2692 Wilkens Ave · Baltimore, MD 21223

$80,000

3 bd · 1.0 ba · 1,494 sqft · Townhouse public records · 107 Days on market

Built 1930 1,300 sqft lot $54/sqft · 22% above area Est $66k · 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• 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

This nicely updated home features fresh interior paint, renovated bathrooms, and comfortable, open living spaces. The large rear patio offers great privacy and is perfect for relaxing or hosting guests. Whether you’re an investor looking for a low-maintenance property or a buyer searching for a move-in-ready starter home, this property checks all the boxes. It’s a great option for first-time buyers who want modern updates with long-term value in a growing, conveniently located community. The home may qualify for incentive programs and grants, including the Buy Back the Block program, which can provide up to $15,000 toward down payment and closing costs. If eligible, these funds do not need to be repaid. Buyers should confirm eligibility with a HUD-approved housing counselor.

Key facts

• Open living spaces
• Renovated bathrooms
• Large rear patio

Tags

• LARGE REAR PATIO
• RENOVATED BATHROOMS
• OPEN LIVING SPACES
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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 (+7.5%/yr); 422 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% of the median local income ($46k/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 $553 of loan paydown is wiped out by about $2k 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 + 7.5% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 2.04% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.52%
• DSCR: 2.94
• GRM: 4.1

CMA / ARV

• ARV (median comp): $65,608
• List price: $80,000
• Delta: 21.94%
• 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
2680 Saint Benedict St	0.05mi	3/2.0	1,445 (-3%)	2mo	$45,000	$31	86
2733 Wilkens Ave	0.08mi	3/2.0	1,620 (+8%)	3mo	$135,000	$83	76
2211 W Pratt St	0.58mi	3/1.0	1,500 (+0%)	2mo	$30,000	$20	71
550 S Bentalou St	0.37mi	2/1.5 (-1)	1,440 (-4%)	4mo	$104,000	$72	66
2613 Dulany St	0.14mi	4/1.0 (+1)	1,332 (-11%)	6mo	$60,000	$45	65
3053 Strickland St	0.50mi	2/2.0 (-1)	1,482 (-1%)	7mo	$157,000	$106	60
605 S Smallwood St	0.48mi	2/1.0 (-1)	1,666 (+12%)	6mo	$20,000	$12	48
2542 W Pratt St	0.46mi	4/1.5 (+1)	1,700 (+14%)	1mo	$115,000	$68	48
1933 W Pratt St	0.74mi	4/— (+1)	1,365 (-9%)	2mo	$30,000	$22	45
2516 W Fairmount Ave	0.71mi	3/1.0	1,304 (-13%)	2mo	$30,000	$23	44
308 S Mount Olivet Ln	0.58mi	3/2.0	1,280 (-14%)	7mo	$200,000	$156	39
5 Rosedale St S	0.75mi	3/2.0	1,280 (-14%)	1mo	$110,000	$86	37

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.08×
• Total profit: $46,504
• Equity at exit: $11,928

10-year hold

• IRR: 52.9%
• Equity multiple: 7.34×
• Total profit: $141,942
• Equity at exit: $6,917

Cash invested: $22,400 (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 21223

• Rents YoY: 7.5%
• Active inventory: 422
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$420
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $812

Break-even live

Break-even rent $605

Max offer price $80,000

Occupancy floor 45%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	43d	1	0.04mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	4d	1	0.05mi
2671 Saint Benedict St Baltimore, MD	2.0	1.0	1144	$1,325	$1.16	43d	1	0.08mi
941 Brunswick St Baltimore, MD	3.0	1.5	1516	$1,650	$1.09	17d	1	0.11mi
941 Brunswick St Baltimore, MD	3.0	1.5	1558	$1,600	$1.03	43d	1	0.11mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	43d	1	0.15mi
2509 Christian St Baltimore, MD	4.0	2.0	1248	$1,699	$1.36	3d	1	0.24mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	43d	1	0.25mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	10d	1	0.25mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	23d	1	0.36mi
476 S Bentalou St Baltimore, MD	2.0	1.5	1630	$1,300	$0.80	43d	1	0.42mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	43d	1	0.52mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	20d	1	0.55mi
307 S Smallwood St Baltimore, MD	2.0	2.5	1400	$1,350	$0.96	43d	1	0.59mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	23d	1	0.60mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	43d	1	0.62mi
514 S Payson St Unit 2 Baltimore, MD	3.0	2.0	1264	$1,750	$1.38	43d	1	0.64mi
1633 Sexton St Baltimore, MD	4.0	3.0	1748	$1,999	$1.14	43d	1	0.68mi
2225 W Baltimore St Baltimore, MD	3.0	2.5	1200	$1,600	$1.33	23d	1	0.77mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	23d	1	0.78mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	17d	1	0.81mi
39 N Bentalou St Baltimore, MD	3.0	2.5	1844	$1,700	$0.92	3d	1	0.83mi
1931 Griffis Ave Baltimore, MD	2.0	1.0	912	$1,349	$1.48	4d	1	0.86mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,434	$1.67	43d	1	0.94mi
1912 W Baltimore St Unit 2 Baltimore, MD	2.0	1.5	1200	$2,100	$1.75	23d	1	0.95mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	23d	1	0.95mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	23d	1	0.99mi
2056 Griffis Ave Baltimore, MD	3.0	1.5	1230	$1,495	$1.22	21d	1	0.99mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	43d	1	1.02mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	23d	1	1.03mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	23d	1	1.05mi
1635 Frederick Ave Baltimore, MD	3.0	2.0	1224	$1,850	$1.51	43d	1	1.07mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	23d	1	1.09mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	23d	1	1.10mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	43d	1	1.11mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	4d	1	1.12mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	21d	1	1.15mi
1814 Penrose Ave Baltimore, MD	3.0	1.0	1624	$1,700	$1.05	17d	1	1.15mi
1846 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1250	$1,300	$1.04	43d	1	1.17mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	43d	1	1.20mi

Listing history 8 events

1. 2026-05-18
   price $80,000 797-char remark

   Show marketing remark (797 chars)

   This nicely updated home features fresh interior paint, renovated bathrooms, and comfortable, open living spaces. The large rear patio offers great privacy and is perfect for relaxing or hosting guests. Whether you’re an investor looking for a low-maintenance property or a buyer searching for a move-in-ready starter home, this property checks all the boxes. It’s a great option for first-time buyers who want modern updates with long-term value in a growing, conveniently located community. The home may qualify for incentive programs and grants, including the Buy Back the Block program, which can provide up to $15,000 toward down payment and closing costs. If eligible, these funds do not need to be repaid. Buyers should confirm eligibility with a HUD-approved housing counselor.

2. 2026-04-22
   price $99,900 797-char remark

   Show marketing remark (797 chars)

   This nicely updated home features fresh interior paint, renovated bathrooms, and comfortable, open living spaces. The large rear patio offers great privacy and is perfect for relaxing or hosting guests. Whether you’re an investor looking for a low-maintenance property or a buyer searching for a move-in-ready starter home, this property checks all the boxes. It’s a great option for first-time buyers who want modern updates with long-term value in a growing, conveniently located community. The home may qualify for incentive programs and grants, including the Buy Back the Block program, which can provide up to $15,000 toward down payment and closing costs. If eligible, these funds do not need to be repaid. Buyers should confirm eligibility with a HUD-approved housing counselor.

3. 2026-04-10
   price $109,900 797-char remark

   Show marketing remark (797 chars)

   This nicely updated home features fresh interior paint, renovated bathrooms, and comfortable, open living spaces. The large rear patio offers great privacy and is perfect for relaxing or hosting guests. Whether you’re an investor looking for a low-maintenance property or a buyer searching for a move-in-ready starter home, this property checks all the boxes. It’s a great option for first-time buyers who want modern updates with long-term value in a growing, conveniently located community. The home may qualify for incentive programs and grants, including the Buy Back the Block program, which can provide up to $15,000 toward down payment and closing costs. If eligible, these funds do not need to be repaid. Buyers should confirm eligibility with a HUD-approved housing counselor.

4. 2026-04-10
   price $99,900 797-char remark

   Show marketing remark (797 chars)

   This nicely updated home features fresh interior paint, renovated bathrooms, and comfortable, open living spaces. The large rear patio offers great privacy and is perfect for relaxing or hosting guests. Whether you’re an investor looking for a low-maintenance property or a buyer searching for a move-in-ready starter home, this property checks all the boxes. It’s a great option for first-time buyers who want modern updates with long-term value in a growing, conveniently located community. The home may qualify for incentive programs and grants, including the Buy Back the Block program, which can provide up to $15,000 toward down payment and closing costs. If eligible, these funds do not need to be repaid. Buyers should confirm eligibility with a HUD-approved housing counselor.

5. 2026-03-20
   price $109,900 797-char remark

   Show marketing remark (797 chars)

   This nicely updated home features fresh interior paint, renovated bathrooms, and comfortable, open living spaces. The large rear patio offers great privacy and is perfect for relaxing or hosting guests. Whether you’re an investor looking for a low-maintenance property or a buyer searching for a move-in-ready starter home, this property checks all the boxes. It’s a great option for first-time buyers who want modern updates with long-term value in a growing, conveniently located community. The home may qualify for incentive programs and grants, including the Buy Back the Block program, which can provide up to $15,000 toward down payment and closing costs. If eligible, these funds do not need to be repaid. Buyers should confirm eligibility with a HUD-approved housing counselor.

6. 2026-03-09
   price $120,000 797-char remark

   Show marketing remark (797 chars)

   This nicely updated home features fresh interior paint, renovated bathrooms, and comfortable, open living spaces. The large rear patio offers great privacy and is perfect for relaxing or hosting guests. Whether you’re an investor looking for a low-maintenance property or a buyer searching for a move-in-ready starter home, this property checks all the boxes. It’s a great option for first-time buyers who want modern updates with long-term value in a growing, conveniently located community. The home may qualify for incentive programs and grants, including the Buy Back the Block program, which can provide up to $15,000 toward down payment and closing costs. If eligible, these funds do not need to be repaid. Buyers should confirm eligibility with a HUD-approved housing counselor.

7. 2026-02-06
   listed $125,000 Active 797-char remark

   Show marketing remark (797 chars)

   This nicely updated home features fresh interior paint, renovated bathrooms, and comfortable, open living spaces. The large rear patio offers great privacy and is perfect for relaxing or hosting guests. Whether you’re an investor looking for a low-maintenance property or a buyer searching for a move-in-ready starter home, this property checks all the boxes. It’s a great option for first-time buyers who want modern updates with long-term value in a growing, conveniently located community. The home may qualify for incentive programs and grants, including the Buy Back the Block program, which can provide up to $15,000 toward down payment and closing costs. If eligible, these funds do not need to be repaid. Buyers should confirm eligibility with a HUD-approved housing counselor.

8. 1992-12-22
   soldstatus $40,000

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $589 · $49/mo
• Expected delta: +$283/yr (+$24/mo · 92.8%)

ⓘ 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: $19,605
• − Mortgage interest: −$4,481
• − Property taxes: −$305
• − Insurance: −$400
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$2,327
• Taxable income: $8,954
• Est. tax owed @ 24.0%: −$2,149
• After-tax cash flow: $7,599/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): 19,572
• Household income: $45,840
• Rent vs Own: 68.0% rent · 32.0% own
• Severe rent burden: 1755.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -97.99%
• Current HPI: 140.5836
• Rent YoY: ▲ 7.51%
• 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

+100.0% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $80,000 BRIGHT MLS
• 2026-04-22 Price Changed $99,900 BRIGHT MLS
• 2026-04-10 Price Changed $109,900 BRIGHT MLS
• 2026-04-10 Price Changed $99,900 BRIGHT MLS
• 2026-03-20 Price Changed $109,900 BRIGHT MLS
• 2026-03-09 Price Changed $120,000 BRIGHT MLS
• 2026-02-06 Listed $125,000 BRIGHT MLS
• 1992-12-22 Sold (Public Records) $40,000 Public Records

Property tax history

-5.5%/yr

Latest (2025): $305 · +18.2% YoY. Source: county tax records.