3216 Hamilton Ave · Baltimore, MD 21214

$270,000

7 bd · 3.0 ba · 2,912 sqft · SingleFamily public records · 255 Days on market

Built 1924 0.63 ac lot $93/sqft · 36% below area Est $425k · 36% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an OCCUPIED property. Buyer or agents will have No Access. The listing agent and seller have not seen the interior- the property data on Bright MLS is speculative. Occupants should not be contacted.

Key facts

• 0.63 acre lot
• 4 garage spots
• Built 1924

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (11.3% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.

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: 98 active listings in the ZIP; solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 33% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $8k 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 255 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $186k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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 1924 — 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: 0.89% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $424,556
• List price: $270,000
• Delta: -36.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5112 Richard Ave	0.29mi	7/4.0	2,900 (-0%)	18mo	$400,000	$138	67
3217 White Ave	0.28mi	6/3.0 (-1)	2,892 (-1%)	22mo	$120,000	$41	62
2908 Southern Ave	0.62mi	7/3.0	2,860 (-2%)	23mo	$390,000	$136	49
2517 Hamilton Ave	0.61mi	6/3.5 (-1)	3,000 (+3%)	13mo	$475,000	$158	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-31,235
• Equity at exit: $40,258

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-11,273
• Equity at exit: $23,345

Cash invested: $75,600 (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 21214

• Active inventory: 98
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $198

Break-even live

Break-even rent $2,145

Max offer price $270,000

Occupancy floor 87%

Sensitivity live

Price	-10% $350	-5% $274	+0% $198	+5% $121	+10% $45
Rent	-10% $8	-5% $103	+0% $198	+5% $292	+10% $387
Rate	-1.0pp $334	-0.5pp $266	base $198	+0.5pp $128	+1.0pp $56

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $270,000 Active 255 DOM
2. 2026-06-18
   days on market $270,000 Active 252 DOM
3. 2026-06-17
   days on market $270,000 Active 251 DOM
4. 2026-06-16
   days on market $270,000 Active 250 DOM
5. 2026-06-15
   days on market $270,000 Active 249 DOM
6. 2026-06-13
   days on market $270,000 Active 247 DOM
7. 2026-06-09
   days on market $270,000 Active 243 DOM
8. 2026-06-08
   days on market $270,000 Active 242 DOM
9. 2026-06-07
   days on market $270,000 Active 241 DOM
10. 2026-06-04
    days on market $270,000 Active 238 DOM
11. 2026-06-03
    days on market $270,000 Active 237 DOM
12. 2026-06-02
    days on market $270,000 Active 236 DOM
13. 2026-06-01
    days on market $270,000 Active 235 DOM
14. 2026-05-31
    days on market $270,000 Active 234 DOM
15. 2026-04-30
    price $286,600 206-char remark

    Show marketing remark (206 chars)

    This is an OCCUPIED property. Buyer or agents will have No Access. The listing agent and seller have not seen the interior- the property data on Bright MLS is speculative. Occupants should not be contacted.

16. 2026-04-04
    price $311,475 206-char remark

    Show marketing remark (206 chars)

    This is an OCCUPIED property. Buyer or agents will have No Access. The listing agent and seller have not seen the interior- the property data on Bright MLS is speculative. Occupants should not be contacted.

17. 2026-03-05
    price $338,500 206-char remark

    Show marketing remark (206 chars)

    This is an OCCUPIED property. Buyer or agents will have No Access. The listing agent and seller have not seen the interior- the property data on Bright MLS is speculative. Occupants should not be contacted.

18. 2026-02-02
    price $368,000 206-char remark

    Show marketing remark (206 chars)

    This is an OCCUPIED property. Buyer or agents will have No Access. The listing agent and seller have not seen the interior- the property data on Bright MLS is speculative. Occupants should not be contacted.

19. 2025-12-17
    price $399,900 206-char remark

    Show marketing remark (206 chars)

    This is an OCCUPIED property. Buyer or agents will have No Access. The listing agent and seller have not seen the interior- the property data on Bright MLS is speculative. Occupants should not be contacted.

20. 2025-11-18
    price $420,000 206-char remark

    Show marketing remark (206 chars)

    This is an OCCUPIED property. Buyer or agents will have No Access. The listing agent and seller have not seen the interior- the property data on Bright MLS is speculative. Occupants should not be contacted.

21. 2025-10-09
    listed $456,000 Active 206-char remark

    Show marketing remark (206 chars)

    This is an OCCUPIED property. Buyer or agents will have No Access. The listing agent and seller have not seen the interior- the property data on Bright MLS is speculative. Occupants should not be contacted.

22. 2024-07-15
    historical
23. 2024-06-07
    status Active
24. 2024-06-04
    historical
25. 2024-05-23
    price $285,000
26. 2024-05-18
    price $280,000
27. 2024-05-04
    price $300,000
28. 2024-04-17
    price $320,000
29. 2024-04-07
    listed $340,000 Active
30. 2024-04-07
    historical
31. 2006-11-01
    soldstatus $190,000
32. 2003-02-03
    soldstatus $160,000
33. 2002-12-27
    soldstatus $160,000
34. 2002-11-15
    historical
35. 2002-09-20
    listed $164,900

ⓘ 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: $1,996 · $166/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$473/yr (+$39/mo · 23.7%)

ⓘ 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: $28,745
• − Mortgage interest: −$15,124
• − Property taxes: −$1,996
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$7,855
• Taxable loss: −$2,179
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $2,894/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): 21,092
• Household income: $86,366
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 432.0

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 0.56)
• Race & ethnicity: Black 58% White 33% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Italian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% 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: ▼ -211.52%
• Current HPI: 310.5637
• Rent YoY: —
• 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

+73.8% since first listed

21 events — show timeline

• 2026-04-30 Price Changed $286,600 BRIGHT MLS
• 2026-04-04 Price Changed $311,475 BRIGHT MLS
• 2026-03-05 Price Changed $338,500 BRIGHT MLS
• 2026-02-02 Price Changed $368,000 BRIGHT MLS
• 2025-12-17 Price Changed $399,900 BRIGHT MLS
• 2025-11-18 Price Changed $420,000 BRIGHT MLS
• 2025-10-09 Listed $456,000 BRIGHT MLS
• 2024-07-15 Listing Removed — BRIGHT MLS
• 2024-06-07 Relisted — BRIGHT MLS
• 2024-06-04 Listing Removed — BRIGHT MLS
• 2024-05-23 Price Changed $285,000 BRIGHT MLS
• 2024-05-18 Price Changed $280,000 BRIGHT MLS
• 2024-05-04 Price Changed $300,000 BRIGHT MLS
• 2024-04-17 Price Changed $320,000 BRIGHT MLS
• 2024-04-07 Listed $340,000 BRIGHT MLS
• 2024-04-07 Coming Soon — BRIGHT MLS
• 2006-11-01 Sold (Public Records) $190,000 Public Records
• 2003-02-03 Sold (Public Records) $160,000 Public Records
• 2002-12-27 Sold (MLS) $160,000 MRIS
• 2002-11-15 Delisted — MRIS
• 2002-09-20 Listed $164,900 MRIS

Property tax history

-7.8%/yr

Latest (2025): $1,996 · -63.0% YoY. Source: county tax records.