6003 Glenoak Ave · Baltimore, MD 21214

$194,500

3 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 52 Days on market

Built 1927 6,247 sqft lot $152/sqft · 29% below area Est $276k · 29% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.9/10.0
• 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

Welcome to this 3-bed single-family home in Hamilton Heights offering a blend of character and opportunity. Built in 1927, this detached property features a traditional floor plan with a defined living area, dining space, and a generously sized kitchen ready for your vision. The home includes approximately 966 square feet above grade, along with a fully finished basement that adds flexible living or storage space with its own rear entrance. Interior details include a fireplace, attic storage, and a breakfast area that enhances everyday functionality. The 0.14-acre lot provides outdoor space for entertaining, expansion, or future improvements. Off-street parking adds convenience, while publi

Key facts

• 6,247 sq ft lot
• Built 1927
• Listed 51 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Cable TV available; Phone available; 60+ gallon hot water tank
• Home design: Detached structure
• Construction: Frame construction; Other foundation
• Exterior features: Rear entrance to the basement; Fully finished basement; Above-grade and below-grade other structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (both located on the upper level)
• Heating & cooling: Radiator heat; Natural gas heating; Natural gas cooling fuel
• Interior features: Attic; Dining area; Breakfast area; Traditional floor plan; One fireplace (wood-burning or unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $167 ($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 $193k (0.7% below list).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 6.0% in Baltimore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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.
• Zoned schools: Glenmount Elementary/Middle (math 6% / reading 15%, grade F, #590 of 860 statewide, top 70%, 657 students, 76% FRL); Stadium School (math 2% / reading 9%, grade F, #222 of 225 statewide, top 99%, 339 students, 84% FRL); Edmondson-Westside High (math 8% / reading 17%, grade F, #193 of 222 statewide, top 88%, 859 students, 80% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: 98 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 52 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $194k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $188,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (median comp): $275,665
• List price: $194,500
• Delta: -29.44%
• 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
6016 Burgess Ave	0.14mi	3/1.0	1,378 (+8%)	1mo	$259,000	$188	80
3018 Mary Ave	0.33mi	3/1.5	1,320 (+3%)	2mo	$230,000	$174	75
3203 Westfield Ave	0.20mi	3/2.0	1,412 (+10%)	1mo	$275,000	$195	68
2825 Beechland Ave	0.55mi	4/2.0 (+1)	1,284 (+0%)	7mo	$285,000	$222	58
3102 Northway Dr	0.55mi	3/1.5	1,192 (-7%)	4mo	$269,500	$226	58
6000 Glen Falls Ave	0.67mi	4/2.0 (+1)	1,282 (+0%)	3mo	$205,000	$160	56
3219 Evergreen Ave	0.46mi	4/2.0 (+1)	1,363 (+7%)	8mo	$303,001	$222	52
3010 Northway Dr	0.58mi	3/1.5	1,438 (+12%)	4mo	$265,000	$184	47
3018 Northway Dr	0.57mi	4/2.5 (+1)	1,412 (+10%)	1mo	$400,000	$283	44
2817 Hamilton Ave	0.70mi	3/2.5	1,120 (-12%)	1mo	$295,000	$263	40
2909 Berwick Ave	0.69mi	3/1.5	1,090 (-15%)	7mo	$282,000	$259	35
2810 Roselawn Ave	0.62mi	3/3.5	1,454 (+14%)	6mo	$284,900	$196	33

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-20,868
• Equity at exit: $29,001

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,354
• Equity at exit: $16,817

Cash invested: $54,460 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$258 /mo · $3,094/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $167

Break-even live

Break-even rent $1,720

Max offer price $194,500

Occupancy floor 86%

Sensitivity live

Price	-10% $277	-5% $222	+0% $167	+5% $112	+10% $56
Rent	-10% $14	-5% $90	+0% $167	+5% $243	+10% $319
Rate	-1.0pp $265	-0.5pp $216	base $167	+0.5pp $116	+1.0pp $65

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3607 Bayonne Ave Unit 2 Baltimore, MD	2.0	1.0	900	$1,300	$1.44	25d	1	0.43mi
6410 Walther Ave Baltimore, MD	2.0	1.0–2.0	1195	$1,995	$1.67	45d	7	0.47mi
3412 Fleetwood Ave Baltimore, MD	3.0	2.5	1620	$2,195	$1.35	45d	1	0.49mi
3158 Woodring Ave Parkville, MD	3.0	1.5	1500	$1,950	$1.30	25d	1	0.60mi
3010 Woodring Ave Unit 2 Baltimore, MD	2.0	1.0	900	$1,600	$1.78	45d	1	0.66mi
2804 Christopher Ave Baltimore, MD	3.0	2.5	1280	$2,200	$1.72	25d	1	0.68mi
2805 Hamilton Ave Baltimore, MD	4.0	2.0	1416	$2,300	$1.62	45d	1	0.74mi
4111 Century Rd Baltimore, MD	3.0	1.5	1432	$2,500	$1.75	45d	1	0.77mi
3807 Fleetwood Ave Unit 2 Baltimore, MD	3.0	1.0	937	$1,550	$1.65	5d	1	0.80mi
3807 Fleetwood Ave Unit 1 Baltimore, MD	2.0	1.0	969	$1,490	$1.54	5d	1	0.80mi
3721 Frankford Ave Baltimore, MD	3.0	2.0	1600	$2,050	$1.28	45d	1	0.85mi
5424 Belle Vista Ave Baltimore, MD	2.0	1.0	932	$1,300	$1.39	45d	1	0.89mi
5632 Belair Rd Baltimore, MD	3.0	1.5	1260	$2,100	$1.67	25d	1	0.92mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	21d	1	0.94mi
6212 Laurelton Ave Baltimore, MD	2.0	1.0	960	$1,325	$1.38	45d	1	0.97mi
3514 Ailsa Ave Baltimore, MD	3.0	2.0	1800	$2,200	$1.22	45d	1	0.99mi
4308 Hamilton Ave Baltimore, MD	2.0	1.0	1110	$1,416	$1.28	25d	1	1.03mi
2900 Ailsa Ave Apt 2 Baltimore, MD	3.0	1.0	1300	$1,750	$1.35	5d	1	1.04mi
3802 Biddison Ln Baltimore, MD	4.0	1.5	1443	$2,024	$1.40	12d	1	1.05mi
3108 Glendale Ave Parkville, MD	3.0	3.0	1224	$2,550	$2.08	25d	1	1.08mi
2911 Shirey Ave Baltimore, MD	4.0	2.0	1680	$2,500	$1.49	21d	1	1.11mi
2807 Shirey Ave Baltimore, MD	4.0	3.0	1190	$2,500	$2.10	16d	1	1.14mi
3309 Southern Ave Unit 2 Baltimore, MD	2.0	1.0	1200	$1,600	$1.33	13d	1	1.14mi
6502 McClean Blvd Baltimore, MD	2.0	1.0	925	$1,537	$1.66	45d	1	1.19mi
4007 Biddison Ln Apt 1 Baltimore, MD	2.0	1.0	1000	$1,279	$1.28	19d	1	1.21mi
2106 Cloville Ave Baltimore, MD	3.0	1.5	1080	$1,700	$1.57	45d	1	1.23mi
4023 Belwood Ave Baltimore, MD	3.0	1.0	1080	$1,995	$1.85	45d	1	1.25mi
35-C Mopec Cir Nottingham, MD	2.0	1.0	1100	$1,445	$1.31	0d	9	1.29mi
6502 McClean Blvd Unit 2211-B3 Baltimore, MD	2.0	1.0	925	$1,495	$1.62	23d	1	1.30mi
4104 Parkwood Ave Baltimore, MD	3.0	1.0	1224	$2,800	$2.29	25d	1	1.33mi
5781 Edgepark Rd Baltimore, MD	3.0	2.0	1568	$1,975	$1.26	17d	1	1.40mi
1806 Ramblewood Rd Apt A Baltimore, MD	2.0	2.0	903	$1,847	$2.05	45d	1	1.45mi
2077 Woodbourne Ave Baltimore, MD	1.0–2.0	1.0	830	$1,419	$1.71	3d	5	1.47mi
4903 1/2 Hamilton Ave Apt B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	25d	1	1.48mi
4905 Hamilton Ave Apt B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	25d	1	1.48mi
4907 Hamilton Ave Unit B Baltimore, MD	3.0	2.0	925	$1,699	$1.84	45d	1	1.48mi

Listing history 29 events

1. 2026-06-21
   days on market $194,500 Active 52 DOM
2. 2026-06-18
   days on market $194,500 Active 49 DOM
3. 2026-06-17
   days on market $194,500 Active 48 DOM
4. 2026-06-16
   days on market $194,500 Active 47 DOM
5. 2026-06-15
   days on market $194,500 Active 46 DOM
6. 2026-06-13
   pricedays on market $194,500 Active 44 DOM
7. 2026-06-09
   days on market $200,000 Active 40 DOM
8. 2026-06-08
   days on market $200,000 Active 39 DOM
9. 2026-06-07
   days on market $200,000 Active 38 DOM
10. 2026-06-04
    days on market $200,000 Active 35 DOM
11. 2026-06-03
    days on market $200,000 Active 34 DOM
12. 2026-06-02
    days on market $200,000 Active 33 DOM
13. 2026-06-01
    days on market $200,000 Active 32 DOM
14. 2026-05-31
    days on market $200,000 Active 31 DOM
15. 2026-05-11
    price $202,400 1020-char remark
16. 2026-05-01
    listed $220,000 Active 1020-char remark
17. 2026-04-30
    historical $220,000 1020-char remark
18. 2018-01-31
    historical Withdrawn
19. 2018-01-31
    historical
20. 2018-01-12
    listed Active
21. 2018-01-12
    listed $149,900
22. 1999-05-13
    soldstatus $82,000
23. 1999-04-30
    soldstatus $82,000
24. 1999-04-07
    historical
25. 1998-09-15
    listed $82,000
26. 1997-05-31
    historical
27. 1996-11-22
    historical
28. 1996-06-11
    listed
29. 1996-06-11
    listed

ⓘ 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: $3,094 · $258/mo
• Projected year-2 tax: $3,094 · $258/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 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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,172
• − Mortgage interest: −$10,895
• − Property taxes: −$3,094
• − Insurance: −$972
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$5,658
• Taxable loss: −$1,156
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $2,277/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

+137.2% since first listed

17 events — show timeline

• 2026-06-11 Price Changed $194,500 BRIGHT MLS
• 2026-05-21 Price Changed $200,000 BRIGHT MLS
• 2026-05-11 Price Changed $202,400 BRIGHT MLS
• 2026-05-01 Listed $220,000 BRIGHT MLS
• 2026-04-30 Coming Soon $220,000 BRIGHT MLS
• 2018-01-31 Listing Removed — BRIGHT MLS
• 2018-01-31 Delisted — MRIS
• 2018-01-12 Listed $149,900 BRIGHT MLS
• 2018-01-12 Listed — MRIS
• 1999-05-13 Sold (Public Records) $82,000 Public Records
• 1999-04-30 Sold (MLS) $82,000 MRIS
• 1999-04-07 Delisted — MRIS
• 1998-09-15 Listed $82,000 MRIS
• 1997-05-31 Delisted — MRIS
• 1996-11-22 Delisted — MRIS
• 1996-06-11 Listed — MRIS
• 1996-06-11 Listed — MRIS

Property tax history

-0.2%/yr

Latest (2025): $3,094 · +3.1% YoY. Source: county tax records.