3010 Grayson St · Baltimore, MD 21216

$125,000

3 bd · 1.0 ba · 1,184 sqft · Townhouse public records · 16 Days on market

Built 1920 435 sqft lot Est $115k · 9% over

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Why this score? — see what drove the C+ 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to add a solid income-producing property to your portfolio in Baltimore’s Rosemont community. This 3-bedroom, 1-bath home was previously rented for $1,500 per month, offering strong rental potential. With some cosmetic updates, this home can be quickly refreshed and repositioned as a rental or potential flip. Interior features include a spacious kitchen with stainless steel appliances, three comfortable bedrooms, an updated full bathroom, a stackable washer and dryer on the main level, and a newly installed furnace. Exterior updates include a brand-new rear porch and a freshly painted front porch, adding extra curb appeal for future tenants or buyers. With prior rent

Key facts

• Spacious kitchen
• Built 1920
• Listed 15 days

Tags

• INCOME PRODUCING PROPERTY
• STRONG RENTAL POTENTIAL
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED FULL BATHROOM
• STACKABLE WASHER AND DRYER

Property features AI

Finance

• Other: Pets allowed with size/weight restrictions; cats allowed

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Cable TV available; Hot water: Natural gas
• Home design: Interior townhouse/rowhouse; Flat roof; Fee simple ownership; Year of effective remodel: 2023
• Construction: Brick construction; Concrete perimeter foundation; Above-grade and below-grade structures; Finished above-grade area per assessor; Below-grade unfinished area per assessor
• Exterior features: Not in a federal flood zone; Tidal water: No

Interior

• Kitchen: Gas oven/range
• Bedrooms: 3 bedrooms on the first upper level
• Flooring: Laminate plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric heating fuel
• Interior features: Drywall walls and ceilings; 7 total rooms; Unfinished basement
• Laundry & utility: Stacked washer/dryer; Laundry on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (+6.1%/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); 42% 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).
• This rent runs 45% of the median local income ($42k/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 $864 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 $35k 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 ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $77k; list at $125k implies a 63% gain — meaningful room to come down on a strong offer.

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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.25% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $114,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2801 Presbury St	0.24mi	3/1.0	1,200 (+1%)	4mo	$60,000	$50	84
3224 Belmont Ave	0.32mi	3/1.5	1,178 (-0%)	1mo	$77,000	$65	82
3004 Brighton St	0.10mi	3/1.0	1,288 (+9%)	1mo	$44,000	$34	80
1218 N Longwood St	0.33mi	4/2.0 (+1)	1,190 (+0%)	2mo	$56,000	$47	73
2727 Baker St	0.36mi	3/1.0	1,116 (-6%)	3mo	$125,000	$112	72
2305 Poplar Grove St	0.50mi	3/2.0	1,200 (+1%)	1mo	$118,000	$98	69
1528 N Ellamont St	0.17mi	3/2.5	1,328 (+12%)	1mo	$209,000	$157	65
2711 Riggs Ave	0.56mi	3/1.0	1,288 (+9%)	2mo	$134,000	$104	58
3300 Brighton St	0.23mi	2/2.0 (-1)	1,344 (+14%)	4mo	$130,000	$97	55
1083 Ellicott Driveway	0.43mi	3/1.0	1,350 (+14%)	3mo	$69,900	$52	54
2649 W Lafayette Ave	0.71mi	3/2.0	1,260 (+6%)	3mo	$210,000	$167	50
2210 Ashburton St	0.52mi	2/1.0 (-1)	1,024 (-14%)	2mo	$90,000	$88	46

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: 9.2%
• Equity multiple: 1.38×
• Total profit: $13,159
• Equity at exit: $18,638

10-year hold

• IRR: 20.7%
• Equity multiple: 3.00×
• Total profit: $69,936
• Equity at exit: $10,808

Cash invested: $35,000 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$656
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $446

Break-even live

Break-even rent $999

Max offer price $125,000

Occupancy floor 66%

Sensitivity live

Price	-10% $517	-5% $481	+0% $446	+5% $411	+10% $375
Rent	-10% $323	-5% $384	+0% $446	+5% $508	+10% $570
Rate	-1.0pp $509	-0.5pp $478	base $446	+0.5pp $414	+1.0pp $381

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3003 W North Ave Baltimore, MD	1.0–2.0	1.0	841	$935	$1.11	3d	3	0.12mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	44d	1	0.15mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	25d	1	0.19mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	45d	1	0.19mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	25d	1	0.26mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	44d	1	0.28mi
3017 Poplar Ter Baltimore, MD	2.0	1.0	880	$1,349	$1.53	25d	1	0.40mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	44d	1	0.43mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	5d	1	0.44mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	44d	1	0.45mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	4d	1	0.47mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	4d	1	0.50mi
3407 Elgin Ave Unit 5 Baltimore, MD	2.0	1.0	800	$1,250	$1.56	44d	1	0.56mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	25d	1	0.58mi
3514 Clifton Ave Unit 21 Baltimore, MD	2.0	1.0	925	$1,150	$1.24	44d	1	0.59mi
3514 Clifton Ave Baltimore, MD	2.0	1.0	925	$1,199	$1.30	44d	1	0.59mi
3028 Hanlon Ave Baltimore, MD	3.0	2.0	1200	$1,711	$1.43	25d	1	0.64mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	44d	1	0.65mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	25d	1	0.67mi
3709 Nortonia Rd #2 Baltimore, MD	2.0	1.0	1289	$1,450	$1.12	18d	1	0.68mi
2103 Chelsea Ter Unit 2 Baltimore, MD	3.0	1.5	1500	$2,100	$1.40	15d	1	0.73mi
2103 Chelsea Ter Unit 1 Baltimore, MD	2.0	2.0	1500	$2,200	$1.47	15d	1	0.73mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	44d	1	0.74mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	25d	1	0.75mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	12d	1	0.75mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	25d	1	0.76mi
2742 N Rosedale St Baltimore, MD	3.0	1.0	1024	$1,350	$1.32	44d	2	0.76mi
2738 N Longwood St Baltimore, MD	3.0	1.0	1024	$1,399	$1.37	44d	1	0.77mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	44d	1	0.78mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	25d	1	0.78mi
3001 Carlisle Ave Baltimore, MD	3.0	1.0	1024	$1,300	$1.27	44d	1	0.79mi
2601 Fairview Ave Baltimore, MD	2.0	1.0	700	$1,099	$1.57	44d	1	0.82mi
709 Denison St Baltimore, MD	2.0	2.0	840	$1,630	$1.94	25d	1	0.84mi
3416 Alto Rd Unit 21 Baltimore, MD	2.0	1.0	700	$1,175	$1.68	44d	1	0.84mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	5d	1	0.85mi
2601 Garrison Blvd Baltimore, MD	2.0	1.0	750	$1,175	$1.57	23d	2	0.85mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	25d	1	0.87mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	25d	1	0.87mi
3935 Stokes Dr #1 Baltimore, MD	2.0	1.0	1150	$1,400	$1.22	44d	1	0.89mi
3403 Carlisle Ave Apt 1 Baltimore, MD	2.0	1.0	1100	$1,600	$1.45	12d	1	0.92mi

Listing history 10 events

1. 2026-06-21
   days on market $125,000 Active 16 DOM
2. 2026-06-18
   days on market $125,000 Active 13 DOM
3. 2026-06-17
   days on market $125,000 Active 12 DOM
4. 2026-06-16
   days on market $125,000 Active 11 DOM
5. 2026-06-15
   days on market $125,000 Active 10 DOM
6. 2026-06-13
   days on market $125,000 Active 8 DOM
7. 2026-06-09
   days on market $125,000 Active 4 DOM
8. 2026-06-08
   days on market $125,000 Active 3 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $125,000 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: $975 · $81/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$194/yr (+$16/mo · 19.9%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,758
• − Mortgage interest: −$7,002
• − Property taxes: −$975
• − Insurance: −$625
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$3,636
• Taxable income: $3,519
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $4,508/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

+62.9% since first listed

8 events — show timeline

• 2026-06-05 Listed $125,000 BRIGHT MLS
• 2026-01-11 Rental Removed $1,500 RENTEC
• 2026-01-06 Listed for Rent $1,500 RENTEC
• 2024-03-26 Rental Removed $1,500 BRIGHTMLS
• 2024-03-05 Listed for Rent $1,500 BRIGHTMLS
• 2024-03-05 Rental Removed $1,500 RENTEC
• 2023-12-13 Listed for Rent $1,500 RENTEC
• 2011-12-08 Sold (Public Records) $76,732 Public Records

Property tax history

-1.1%/yr

Latest (2025): $975 · +49.3% YoY. Source: county tax records.