319 N Monastery Ave · Baltimore, MD 21229

$150,000

3 bd · 1.0 ba · 1,080 sqft · Townhouse public records · 19 Days on market

Built 1929

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming brick front home with a covered front porch located in Allendale community. Within a short distance of the property, residents can explore the Irvington Village Shopping Center, which offers a variety of stores and restaurants. The nearby Gwynns Falls Park offers miles of hiking and biking trails. It's also minutes from Westside Shopping Center. With its convenient location near the I-695, this property provides easy access. AUCTION! Occupied property and inspections NOT available - sold as-is. No for sale sign. Contact with occupants is prohibited. No financed offers/bids as there is NO access. Property is being sold occupied with any and all occupants in AS IS/WHERE IS condition.

Key facts

• Covered front porch
• Built 1929
• Listed 18 days

Tags

• COVERED FRONT PORCH
• CONVENIENT LOCATION NEAR I-695

Property features AI

Finance

• Other: Total below-grade area: 540; Above-grade finished area: 1,080; Unfinished below-grade area: 540
• Financial info: Fee simple ownership

Exterior

• Utilities: Public water; Public septic
• Home design: Interior townhouse/rowhouse; Brick construction
• Construction: Permanent foundation; Above-grade and below-grade structures
• Exterior features: Public water; Public septic

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Radiator heating; Other cooling system
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 fast (+5.4%/yr); 256 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; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/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 $1k 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 + 5.4% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $42k; list at $150k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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: 1.22% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $89,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 N Hilton St	0.07mi	3/1.0	1,120 (+4%)	1mo	$89,775	$80	90
107 N Monastery Ave	0.20mi	2/1.5 (-1)	1,080 (0%)	2mo	$65,000	$60	82
133 N Monastery Ave	0.16mi	2/2.0 (-1)	1,080 (0%)	3mo	$142,000	$131	81
427 Gwynn Ave	0.16mi	3/1.5	1,116 (+3%)	5mo	$152,650	$137	81
209 Mount Holly St	0.31mi	3/2.0	1,080 (0%)	2mo	$228,000	$211	80
3039 Harlem Ave	0.47mi	3/1.0	1,070 (-1%)	1mo	$27,500	$26	75
119 Hilton St	0.22mi	2/2.0 (-1)	1,040 (-4%)	0mo	$211,000	$203	74
3302 W Franklin St	0.19mi	3/1.0	960 (-11%)	2mo	$50,000	$52	71
907 N Rosedale St	0.59mi	3/1.0	1,088 (+1%)	4mo	$90,000	$83	68
3306 W Franklin St	0.19mi	3/2.0	960 (-11%)	1mo	$51,500	$54	67
1 N Culver St	0.35mi	3/2.0	1,140 (+6%)	4mo	$225,000	$197	67
537 Longwood St	0.49mi	4/2.0 (+1)	1,176 (+9%)	0mo	$60,000	$51	53

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.19×
• Total profit: $7,772
• Equity at exit: $22,365

10-year hold

• IRR: 16.2%
• Equity multiple: 2.47×
• Total profit: $61,712
• Equity at exit: $12,969

Cash invested: $42,000 (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 21229

• Rents YoY: 5.4%
• Active inventory: 256
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$787
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $433

Break-even live

Break-even rent $1,288

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $518	-5% $475	+0% $433	+5% $390	+10% $348
Rent	-10% $288	-5% $360	+0% $433	+5% $505	+10% $578
Rate	-1.0pp $508	-0.5pp $471	base $433	+0.5pp $394	+1.0pp $354

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	25d	1	0.13mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	5d	1	0.19mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	25d	1	0.20mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	5d	1	0.22mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	25d	1	0.26mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	45d	1	0.28mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	45d	1	0.30mi
3706 W Franklin St Unit 1 Baltimore, MD	2.0	1.0	735	$1,100	$1.50	5d	1	0.37mi
709 Denison St Baltimore, MD	2.0	2.0	840	$1,630	$1.94	25d	1	0.39mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	25d	1	0.41mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	25d	1	0.44mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	45d	1	0.50mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	25d	1	0.51mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	25d	1	0.53mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	45d	1	0.53mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	25d	1	0.54mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	45d	1	0.57mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	45d	1	0.68mi
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	45d	1	0.69mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	25d	1	0.70mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	45d	1	0.73mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	21d	1	0.75mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	45d	1	0.75mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	25d	1	0.76mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	45d	1	0.78mi
2 S Woodington Rd Baltimore, MD	2.0	1.0	856	$1,160	$1.36	16d	1	0.80mi
2 N Woodington Rd Baltimore, MD	1.0–2.0	1.0	738	$1,335	$1.81	4d	5	0.80mi
304 Collins Ave Unit 2 Baltimore, MD	3.0	1.0	1016	$2,100	$2.07	45d	1	0.84mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	25d	1	0.85mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	25d	1	0.86mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	5d	1	0.88mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	45d	1	0.89mi
111 Upmanor Rd Baltimore, MD	3.0	1.5	1224	$2,163	$1.77	45d	1	0.92mi
3935 Stokes Dr #1 Baltimore, MD	2.0	1.0	1150	$1,400	$1.22	45d	1	0.93mi
1307 Wildwood Pkwy Baltimore, MD	2.0	1.0	725	$1,295	$1.79	45d	1	0.94mi
4103 Mountwood Rd Baltimore, MD	3.0	2.0	1030	$1,700	$1.65	45d	1	0.95mi
332 S Franklintown Rd Unit 2 Baltimore, MD	2.0	1.0	776	$795	$1.02	25d	1	0.95mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	45d	1	0.96mi
917 Kevin Rd Baltimore, MD	3.0	2.0	1151	$1,795	$1.56	3d	1	0.97mi
1216 N Augusta Ave Baltimore, MD	3.0	1.0	1024	$1,550	$1.51	25d	1	0.97mi

Listing history 12 events

1. 2026-06-21
   days on market $150,000 Active 19 DOM
2. 2026-06-18
   days on market $150,000 Active 16 DOM
3. 2026-06-17
   days on market $150,000 Active 15 DOM
4. 2026-06-16
   days on market $150,000 Active 14 DOM
5. 2026-06-15
   days on market $150,000 Active 13 DOM
6. 2026-06-13
   days on market $150,000 Active 11 DOM
7. 2026-06-09
   days on market $150,000 Active 7 DOM
8. 2026-06-08
   days on market $150,000 Active 6 DOM
9. 2026-06-07
   days on market $150,000 Active 5 DOM
10. 2026-06-04
    days on market $150,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $150,000 Active 1 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: $2,020 · $168/mo
• Projected year-2 tax: $2,020 · $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 5/10 Major FEMA zone X (unshaded) · 47% 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: $22,028
• − Mortgage interest: −$8,402
• − Property taxes: −$2,020
• − Insurance: −$750
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$4,364
• Taxable income: $2,968
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $4,481/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 (73%)
• Race & ethnicity: Black 73% White 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

+209.3% since first listed

13 events — show timeline

• 2026-06-02 Listed $150,000 BRIGHT MLS
• 2015-04-26 Delisted — MRIS
• 2015-04-25 Listing Removed — BRIGHT MLS
• 2015-03-27 Listed — MRIS
• 2015-03-26 Listed $99,500 BRIGHT MLS
• 2008-09-27 Delisted — MRIS
• 2008-03-26 Listed — MRIS
• 2004-11-15 Sold (Public Records) $42,000 Public Records
• 2004-06-08 Sold (MLS) $42,000 MRIS
• 2004-04-04 Delisted — MRIS
• 2004-02-27 Listed $48,500 MRIS
• 2003-10-10 Delisted — MRIS
• 2003-04-11 Listed — MRIS

Property tax history

+0.7%/yr

Latest (2025): $2,020 · +11.8% YoY. Source: county tax records.