4116 Morrison Ct · Baltimore, MD 21226

$7,500

2 bd · 1.0 ba · 832 sqft · Townhouse public records · 92 Days on market

Built 1920 871 sqft lot ↓ 58% since listing

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Why this score? — see what drove the B+ 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
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/18/2026 @ 10:00 AM. Bidding ends 5/20/2026 @ 12:20 PM. List Price is Suggested Opening Bid. Deposit: $5,000. This two-story townhouse is located in the Curtis Bay neighborhood of Baltimore City. Residents can enjoy nearby attractions and facilities such as the Curtis Bay Park. The property is vacant. The area provides easy access to the major artery, Pennington Ave, connecting to other regions in the city.

Key facts

• Curtis bay area
• 2 story townhouse
• Curtis bay park

Tags

• 2 STORY TOWNHOUSE
• CURTIS BAY AREA
• CURTIS BAY PARK

🔨 Auction listing. The $7,500 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $68,610 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $8k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $7k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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: 45 active listings in the ZIP; 22 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).

Forward outlook

• In year one you build about $6k of equity ($474 loan paydown + $5k appreciation (7.8% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $12k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 13.7% of price; 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 $6,825 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.03% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.16%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $68,610
• List price: $7,500
• Delta: -89.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4221 Morrison Ct	0.06mi	2/1.5	832 (0%)	1mo	$25,000	$30	94
4101 Morrison Ct	0.03mi	2/1.0	832 (0%)	6mo	$32,500	$39	94
4206 Grace Ct	0.04mi	2/1.0	832 (0%)	6mo	$60,500	$73	93
1607 Cereal St	0.43mi	2/1.0	840 (+1%)	6mo	$70,000	$83	73
3832 Saint Margaret St	0.51mi	2/1.0	810 (-3%)	2mo	$90,000	$111	70
1522 Plum St	0.08mi	2/1.0	728 (-12%)	10mo	$65,000	$89	68
3750 Saint Margaret St	0.52mi	2/1.0	784 (-6%)	1mo	$140,000	$179	65
3708 10th St	0.58mi	2/1.0	810 (-3%)	6mo	$88,500	$109	64
3727 Saint Margaret St	0.51mi	2/1.0	784 (-6%)	6mo	$65,000	$83	62
3816 10th St	0.57mi	2/1.0	864 (+4%)	9mo	$126,800	$147	59
3825 10th St	0.54mi	3/1.0 (+1)	810 (-3%)	10mo	$110,000	$136	57
3608 Saint Victor St	0.64mi	3/2.0 (+1)	864 (+4%)	11mo	$150,000	$174	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.4%
• Equity multiple: 4.49×
• Total profit: $67,123
• Equity at exit: $50,961

10-year hold

• IRR: 46.8%
• Equity multiple: 9.59×
• Total profit: $165,102
• Equity at exit: $100,067

Cash invested: $19,211 (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 21226

• Home prices YoY: 2.5%
• Active inventory: 45
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$360
• Tax est. 1.5%: −$86 /mo · $1,029/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $627

Break-even live

Break-even rent $600

Max offer price $68,610

Occupancy floor 50%

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: $17,152
• Closing costs: $2,058
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 Plum St Apt B (CB) Baltimore, MD	1.0	1.0	800	$850	$1.06	23d	1	0.05mi
1353 Cambria St Brooklyn, MD	3.0	2.0	986	$1,600	$1.62	17d	1	0.33mi
1305 E Patapsco Ave Brooklyn, MD	3.0	1.5	930	$1,650	$1.77	4d	1	0.40mi
1049 E Patapsco Ave Unit a Baltimore, MD	2.0	1.0	748	$1,257	$1.68	43d	1	0.52mi
3826 10th St Unit Entire House Baltimore, MD	3.0	2.0	1110	$2,400	$2.16	23d	1	0.57mi
837 E Jeffrey St Apt 1 Baltimore, MD	1.0	1.0	1116	$900	$0.81	17d	1	0.68mi
837 E Jeffrey St Unit 2 Baltimore, MD	1.0	1.0	1116	$900	$0.81	43d	1	0.68mi
807 Stoll St Unit 1 Baltimore, MD	1.0	1.0	658	$1,000	$1.52	43d	1	0.71mi
3840 8th St Brooklyn, MD	3.0	1.5	1088	$1,606	$1.48	4d	1	0.79mi
5215 Wasena Ave Brooklyn, MD	3.0	1.0	1030	$1,650	$1.60	43d	1	0.85mi
4206 Audrey Ave Brooklyn, MD	2.0	2.0	1104	$1,275	$1.15	43d	1	0.94mi
4206 Audrey Ave Brooklyn, MD	3.0	3.0	1104	$1,950	$1.77	23d	1	0.94mi
5227 Patrick Henry Dr Brooklyn, MD	2.0	1.0	736	$1,326	$1.80	21d	1	0.94mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	20d	1	0.97mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	23d	1	0.97mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	4d	1	0.97mi
3528 6th St Brooklyn, MD	2.0	2.5	1060	$1,500	$1.42	17d	1	1.00mi
520 Baltic Ave Unit B Baltimore, MD	1.0	1.0	800	$1,050	$1.31	43d	1	1.09mi
1 Ballman Ct Unit 2 Baltimore, MD	2.0	1.0	700	$1,250	$1.79	43d	1	1.11mi
4400 4th St Unit BASEMENT Baltimore, MD	2.0	1.0	925	$1,350	$1.46	43d	1	1.13mi
4207 3rd St Unit 3 Brooklyn, MD	2.0	1.0	850	$1,595	$1.88	4d	1	1.20mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	17d	1	1.20mi

Listing history 41 events

1. 2026-06-18
   days on market $7,500 Active 92 DOM
2. 2026-06-17
   days on market $7,500 Active 91 DOM
3. 2026-06-16
   days on market $7,500 Active 90 DOM
4. 2026-06-15
   days on market $7,500 Active 89 DOM
5. 2026-06-13
   days on market $7,500 Active 87 DOM
6. 2026-06-09
   days on market $7,500 Active 83 DOM
7. 2026-06-08
   days on market $7,500 Active 82 DOM
8. 2026-06-07
   days on market $7,500 Active 81 DOM
9. 2026-06-04
   days on market $7,500 Active 78 DOM
10. 2026-06-03
    days on market $7,500 Active 77 DOM
11. 2026-06-02
    days on market $7,500 Active 76 DOM
12. 2026-06-01
    days on market $7,500 Active 75 DOM
13. 2026-05-31
    days on market $7,500 Active 74 DOM
14. 2026-05-12
    price $7,500 522-char remark

    Show marketing remark (522 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/18/2026 @ 10:00 AM. Bidding ends 5/20/2026 @ 12:20 PM. List Price is Suggested Opening Bid. Deposit: $5,000. This two-story townhouse is located in the Curtis Bay neighborhood of Baltimore City. Residents can enjoy nearby attractions and facilities such as the Curtis Bay Park. The property is vacant. The area provides easy access to the major artery, Pennington Ave, connecting to other regions in the city.

15. 2026-03-27
    price $15,000 522-char remark

    Show marketing remark (522 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/18/2026 @ 10:00 AM. Bidding ends 5/20/2026 @ 12:20 PM. List Price is Suggested Opening Bid. Deposit: $5,000. This two-story townhouse is located in the Curtis Bay neighborhood of Baltimore City. Residents can enjoy nearby attractions and facilities such as the Curtis Bay Park. The property is vacant. The area provides easy access to the major artery, Pennington Ave, connecting to other regions in the city.

16. 2026-03-18
    listed $20,000 Active 522-char remark

    Show marketing remark (522 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/18/2026 @ 10:00 AM. Bidding ends 5/20/2026 @ 12:20 PM. List Price is Suggested Opening Bid. Deposit: $5,000. This two-story townhouse is located in the Curtis Bay neighborhood of Baltimore City. Residents can enjoy nearby attractions and facilities such as the Curtis Bay Park. The property is vacant. The area provides easy access to the major artery, Pennington Ave, connecting to other regions in the city.

17. 2026-03-05
    historical
18. 2025-10-15
    price $39,000
19. 2025-09-04
    price $39,250
20. 2025-07-17
    price $39,500
21. 2025-02-07
    status Active
22. 2025-01-14
    status Pending
23. 2025-01-08
    price $40,000
24. 2024-09-19
    price $42,500
25. 2024-09-11
    price $45,000
26. 2024-07-29
    price $47,500
27. 2024-03-28
    price $50,000
28. 2023-12-07
    price $60,000
29. 2023-11-03
    listed $65,000 Active
30. 2023-11-03
    historical
31. 2022-03-16
    soldstatus $106,000
32. 2021-08-30
    soldstatus $109,500
33. 2020-01-03
    historical
34. 2019-11-06
    price $24,900
35. 2019-10-27
    listed $34,500 Active
36. 2011-10-04
    soldstatus $102,000
37. 2011-04-04
    historical Expired
38. 2011-04-04
    historical
39. 2010-10-05
    listed Active
40. 2010-10-04
    listed $42,500
41. 1987-12-08
    soldstatus $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,726
• − Mortgage interest: −$3,843
• − Property taxes: −$1,029
• − Insurance: −$343
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$1,996
• Taxable income: $6,839
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $5,883/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
• City population: 588,727
• Population (ZIP): 6,593

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 0.61)
• Race & ethnicity: White 59% Black 18% Two or more races 13% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 7% Romanian 2% Scotch-Irish 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 1% 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: ▲ 7.75%
• Current HPI: 318.79
• Rent YoY: —
• Metro: —
• 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

-58.3% since first listed

28 events — show timeline

• 2026-05-12 Price Changed $7,500 BRIGHT MLS
• 2026-03-27 Price Changed $15,000 BRIGHT MLS
• 2026-03-18 Listed $20,000 BRIGHT MLS
• 2026-03-05 Listing Removed — BRIGHT MLS
• 2025-10-15 Price Changed $39,000 BRIGHT MLS
• 2025-09-04 Price Changed $39,250 BRIGHT MLS
• 2025-07-17 Price Changed $39,500 BRIGHT MLS
• 2025-02-07 Relisted — BRIGHT MLS
• 2025-01-14 Pending — BRIGHT MLS
• 2025-01-08 Price Changed $40,000 BRIGHT MLS
• 2024-09-19 Price Changed $42,500 BRIGHT MLS
• 2024-09-11 Price Changed $45,000 BRIGHT MLS
• 2024-07-29 Price Changed $47,500 BRIGHT MLS
• 2024-03-28 Price Changed $50,000 BRIGHT MLS
• 2023-12-07 Price Changed $60,000 BRIGHT MLS
• 2023-11-03 Listed $65,000 BRIGHT MLS
• 2023-11-03 Coming Soon — BRIGHT MLS
• 2022-03-16 Sold (Public Records) $106,000 Public Records
• 2021-08-30 Sold (Public Records) $109,500 Public Records
• 2020-01-03 Listing Removed — BRIGHT MLS
• 2019-11-06 Price Changed $24,900 BRIGHT MLS
• 2019-10-27 Listed $34,500 BRIGHT MLS
• 2011-10-04 Sold (Public Records) $102,000 Public Records
• 2011-04-04 Delisted — MRIS
• 2011-04-04 Listing Removed — BRIGHT MLS
• 2010-10-05 Listed — MRIS
• 2010-10-04 Listed $42,500 BRIGHT MLS
• 1987-12-08 Sold (Public Records) $18,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,895 · +30.8% YoY. Source: county tax records.