2022 Cliftwood Ave · Baltimore, MD 21213

$145,000

3 bd · 1.0 ba · 588 sqft · Townhouse public records · 31 Days on market

Built 1920 $247/sqft · 104% above area Est $133k · 9% 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Appreciation +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

HUD HOME SOLD AS-IS, EQUAL HOUSING OPPORTUNITY. FHA INSURABLE W/ REPAIR ESCROW $4,900. APPRAISED VALUE:$18,000 BIDDING DEADLINE: OWNER OCCUPANT 6/20/10 @ 11:59PM. CASE# 241-721664. GROUND RENT TO BE VERIFIED.

Key facts

• Open living areas
• Nearby amenities
• Local parks

Tags

• WELL-APPOINTED KITCHEN
• OPEN LIVING AREAS
• NEARBY AMENITIES
• LOCAL PARKS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service for HVAC and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Year built estimated
• Construction: Other foundation type; Above-grade and below-grade other structures
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: 90% forced air heating; Electric heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+5.2%/yr); 319 active listings in the ZIP; 16 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).
• This rent runs 41% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $178 of equity ($1k loan paydown + $-824 appreciation (-0.6% 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 (-0.6% appreciation + 5.2% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1920 — 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: 1.21% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $132,856
• List price: $145,000
• Delta: 9.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.57% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.64×
• Total profit: $25,844
• Equity at exit: $38,032

10-year hold

• IRR: 20.3%
• Equity multiple: 3.29×
• Total profit: $93,149
• Equity at exit: $42,582

Cash invested: $40,600 (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 21213

• Home prices YoY: -0.1%
• Rents YoY: 5.2%
• Active inventory: 319
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$760
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $469

Break-even live

Break-even rent $1,163

Max offer price $145,000

Occupancy floor 68%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	23d	1	0.43mi
2221 E Preston St Baltimore, MD	2.0	1.0	658	$1,200	$1.82	23d	1	0.60mi
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	43d	1	0.74mi
3221 The Alameda Unit 2 Baltimore, MD	2.0	1.0	750	$1,200	$1.60	23d	1	1.00mi
2821 Mathews St Unit 27-668 Baltimore, MD	2.0	1.0	730	$1,050	$1.44	23d	1	1.15mi
500 N Rose St Baltimore, MD	3.0	2.0	520	$1,200	$2.31	4d	1	1.23mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	23d	1	1.26mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	2d	1	1.28mi
231 E North Ave Baltimore, MD	3.0	1.0	430	$1,200	$2.79	16d	3	1.28mi
1040 E 33rd St Baltimore, MD	1.0–2.0	1.0–2.0	775	$1,525	$1.97	2d	10	1.30mi
520 Somerset St Baltimore, MD	1.0–2.0	1.0–2.0	634	$1,578	$2.49	43d	1	1.37mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	43d	6	1.39mi
2315 St Paul St Baltimore, MD	1.0–2.0	1.0	579	$1,595	$2.75	1d	5	1.40mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	1d	17	1.45mi
214 E Chase St Unit 2 Baltimore, MD	2.0	1.0	600	$1,185	$1.98	43d	1	1.46mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	43d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $145,000 Active 31 DOM
2. 2026-06-17
   days on market $145,000 Active 30 DOM
3. 2026-06-16
   days on market $145,000 Active 29 DOM
4. 2026-06-15
   days on market $145,000 Active 28 DOM
5. 2026-06-13
   pricedays on market $145,000 Active 26 DOM
6. 2026-06-09
   days on market $160,000 Active 22 DOM
7. 2026-06-08
   days on market $160,000 Active 21 DOM
8. 2026-06-07
   pricestatusdays on market $160,000 Active 20 DOM
9. 2026-05-31
   status $159,995 Active Under Contract 18 DOM
10. 2026-05-12
    listed $159,995 Active 881-char remark
11. 2025-05-01
    soldstatus $80,000
12. 2023-01-20
    soldstatus $149,938
13. 2020-04-14
    historical
14. 2020-04-07
    price $65,000
15. 2019-05-30
    listed $80,000 Active
16. 2010-10-06
    historical

    Show marketing remark (208 chars)

    HUD HOME SOLD AS-IS, EQUAL HOUSING OPPORTUNITY. FHA INSURABLE W/ REPAIR ESCROW $4,900. APPRAISED VALUE:$18,000 BIDDING DEADLINE: OWNER OCCUPANT 6/20/10 @ 11:59PM. CASE# 241-721664. GROUND RENT TO BE VERIFIED.

17. 2010-08-27
    soldstatus $17,100 Sold

    Show marketing remark (208 chars)

    HUD HOME SOLD AS-IS, EQUAL HOUSING OPPORTUNITY. FHA INSURABLE W/ REPAIR ESCROW $4,900. APPRAISED VALUE:$18,000 BIDDING DEADLINE: OWNER OCCUPANT 6/20/10 @ 11:59PM. CASE# 241-721664. GROUND RENT TO BE VERIFIED.

18. 2010-08-27
    soldstatus $17,100

    Show marketing remark (208 chars)

    HUD HOME SOLD AS-IS, EQUAL HOUSING OPPORTUNITY. FHA INSURABLE W/ REPAIR ESCROW $4,900. APPRAISED VALUE:$18,000 BIDDING DEADLINE: OWNER OCCUPANT 6/20/10 @ 11:59PM. CASE# 241-721664. GROUND RENT TO BE VERIFIED.

19. 2010-07-29
    status Contract

    Show marketing remark (208 chars)

    HUD HOME SOLD AS-IS, EQUAL HOUSING OPPORTUNITY. FHA INSURABLE W/ REPAIR ESCROW $4,900. APPRAISED VALUE:$18,000 BIDDING DEADLINE: OWNER OCCUPANT 6/20/10 @ 11:59PM. CASE# 241-721664. GROUND RENT TO BE VERIFIED.

20. 2010-07-23
    historical
21. 2010-06-14
    price $17,100

    Show marketing remark (208 chars)

    HUD HOME SOLD AS-IS, EQUAL HOUSING OPPORTUNITY. FHA INSURABLE W/ REPAIR ESCROW $4,900. APPRAISED VALUE:$18,000 BIDDING DEADLINE: OWNER OCCUPANT 6/20/10 @ 11:59PM. CASE# 241-721664. GROUND RENT TO BE VERIFIED.

22. 2010-06-04
    listed $18,000 Active

    Show marketing remark (208 chars)

    HUD HOME SOLD AS-IS, EQUAL HOUSING OPPORTUNITY. FHA INSURABLE W/ REPAIR ESCROW $4,900. APPRAISED VALUE:$18,000 BIDDING DEADLINE: OWNER OCCUPANT 6/20/10 @ 11:59PM. CASE# 241-721664. GROUND RENT TO BE VERIFIED.

23. 2010-06-04
    listed $17,100

    Show marketing remark (208 chars)

    HUD HOME SOLD AS-IS, EQUAL HOUSING OPPORTUNITY. FHA INSURABLE W/ REPAIR ESCROW $4,900. APPRAISED VALUE:$18,000 BIDDING DEADLINE: OWNER OCCUPANT 6/20/10 @ 11:59PM. CASE# 241-721664. GROUND RENT TO BE VERIFIED.

24. 2002-05-03
    soldstatus $49,500
25. 1999-10-01
    historical
26. 1999-06-03
    listed
27. 1991-11-07
    soldstatus $365,000

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$202/yr (+$17/mo · 17.2%)

ⓘ 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 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,082
• − Mortgage interest: −$8,122
• − Property taxes: −$1,177
• − Insurance: −$725
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$4,218
• Taxable income: $3,466
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $4,796/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): 28,058
• Household income: $51,344
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1868.0

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 (86%)
• Race & ethnicity: Black 86% White 6% Hispanic / Latino 4% Two or more races 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.57%
• Current HPI: 427.4453
• Rent YoY: ▲ 5.25%
• 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

-60.3% since first listed

22 events — show timeline

• 2026-06-13 Price Changed $145,000 BRIGHT MLS
• 2026-06-06 Price Changed $160,000 BRIGHT MLS
• 2026-06-05 Relisted — BRIGHT MLS
• 2026-05-31 Contingent — BRIGHT MLS
• 2026-05-12 Listed $159,995 BRIGHT MLS
• 2025-05-01 Sold (Public Records) $80,000 Public Records
• 2023-01-20 Sold (Public Records) $149,938 Public Records
• 2020-04-14 Listing Removed — BRIGHT MLS
• 2020-04-07 Price Changed $65,000 BRIGHT MLS
• 2019-05-30 Listed $80,000 BRIGHT MLS
• 2010-10-06 Delisted — MRIS
• 2010-08-27 Sold (MLS) $17,100 BRIGHT MLS
• 2010-08-27 Sold (MLS) $17,100 MRIS
• 2010-07-29 Pending — MRIS
• 2010-07-23 Listing Removed — BRIGHT MLS
• 2010-06-14 Price Changed $17,100 MRIS
• 2010-06-04 Listed $18,000 MRIS
• 2010-06-04 Listed $17,100 BRIGHT MLS
• 2002-05-03 Sold (Public Records) $49,500 Public Records
• 1999-10-01 Delisted — MRIS
• 1999-06-03 Listed — MRIS
• 1991-11-07 Sold (Public Records) $365,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,177 · +17.2% YoY. Source: county tax records.