)	1,170 (+2%)	1mo	$105,000	$90	66
309 S Fagley St	0.38mi	2/2.0	1,030 (-10%)	1mo	$225,000	$218	63
621 Ponca St	0.57mi	3/2.0 (+1)	1,116 (-2%)	1mo	$300,000	$269	61
620 Savage St	0.63mi	3/2.0 (+1)	1,128 (-1%)	2mo	$91,000	$81	60
3534 E Fairmount Ave	0.44mi	2/1.0	1,018 (-11%)	2mo	$86,000	$84	58
122 Ellwood Ave	0.75mi	3/1.5 (+1)	1,200 (+5%)	0mo	$235,000	$196	52
813 Fagley St	0.69mi	3/1.5 (+1)	1,260 (+10%)	2mo	$280,000	$222	44
618 Umbra St	0.69mi	3/1.0 (+1)	1,024 (-10%)	0mo	$209,900	$205	43
280 S Robinson St	0.74mi	2/1.0	1,282 (+12%)	1mo	$294,000	$229	43
441 N East Ave	0.72mi	3/1.5 (+1)	976 (-15%)	2mo	$175,000	$179	36

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-19,439
• Equity at exit: $29,802

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-9,368
• Equity at exit: $17,282

Cash invested: $55,965 (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: 391
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$228 /mo · $2,732/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $257

Break-even live

Break-even rent $1,720

Max offer price $199,875

Occupancy floor 82%

Sensitivity live

Price	-10% $370	-5% $313	+0% $257	+5% $200	+10% $144
Rent	-10% $95	-5% $176	+0% $257	+5% $338	+10% $418
Rate	-1.0pp $357	-0.5pp $308	base $257	+0.5pp $205	+1.0pp $152

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: $49,969
• Closing costs: $5,996
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 S Macon St Baltimore, MD	2.0	2.5	1440	$2,400	$1.67	18d	1	0.21mi
223 Grundy St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	24d	1	0.28mi
115 S Eaton St Baltimore, MD	3.0	2.5	1393	$1,800	$1.29	17d	1	0.32mi
3710 E Pratt St Baltimore, MD	2.0	3.5	1230	$1,900	$1.54	24d	1	0.39mi
321 Fagley St Baltimore, MD	2.0	1.0	800	$1,650	$2.06	21d	1	0.40mi
410 S Newkirk St Baltimore, MD	2.0	1.5	1330	$1,580	$1.19	44d	1	0.40mi
201 S Conkling St Baltimore, MD	1.0	1.0	740	$1,500	$2.03	3d	2	0.44mi
3436 Leverton Ave Baltimore, MD	3.0	3.5	1500	$2,350	$1.57	24d	1	0.44mi
3905 Bank St Baltimore, MD	4.0	1.0–3.0	909	$2,350	$2.58	3d	20	0.45mi
3430 E Baltimore St Baltimore, MD	3.0	2.5	1316	$2,250	$1.71	24d	1	0.45mi
4015 Eastern Ave Unit 2L Baltimore, MD	3.0	2.0	1100	$1,800	$1.64	44d	1	0.47mi
3413 Leverton Ave Baltimore, MD	2.0	1.0	832	$1,000	$1.20	24d	1	0.47mi
502 S Haven St Baltimore, MD	2.0	2.5	1440	$2,400	$1.67	24d	1	0.48mi
502 S Haven St Baltimore, MD	2.0	2.5	1440	$2,400	$1.67	17d	1	0.48mi
527 S Lehigh St Baltimore, MD	3.0	2.0	1320	$2,325	$1.76	44d	1	0.49mi
611 Grundy St Baltimore, MD	3.0	2.0	1434	$2,700	$1.88	24d	1	0.54mi
235 S Highland Ave Baltimore, MD	2.0	1.5	1222	$2,000	$1.64	24d	1	0.55mi
611 Oldham St Baltimore, MD	2.0	1.0	1148	$1,800	$1.57	13d	1	0.55mi
400 S Conkling St Unit 3 Baltimore, MD	1.0	1.0	700	$1,700	$2.43	44d	1	0.56mi
4505 Foster Ave Baltimore, MD	3.0	3.0	1376	$2,650	$1.93	24d	1	0.58mi
3801 Fleet St Unit 209 Baltimore, MD	1.0	1.5	814	$1,899	$2.33	44d	1	0.58mi
113 N Clinton St Baltimore, MD	2.0	1.0	1300	$1,995	$1.53	44d	1	0.58mi
106 S Bouldin St Baltimore, MD	2.0	3.0	1134	$2,100	$1.85	21d	1	0.62mi
400 S Highland Ave Unit 402 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	44d	1	0.63mi
3205 Esther Pl Baltimore, MD	2.0	2.0	960	$1,850	$1.93	24d	1	0.65mi
17 N East Ave Baltimore, MD	2.0	2.0	1326	$2,550	$1.92	24d	1	0.65mi
127 S Robinson St Baltimore, MD	2.0	1.5	1400	$2,000	$1.43	44d	1	0.68mi
3232 Eastern Ave Baltimore, MD	1.0	1.5	874	$2,260	$2.59	2d	1	0.69mi
3304 McElderry St Baltimore, MD	3.0	2.0	1413	$1,900	$1.34	44d	1	0.71mi
29 N Ellwood Ave Baltimore, MD	3.0	1.5	1100	$2,395	$2.18	24d	1	0.71mi
203 N Ellwood Ave Unit Main Baltimore, MD	2.0	2.0	880	$2,200	$2.50	24d	1	0.73mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,100	$1.59	17d	1	0.74mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,200	$1.67	24d	1	0.74mi
708 Umbra St Baltimore, MD	3.0	1.5	1274	$2,000	$1.57	18d	1	0.76mi
560 Bayview Blvd Baltimore, MD	1.0–3.0	1.0–3.0	1108	$2,515	$2.27	3d	25	0.78mi
3610 Dillon St Baltimore, MD	1.0–2.0	1.0–2.0	828	$2,820	$3.41	44d	1	0.84mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	44d	1	0.84mi
102 S Curley St Baltimore, MD	2.0	1.5	1200	$1,800	$1.50	5d	1	0.85mi
150 N Curley St Baltimore, MD	2.0	2.5	1266	$1,850	$1.46	18d	1	0.85mi
3245 Fait Ave Baltimore, MD	3.0	2.0	1470	$2,900	$1.97	44d	1	0.85mi

Listing history 35 events

1. 2026-06-18
   days on market $199,875 Active 68 DOM
2. 2026-06-17
   days on market $199,875 Active 67 DOM
3. 2026-06-16
   days on market $199,875 Active 66 DOM
4. 2026-06-15
   days on market $199,875 Active 65 DOM
5. 2026-06-13
   days on market $199,875 Active 63 DOM
6. 2026-06-09
   days on market $199,875 Active 59 DOM
7. 2026-06-08
   days on market $199,875 Active 58 DOM
8. 2026-06-07
   days on market $199,875 Active 57 DOM
9. 2026-06-04
   days on market $199,875 Active 54 DOM
10. 2026-06-03
    days on market $199,875 Active 53 DOM
11. 2026-06-02
    pricedays on market $199,875 Active 52 DOM
12. 2026-06-01
    days on market $214,900 Active 51 DOM
13. 2026-05-31
    days on market $214,900 Active 50 DOM
14. 2026-04-11
    listed $214,900 Active 827-char remark

    Show marketing remark (827 chars)

    Welcome to 11 S Kresson St! This charming row home features 2 bedrooms and 1.5 baths, offering an open and airy main level with high ceilings, a convenient half bath, and a spacious living/dining area. Step outside to enjoy a large fenced-in yard—perfect for entertaining or relaxing. This home is freshly painted, new luxury vinyl flooring, throughout, an original tin ceiling, large pantry, new appliances and under cabinet lighting. The second floor includes two comfortable bedrooms, with large walk-in closet, a full bath, and access to a private deck. The expansive basement provides endless potential for storage or future finishing. Street parking available, with a private spot in the rear for easy access. This property is blocks from Bay View Hospital, 95, 895, a quick ride to Canton waterfront and downtown.

15. 2009-01-21
    soldstatus $125,000
16. 2009-01-06
    soldstatus $125,000 Sold 311-char remark

    Show marketing remark (311 chars)

    Renovated and restored townhouse located close to Hopkins Bayview. New cherry kitchen, stainless steel appliances, pantry, tin ceiling, exposed brick walls. Powder room on main level. Master Bedroom with walk-in closet. Updataed electrical, plumbing, new furnace, a/c. All appliances convey. Off street parking.

17. 2008-12-04
    historical 311-char remark

    Show marketing remark (311 chars)

    Renovated and restored townhouse located close to Hopkins Bayview. New cherry kitchen, stainless steel appliances, pantry, tin ceiling, exposed brick walls. Powder room on main level. Master Bedroom with walk-in closet. Updataed electrical, plumbing, new furnace, a/c. All appliances convey. Off street parking.

18. 2008-10-03
    status 311-char remark

    Show marketing remark (311 chars)

    Renovated and restored townhouse located close to Hopkins Bayview. New cherry kitchen, stainless steel appliances, pantry, tin ceiling, exposed brick walls. Powder room on main level. Master Bedroom with walk-in closet. Updataed electrical, plumbing, new furnace, a/c. All appliances convey. Off street parking.

19. 2008-10-02
    historical 311-char remark

    Show marketing remark (311 chars)

    Renovated and restored townhouse located close to Hopkins Bayview. New cherry kitchen, stainless steel appliances, pantry, tin ceiling, exposed brick walls. Powder room on main level. Master Bedroom with walk-in closet. Updataed electrical, plumbing, new furnace, a/c. All appliances convey. Off street parking.

20. 2008-08-15
    price $139,900 311-char remark

    Show marketing remark (311 chars)

    Renovated and restored townhouse located close to Hopkins Bayview. New cherry kitchen, stainless steel appliances, pantry, tin ceiling, exposed brick walls. Powder room on main level. Master Bedroom with walk-in closet. Updataed electrical, plumbing, new furnace, a/c. All appliances convey. Off street parking.

21. 2008-07-03
    listed $149,900 311-char remark

    Show marketing remark (311 chars)

    Renovated and restored townhouse located close to Hopkins Bayview. New cherry kitchen, stainless steel appliances, pantry, tin ceiling, exposed brick walls. Powder room on main level. Master Bedroom with walk-in closet. Updataed electrical, plumbing, new furnace, a/c. All appliances convey. Off street parking.

22. 2006-03-14
    soldstatus $65,000
23. 2006-03-01
    soldstatus $65,000
24. 2006-02-01
    historical
25. 2005-12-30
    soldstatus $59,900
26. 2005-12-12
    listed $68,000
27. 2005-11-30
    historical
28. 2005-10-19
    listed
29. 2005-09-29
    soldstatus $56,000
30. 2005-08-01
    historical
31. 2005-06-30
    listed $59,900
32. 1994-01-14
    historical
33. 1994-01-14
    historical
34. 1993-07-14
    listed
35. 1993-07-14
    listed

ⓘ 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: $2,732 · $228/mo
• Projected year-2 tax: $2,732 · $228/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $24,544
• − Mortgage interest: −$11,196
• − Property taxes: −$2,732
• − Insurance: −$999
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$5,815
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $3,111/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

+258.8% since first listed

22 events — show timeline

• 2026-04-11 Listed $214,900 BRIGHT MLS
• 2009-01-21 Sold (Public Records) $125,000 Public Records
• 2009-01-06 Sold (MLS) $125,000 MRIS
• 2008-12-04 Delisted — MRIS
• 2008-10-03 Relisted — MRIS
• 2008-10-02 Delisted — MRIS
• 2008-08-15 Price Changed $139,900 MRIS
• 2008-07-03 Listed $149,900 MRIS
• 2006-03-14 Sold (Public Records) $65,000 Public Records
• 2006-03-01 Sold (MLS) $65,000 MRIS
• 2006-02-01 Delisted — MRIS
• 2005-12-30 Sold (MLS) $59,900 MRIS
• 2005-12-12 Listed $68,000 MRIS
• 2005-11-30 Delisted — MRIS
• 2005-10-19 Listed — MRIS
• 2005-09-29 Sold (Public Records) $56,000 Public Records
• 2005-08-01 Delisted — MRIS
• 2005-06-30 Listed $59,900 MRIS
• 1994-01-14 Delisted — MRIS
• 1994-01-14 Delisted — MRIS
• 1993-07-14 Listed — MRIS
• 1993-07-14 Listed — MRIS

Property tax history

+6.7%/yr

Latest (2025): $2,732 · +71.1% YoY. Source: county tax records.