618 Umbra St · Baltimore, MD 21224

$209,900

3 bd · 1.0 ba · 1,024 sqft · Townhouse public records · 47 Days on market

Built 1954 1,040 sqft lot $205/sqft · 7% above area Est $197k · 7% over

---

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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• ARV discount +4.5/15.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEAT AS A PIN! WELL APPOINTED AND CAREFULLY MAINTAINED BRICK TOWNHOME LOCATED IN THE HEART OF GREEKTOWN!! FRESHLY PAINTED THROUGHOUT - DECORATOR NEUTRAL COLORS, BRAND NEW WALL-TO WALL CARPETING & PADDING - LR, DR, HALL & STAIRS (SOLID HARDWOOD FLOORS UNDERNEATH CARPET). EAT-IN KITCHEN WITH ATTRACTIVE WOOD CABINETRY, ALL APPLIANCES ARE INCLUDED, SPACIOUS LOWER-LEVEL FAMILY ROOM WITH 2 WALK-IN CLOSETS, LARGE UTILITY ROOM, NEW RHEEM GAS HEAT/CENTRAL AIR SYSTEM - 2023, NEW WATER HEATER - 2023, UPDATED ELECTRIC PANEL, ROOF RECENTLY INSPECTED, RELAX ON THE 11' X 06' COVERED BRICK FRONT PORCH OR THE 12' X 07' COVERED PATIO OUT BACK! OVERSIZED 1 CAR PARKING PAD IN REAR FOR PARKING CONVENIENCE! FABULOUS LOCATION - WITHIN WALKING DISTANCE TO THE BAYVIEW HOSPITAL CAMPUS AND THE SHOPS AT YARD 56! WELL MANICURED COMMUNITY!!!

Key facts

• Brick townhome
• New gas heat system
• Freshly painted

Tags

• BRICK TOWNHOME
• FRESHLY PAINTED
• EAT-IN KITCHEN
• WOOD CABINETRY
• NEW GAS HEAT SYSTEM
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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: John Ruhrah Elementary/Middle (math 3% / reading 7%, grade F, #766 of 860 statewide, top 93%, 930 students, 62% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 52% FRL vs 79% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 12% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Baltimore City Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.3%/yr); 393 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 31% of the median local income ($89k/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 $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 47 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1954 — 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: 1.10% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $196,734
• List price: $209,900
• Delta: 6.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 Umbra St	0.00mi	3/1.0	1,024 (0%)	0mo	$209,900	$205	100
620 Savage St	0.10mi	3/2.0	1,128 (+10%)	2mo	$91,000	$81	73
621 Ponca St	0.23mi	3/2.0	1,116 (+9%)	1mo	$300,000	$269	70
319 S Newkirk St	0.38mi	3/1.0	1,105 (+8%)	2mo	$114,000	$103	67
4900 Fait Ave	0.23mi	3/2.0	1,116 (+9%)	6mo	$196,000	$176	65
402 Drew St	0.40mi	2/1.0 (-1)	1,068 (+4%)	9mo	$155,820	$146	62
316 Hornel St	0.62mi	2/1.0 (-1)	990 (-3%)	0mo	$140,000	$141	60
12 Kresson St	0.74mi	3/1.0	1,092 (+7%)	2mo	$80,000	$73	53
319 Joplin St	0.73mi	2/1.0 (-1)	1,050 (+2%)	7mo	$154,000	$147	51
334 Kane St	0.74mi	2/2.0 (-1)	1,050 (+2%)	9mo	$195,000	$186	45
424 Grundy St	0.71mi	2/1.0 (-1)	942 (-8%)	9mo	$189,000	$201	41
634 Grundy St	0.70mi	2/1.5 (-1)	1,168 (+14%)	3mo	$303,500	$260	34

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-11,559
• Equity at exit: $31,297

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $8,505
• Equity at exit: $18,148

Cash invested: $58,772 (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 21224

• Rents YoY: 1.3%
• Active inventory: 393
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$230 /mo · $2,759/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $413

Break-even live

Break-even rent $1,795

Max offer price $209,900

Occupancy floor 77%

Sensitivity live

Price	-10% $532	-5% $473	+0% $413	+5% $354	+10% $294
Rent	-10% $230	-5% $322	+0% $413	+5% $505	+10% $596
Rate	-1.0pp $519	-0.5pp $467	base $413	+0.5pp $359	+1.0pp $303

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Umbra St Baltimore, MD	3.0	1.5	1274	$2,000	$1.57	20d	1	0.08mi
560 Bayview Blvd Baltimore, MD	1.0–3.0	1.0–3.0	1108	$3,372	$3.04	0d	29	0.08mi
611 Oldham St Baltimore, MD	2.0	1.0	1148	$1,800	$1.57	14d	1	0.30mi
410 S Newkirk St Baltimore, MD	2.0	1.5	1330	$1,580	$1.19	45d	1	0.38mi
456 Elrino St Unit B Baltimore, MD	2.0	1.0	800	$1,600	$2.00	45d	1	0.39mi
527 S Lehigh St Baltimore, MD	3.0	2.0	1320	$2,325	$1.76	45d	1	0.42mi
335 Drew St Unit 1 Baltimore, MD	2.0	1.0	1460	$1,600	$1.10	26d	1	0.43mi
4505 Foster Ave Baltimore, MD	3.0	3.0	1376	$2,650	$1.93	26d	1	0.45mi
442 Folcroft St Unit A Baltimore, MD	2.0	1.5	1071	$1,600	$1.49	5d	1	0.45mi
434 Folcroft St Unit A Baltimore, MD	3.0	1.5	1260	$1,500	$1.19	45d	1	0.45mi
1207 Anglesea St Baltimore, MD	2.0	2.0	1162	$2,150	$1.85	6d	1	0.48mi
328 Folcroft St Baltimore, MD	3.0	2.0	1460	$2,300	$1.58	26d	1	0.50mi
133 S Macon St Baltimore, MD	2.0	2.5	1440	$2,400	$1.67	20d	1	0.52mi
340 Gusryan St Baltimore, MD	3.0	2.0	1300	$2,500	$1.92	45d	1	0.53mi
338 Gusryan St Baltimore, MD	2.0	1.5	1218	$1,700	$1.40	26d	1	0.53mi
363 Gusryan St Baltimore, MD	2.0	2.0	840	$1,950	$2.32	14d	1	0.54mi
416 Hornel St Unit 2 Baltimore, MD	2.0	1.0	1470	$1,400	$0.95	26d	1	0.55mi
502 S Haven St Baltimore, MD	2.0	2.5	1440	$2,400	$1.67	26d	1	0.67mi
502 S Haven St Baltimore, MD	2.0	2.5	1440	$2,400	$1.67	18d	1	0.67mi
4015 Eastern Ave Unit 2L Baltimore, MD	3.0	2.0	1100	$1,800	$1.64	45d	1	0.69mi
611 Grundy St Baltimore, MD	3.0	2.0	1434	$2,700	$1.88	26d	1	0.70mi
334 Kane St Baltimore, MD	2.0	2.0	1050	$1,675	$1.60	26d	1	0.71mi
3905 Bank St Baltimore, MD	4.0	1.0–3.0	909	$2,828	$3.11	0d	18	0.76mi
223 Grundy St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	26d	1	0.77mi
3850 Boston St Baltimore, MD	2.0	1.0–2.0	854	$3,378	$3.96	0d	23	0.77mi
321 Fagley St Baltimore, MD	2.0	1.0	800	$1,650	$2.06	22d	1	0.79mi
1504 Elrino St Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	6d	1	0.81mi
6710 Hudson St Baltimore, MD	4.0	4.0	1156	$3,500	$3.03	26d	1	0.87mi
115 S Eaton St Baltimore, MD	3.0	2.5	1393	$1,800	$1.29	18d	1	0.90mi
3610 Dillon St Baltimore, MD	1.0–2.0	1.0–2.0	828	$2,820	$3.41	45d	1	0.92mi
3710 E Pratt St Baltimore, MD	2.0	3.5	1230	$1,900	$1.54	26d	1	0.93mi
3700 Toone St Baltimore, MD	1.0–2.0	1.0–2.0	1093	$3,218	$2.94	0d	30	0.94mi
1613 Elrino St Baltimore, MD	2.0	1.0	700	$1,350	$1.93	45d	1	0.97mi
3518 Elliott St Baltimore, MD	3.0	2.5	1036	$2,800	$2.70	20d	1	1.01mi
6802 Conley St Baltimore, MD	2.0	1.5	939	$1,750	$1.86	24d	1	1.03mi
235 S Highland Ave Baltimore, MD	2.0	1.5	1222	$2,000	$1.64	26d	1	1.04mi
400 S Highland Ave Unit 402 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	45d	1	1.04mi
3306 Fleet St Baltimore, MD	4.0	3.0	1308	$3,500	$2.68	45d	1	1.05mi
3436 Leverton Ave Baltimore, MD	3.0	3.5	1500	$2,350	$1.57	26d	1	1.05mi
6905 Bank St Baltimore, MD	2.0	1.5	784	$1,650	$2.10	45d	1	1.07mi

Listing history 2 events

1. 2026-05-17
   status Pending 845-char remark

   Show marketing remark (845 chars)

   NEAT AS A PIN! WELL APPOINTED AND CAREFULLY MAINTAINED BRICK TOWNHOME LOCATED IN THE HEART OF GREEKTOWN!! FRESHLY PAINTED THROUGHOUT - DECORATOR NEUTRAL COLORS, BRAND NEW WALL-TO WALL CARPETING & PADDING - LR, DR, HALL & STAIRS (SOLID HARDWOOD FLOORS UNDERNEATH CARPET). EAT-IN KITCHEN WITH ATTRACTIVE WOOD CABINETRY, ALL APPLIANCES ARE INCLUDED, SPACIOUS LOWER-LEVEL FAMILY ROOM WITH 2 WALK-IN CLOSETS, LARGE UTILITY ROOM, NEW RHEEM GAS HEAT/CENTRAL AIR SYSTEM - 2023, NEW WATER HEATER - 2023, UPDATED ELECTRIC PANEL, ROOF RECENTLY INSPECTED, RELAX ON THE 11' X 06' COVERED BRICK FRONT PORCH OR THE 12' X 07' COVERED PATIO OUT BACK! OVERSIZED 1 CAR PARKING PAD IN REAR FOR PARKING CONVENIENCE! FABULOUS LOCATION - WITHIN WALKING DISTANCE TO THE BAYVIEW HOSPITAL CAMPUS AND THE SHOPS AT YARD 56! WELL MANICURED COMMUNITY!!!

2. 2026-03-31
   listed $209,900 Active 845-char remark

   Show marketing remark (845 chars)

   NEAT AS A PIN! WELL APPOINTED AND CAREFULLY MAINTAINED BRICK TOWNHOME LOCATED IN THE HEART OF GREEKTOWN!! FRESHLY PAINTED THROUGHOUT - DECORATOR NEUTRAL COLORS, BRAND NEW WALL-TO WALL CARPETING & PADDING - LR, DR, HALL & STAIRS (SOLID HARDWOOD FLOORS UNDERNEATH CARPET). EAT-IN KITCHEN WITH ATTRACTIVE WOOD CABINETRY, ALL APPLIANCES ARE INCLUDED, SPACIOUS LOWER-LEVEL FAMILY ROOM WITH 2 WALK-IN CLOSETS, LARGE UTILITY ROOM, NEW RHEEM GAS HEAT/CENTRAL AIR SYSTEM - 2023, NEW WATER HEATER - 2023, UPDATED ELECTRIC PANEL, ROOF RECENTLY INSPECTED, RELAX ON THE 11' X 06' COVERED BRICK FRONT PORCH OR THE 12' X 07' COVERED PATIO OUT BACK! OVERSIZED 1 CAR PARKING PAD IN REAR FOR PARKING CONVENIENCE! FABULOUS LOCATION - WITHIN WALKING DISTANCE TO THE BAYVIEW HOSPITAL CAMPUS AND THE SHOPS AT YARD 56! WELL MANICURED COMMUNITY!!!

ⓘ 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: $2,759 · $230/mo
• Projected year-2 tax: $2,759 · $230/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $27,817
• − Mortgage interest: −$11,758
• − Property taxes: −$2,759
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$6,106
• Taxable income: $1,694
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $4,552/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): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

2 events — show timeline

• 2026-05-17 Pending — BRIGHT MLS
• 2026-03-31 Listed $209,900 BRIGHT MLS

Property tax history

+0.2%/yr

Latest (2025): $2,759 · +4.7% YoY. Source: county tax records.