3735 Saint Victor St · Baltimore, MD 21225

$119,900

2 bd · 1.0 ba · 810 sqft · Townhouse public records · 77 Days on market

Built 1943 $148/sqft · 32% above area Est $91k · 32% 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 +8.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally Renovated home in a quiet neighborhood .

Key facts

• Built 1943
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% 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 (+4.1%/yr); 165 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 36% of the median local income ($54k/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 $829 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 + 4.1% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $65k; list at $120k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1943 — 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: 1.35% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (median comp): $90,607
• List price: $119,900
• Delta: 32.33%
• 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
3708 10th St	0.04mi	2/1.0	810 (0%)	6mo	$88,500	$109	93
3832 Saint Margaret St	0.11mi	2/1.0	810 (0%)	2mo	$90,000	$111	93
3750 Saint Margaret St	0.07mi	2/1.0	784 (-3%)	1mo	$140,000	$179	90
3727 Saint Margaret St	0.10mi	2/1.0	784 (-3%)	6mo	$65,000	$83	85
3816 10th St	0.06mi	2/1.0	864 (+7%)	9mo	$126,800	$147	78
3571 Horton Ave	0.58mi	2/1.0	826 (+2%)	1mo	$25,000	$30	68
4221 Morrison Ct	0.64mi	2/1.5	832 (+3%)	1mo	$25,000	$30	63
4101 Morrison Ct	0.59mi	2/1.0	832 (+3%)	6mo	$32,500	$39	63
4206 Grace Ct	0.63mi	2/1.0	832 (+3%)	6mo	$60,500	$73	61
5311 Wasena Ave	0.73mi	2/1.0	736 (-9%)	4mo	$165,000	$224	48
4113 Townsend Ave	0.43mi	3/1.0 (+1)	928 (+15%)	8mo	$185,000	$199	44
5208 Wasena	0.69mi	3/2.0 (+1)	920 (+14%)	5mo	$207,000	$225	32

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: 7.2%
• Equity multiple: 1.29×
• Total profit: $9,606
• Equity at exit: $17,877

10-year hold

• IRR: 17.5%
• Equity multiple: 2.52×
• Total profit: $51,001
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$629
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $427

Break-even live

Break-even rent $1,072

Max offer price $119,900

Occupancy floor 68%

Sensitivity live

Price	-10% $495	-5% $461	+0% $427	+5% $394	+10% $360
Rent	-10% $300	-5% $364	+0% $427	+5% $491	+10% $555
Rate	-1.0pp $488	-0.5pp $458	base $427	+0.5pp $396	+1.0pp $365

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3826 10th St Unit Entire House Baltimore, MD	3.0	2.0	1110	$2,400	$2.16	24d	1	0.09mi
1049 E Patapsco Ave Unit a Baltimore, MD	2.0	1.0	748	$1,257	$1.68	44d	1	0.15mi
837 E Jeffrey St Apt 1 Baltimore, MD	1.0	1.0	1116	$900	$0.81	18d	1	0.16mi
837 E Jeffrey St Unit 2 Baltimore, MD	1.0	1.0	1116	$900	$0.81	44d	1	0.16mi
3840 8th St Brooklyn, MD	3.0	1.5	1088	$1,606	$1.48	5d	1	0.23mi
807 Stoll St Unit 1 Baltimore, MD	1.0	1.0	658	$1,000	$1.52	44d	1	0.26mi
1305 E Patapsco Ave Brooklyn, MD	3.0	1.5	930	$1,650	$1.77	5d	1	0.27mi
1353 Cambria St Brooklyn, MD	3.0	2.0	986	$1,600	$1.62	18d	1	0.32mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	5d	1	0.39mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	24d	1	0.39mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	20d	1	0.39mi
3528 6th St Brooklyn, MD	2.0	2.5	1060	$1,500	$1.42	18d	1	0.42mi
4206 Audrey Ave Brooklyn, MD	2.0	2.0	1104	$1,275	$1.15	44d	1	0.50mi
4206 Audrey Ave Brooklyn, MD	3.0	3.0	1104	$1,950	$1.77	24d	1	0.50mi
520 Baltic Ave Unit B Baltimore, MD	1.0	1.0	800	$1,050	$1.31	44d	1	0.54mi
1628 Plum St Apt B (CB) Baltimore, MD	1.0	1.0	800	$850	$1.06	24d	1	0.60mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	18d	1	0.61mi
4400 4th St Unit BASEMENT Baltimore, MD	2.0	1.0	925	$1,350	$1.46	44d	1	0.67mi
5215 Wasena Ave Brooklyn, MD	3.0	1.0	1030	$1,650	$1.60	44d	1	0.69mi
4207 3rd St Unit 3 Brooklyn, MD	2.0	1.0	850	$1,595	$1.88	5d	1	0.71mi
5227 Patrick Henry Dr Brooklyn, MD	2.0	1.0	736	$1,326	$1.80	22d	1	0.78mi
1 Ballman Ct Unit 2 Baltimore, MD	2.0	1.0	700	$1,250	$1.79	44d	1	0.85mi
205 Arundel Rd W Brooklyn, MD	1.0	1.0	608	$1,200	$1.97	44d	1	1.04mi
217 W Edgevale Rd Brooklyn, MD	3.0	1.5	992	$1,800	$1.81	24d	1	1.08mi

Listing history 34 events

1. 2026-06-18
   days on market $119,900 Active 77 DOM
2. 2026-06-17
   days on market $119,900 Active 76 DOM
3. 2026-06-16
   days on market $119,900 Active 75 DOM
4. 2026-06-15
   days on market $119,900 Active 74 DOM
5. 2026-06-13
   days on market $119,900 Active 72 DOM
6. 2026-06-09
   days on market $119,900 Active 68 DOM
7. 2026-06-08
   days on market $119,900 Active 67 DOM
8. 2026-06-07
   days on market $119,900 Active 66 DOM
9. 2026-06-04
   days on market $119,900 Active 63 DOM
10. 2026-06-03
    days on market $119,900 Active 62 DOM
11. 2026-06-02
    days on market $119,900 Active 61 DOM
12. 2026-06-01
    days on market $119,900 Active 60 DOM
13. 2026-05-31
    days on market $119,900 Active 59 DOM
14. 2026-04-30
    price $119,900 48-char remark

    Show marketing remark (48 chars)

    Totally Renovated home in a quiet neighborhood .

15. 2026-04-02
    listed $124,900 Active 48-char remark

    Show marketing remark (48 chars)

    Totally Renovated home in a quiet neighborhood .

16. 2026-03-28
    historical
17. 2025-10-22
    price $125,500
18. 2025-08-19
    status Active
19. 2025-06-11
    status Pending
20. 2025-04-14
    price $129,000
21. 2024-11-03
    price $149,000
22. 2024-08-19
    price $159,000
23. 2024-05-07
    listed $169,000 Active
24. 2023-10-03
    soldstatus $65,000
25. 2023-09-15
    soldstatus $65,000 Closed
26. 2023-08-19
    status Pending
27. 2023-08-15
    status Active
28. 2023-08-15
    historical
29. 2023-08-15
    listed $68,000 Active
30. 2005-01-14
    soldstatus $64,000
31. 2004-06-15
    soldstatus $64,000
32. 2004-05-15
    historical
33. 2004-02-24
    listed $68,500
34. 1983-12-30
    soldstatus $37,900

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,018 · $168/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: $19,357
• − Mortgage interest: −$6,716
• − Property taxes: −$2,018
• − Insurance: −$600
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$3,488
• Taxable income: $3,439
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $4,305/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

+216.4% since first listed

21 events — show timeline

• 2026-04-30 Price Changed $119,900 BRIGHT MLS
• 2026-04-02 Listed $124,900 BRIGHT MLS
• 2026-03-28 Listing Removed — BRIGHT MLS
• 2025-10-22 Price Changed $125,500 BRIGHT MLS
• 2025-08-19 Relisted — BRIGHT MLS
• 2025-06-11 Pending — BRIGHT MLS
• 2025-04-14 Price Changed $129,000 BRIGHT MLS
• 2024-11-03 Price Changed $149,000 BRIGHT MLS
• 2024-08-19 Price Changed $159,000 BRIGHT MLS
• 2024-05-07 Listed $169,000 BRIGHT MLS
• 2023-10-03 Sold (Public Records) $65,000 Public Records
• 2023-09-15 Sold (MLS) $65,000 BRIGHT MLS
• 2023-08-19 Pending — BRIGHT MLS
• 2023-08-15 Relisted — BRIGHT MLS
• 2023-08-15 Listed $68,000 BRIGHT MLS
• 2023-08-15 Listing Removed — BRIGHT MLS
• 2005-01-14 Sold (Public Records) $64,000 Public Records
• 2004-06-15 Sold (MLS) $64,000 MRIS
• 2004-05-15 Delisted — MRIS
• 2004-02-24 Listed $68,500 MRIS
• 1983-12-30 Sold (Public Records) $37,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,018 · +7.8% YoY. Source: county tax records.