1101 W Lanvale St #2 · Baltimore, MD 21217

$50,000

2 bd · 1.0 ba · 965 sqft · Condo public records · 30 Days on market

Built 1991 $100/mo HOA · 7% of rent ↓ 26% 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
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with incredible potential. This 2-bedroom, 1-bath condo is ready for renovation and offers a fantastic opportunity for a fix-and-flip, rental investment, or owner-occupant looking to build equity through a manageable rehab project. Property is being sold strictly AS-IS

Key facts

• $100 HOA
• Built 1991
• Listed 29 days

Property features AI

Finance

• Other: Pets allowed with no pet restrictions; Located within city limits (Baltimore City)
• HOA & community: Monthly condo fee of $100; HOA fee covers common area maintenance and parking

Exterior

• Parking: Parking lot (common parking)
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on floor 1
• Construction: Brick construction; Above-grade and below-grade structures
• Exterior features: Parking lot available; Can park in open parking lot behind the building; unit entrance directly from the parking lot

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Living area source: Assessor; No basement; Level entry with no stairs; Has 1 fireplace
• Laundry & utility: Washer and dryer in unit; Washer/Dryer hook up in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.3% 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: Rents rising fast (+6.6%/yr); 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,482/mo this rent would consume 46% of the median local household income ($38k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 + 6.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $49,250 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.96% ✓
• Cap rate: 23.29%
• Cash-on-cash: 60.70%
• DSCR: 3.70
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 64.1%
• Equity multiple: 4.05×
• Total profit: $42,709
• Equity at exit: $7,455

10-year hold

• IRR: 69.8%
• Equity multiple: 9.60×
• Total profit: $120,465
• Equity at exit: $4,323

Cash invested: $14,000 (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 21217

• Rents YoY: 6.6%
• Active inventory: 334
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$262
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$21
• HOA: −$100
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $708

Break-even live

Break-even rent $586

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $737	-5% $722	+0% $708	+5% $694	+10% $680
Rent	-10% $591	-5% $650	+0% $708	+5% $767	+10% $825
Rate	-1.0pp $733	-0.5pp $721	base $708	+0.5pp $695	+1.0pp $682

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 N Arlington Ave Unit 1 Baltimore, MD	1.0	1.0	551	$999	$1.81	19d	1	0.13mi
1315 Harlem Ave Unit C Baltimore, MD	2.0	1.0	900	$1,425	$1.58	44d	1	0.21mi
1315 Harlem Ave Unit B Baltimore, MD	2.0	1.0	900	$1,425	$1.58	25d	1	0.21mi
1339 W Lafayette Ave #1 Baltimore, MD	2.0	2.0	700	$1,600	$2.29	13d	1	0.22mi
1110 Shields Pl Unit 1129 Baltimore, MD	2.0	1.0	770	$1,100	$1.43	44d	1	0.30mi
1719 Pennsylvania Ave Baltimore, MD	1.0	1.0	540	$1,200	$2.22	19d	1	0.42mi
1346 N Carey St Baltimore, MD	2.0	1.5	1100	$1,500	$1.36	44d	1	0.49mi
1306 McCulloh St #1 Baltimore, MD	1.0	1.0	750	$1,200	$1.60	44d	1	0.53mi
1409 McCulloh St Unit McCulloh UA Baltimore, MD	2.0	1.5	1080	$1,550	$1.44	44d	1	0.55mi
101 N Schroeder St Baltimore, MD	3.0	1.0–2.0	1037	$2,481	$2.39	3d	12	0.55mi
1524 Madison Ave Unit 1 Baltimore, MD	2.0	2.0	800	$1,600	$2.00	25d	1	0.60mi
1847 Druid Hill Ave Unit B Baltimore, MD	1.0	1.0	600	$1,250	$2.08	44d	1	0.61mi
1410 Eutaw Pl Unit 6 Baltimore, MD	1.0	1.0	750	$1,500	$2.00	44d	1	0.64mi
1310 Eutaw Pl Unit 4 Baltimore, MD	1.0	1.0	1100	$1,500	$1.36	44d	1	0.65mi
28 N Norris St Baltimore, MD	1.0	2.0	700	$1,450	$2.07	44d	1	0.65mi
1920 McCulloh St Apt 2 Baltimore, MD	2.0	1.0	1000	$1,450	$1.45	44d	1	0.67mi
1534 N Stricker St Baltimore, MD	2.0	1.5	900	$1,475	$1.64	16d	1	0.67mi
1909 McCulloh St Unit 2 Baltimore, MD	2.0	1.0	717	$1,300	$1.81	25d	1	0.68mi
2028 Druid Hill Ave Unit 2 Baltimore, MD	1.0	1.0	657	$1,199	$1.82	44d	1	0.68mi
1562 N Woodyear St Baltimore, MD	2.0	1.5	788	$1,325	$1.68	25d	1	0.69mi
1931 McCulloh St Unit 1 Baltimore, MD	3.0	1.0	1000	$1,500	$1.50	44d	1	0.70mi
1123 N Eutaw St Baltimore, MD	2.0	2.0	1052	$1,582	$1.50	5d	4	0.72mi
307 Dolphin St Baltimore, MD	1.0–3.0	1.0	732	$1,624	$2.22	19d	3	0.73mi
48 S Carrollton Ave Unit 4 Baltimore, MD	2.0	1.0	670	$1,600	$2.39	44d	1	0.73mi
1614 N Calhoun St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	44d	1	0.73mi
2037 McCulloh St Unit 3 Baltimore, MD	2.0	2.0	937	$1,650	$1.76	19d	1	0.75mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	5d	1	0.75mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	13d	1	0.75mi
301 McMechen St Baltimore, MD	1.0	1.0	462	$1,201	$2.60	4d	1	0.75mi
1645 N Calhoun St Apt 202 Baltimore, MD	2.0	1.0	650	$1,199	$1.84	44d	1	0.75mi
617 W Lexington St Baltimore, MD	1.0–2.0	1.0	975	$2,200	$2.26	11d	4	0.76mi
422 W Franklin St Apt 1B Baltimore, MD	2.0	2.0	970	$1,500	$1.55	44d	1	0.76mi
628 N Eutaw St Baltimore, MD	1.0–3.0	1.0–2.0	824	$1,605	$1.95	3d	6	0.77mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	5d	1	0.77mi
2143 Druid Hill Ave Unit 2 Baltimore, MD	2.0	1.0	915	$1,400	$1.53	44d	1	0.77mi
318 N Paca St Unit 10 Baltimore, MD	2.0	1.0	600	$1,200	$2.00	23d	1	0.78mi
318 N Paca St Unit 9 Baltimore, MD	1.0	1.0	600	$1,000	$1.67	44d	1	0.78mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	44d	1	0.79mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	25d	1	0.79mi
1202 Bolton St #1 Baltimore, MD	1.0	1.0	1000	$2,000	$2.00	44d	1	0.81mi

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $50,000 Active 30 DOM
2. 2026-06-18
   days on market $50,000 Active 27 DOM
3. 2026-06-17
   days on market $50,000 Active 26 DOM
4. 2026-06-16
   days on market $50,000 Active 25 DOM
5. 2026-06-15
   days on market $50,000 Active 24 DOM
6. 2026-06-13
   days on market $50,000 Active 22 DOM
7. 2026-06-09
   days on market $50,000 Active 18 DOM
8. 2026-06-08
   days on market $50,000 Active 17 DOM
9. 2026-06-07
   days on market $50,000 Active 16 DOM
10. 2026-06-04
    days on market $50,000 Active 13 DOM
11. 2026-06-03
    days on market $50,000 Active 12 DOM
12. 2026-06-02
    days on market $50,000 Active 11 DOM
13. 2026-06-01
    days on market $50,000 Active 10 DOM
14. 2026-05-31
    days on market $50,000 Active 9 DOM
15. 2026-05-22
    listed $50,000 Active
16. 1990-04-02
    soldstatus $67,500

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,786
• − Mortgage interest: −$2,801
• − Property taxes: −$956
• − Insurance: −$250
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − HOA: −$1,200
• − Depreciation: −$1,455
• Taxable income: $8,279
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $6,512/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

-25.9% since first listed

2 events — show timeline

• 2026-05-22 Listed $50,000 BRIGHT MLS
• 1990-04-02 Sold (Public Records) $67,500 Public Records

Property tax history

-1.7%/yr

Latest (2025): $956 · +5.6% YoY. Source: county tax records.