705 Woodbourne Ave · Baltimore, MD 21212

$70,000

3 bd · 1.0 ba · 1,908 sqft · SingleFamily public records · 57 Days on market

Built 1910 0.31 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.2/10.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/29/2026 @ 10:00 AM. Bidding ends 6/2/2026 @ 12:10 PM. List Price is Suggested Opening Bid. Deposit: $15,000. Discover incredible potential in this expansive 2,800 SF residence. Boasting over 1,900 SF of above-grade living space plus a 900 SF basement, this vacant property is a blank canvas ready for your vision. The versatile layout allows for a modern open-concept first floor featuring a chef’s kitchen with a breakfast island, a formal dining room, and a living area. Ideally configured for multi-generational living, the home can accommodate a first-floor in-law suite with a full bath, plus three additional bedrooms and a full bath upstairs. Just minutes from the Woodbourne and York Road commercial districts and easy access to the York Road corridor. Ample parking for up to 4 vehicles.

Key facts

• Breakfast island
• Formal dining room
• Ample parking

Tags

• CHEF'S KITCHEN
• BREAKFAST ISLAND
• FORMAL DINING ROOM
• FIRST-FLOOR IN-LAW SUITE
• MULTI-GENERATIONAL LIVING
• AMPLE PARKING

🔨 Auction listing. The $70,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $322,751 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.5% vs local median 6.0% in Baltimore — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+4.7%/yr); 133 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $10k 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 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.63% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.37%
• DSCR: 0.72
• GRM: 13.2

CMA / ARV

• ARV (median comp): $322,751
• List price: $70,000
• Delta: -78.31%
• 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
310 Thornhill Rd	0.47mi	3/2.0	1,892 (-1%)	1mo	$660,000	$349	72
5302 Saint Georges Ave	0.28mi	3/3.0	1,840 (-4%)	3mo	$180,000	$98	70
5802 Clearspring Rd	0.42mi	3/2.0	1,962 (+3%)	2mo	$316,000	$161	70
5306 Kenilworth Ave	0.36mi	3/2.5	1,857 (-3%)	5mo	$340,000	$183	69
325 Broadmoor Rd	0.39mi	3/3.0	1,850 (-3%)	0mo	$580,000	$314	68
311 Woodbourne Ave	0.26mi	3/2.0	1,732 (-9%)	5mo	$343,000	$198	64
442 Rosebank Ave	0.64mi	3/2.0	1,930 (+1%)	3mo	$275,000	$142	62
5315 Midwood Ave	0.23mi	4/3.0 (+1)	2,070 (+8%)	1mo	$359,900	$174	62
328 Paddington Rd	0.34mi	3/1.5	1,660 (-13%)	2mo	$394,000	$237	59
828 E Belvedere Ave	0.53mi	3/2.0	1,674 (-12%)	0mo	$290,000	$173	51
610 Saint Dunstans Rd	0.43mi	3/1.5	1,640 (-14%)	7mo	$330,000	$201	48
5728 Govane Ave	0.37mi	4/2.0 (+1)	1,624 (-15%)	2mo	$247,000	$152	47

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.12×
• Total profit: $-79,451
• Equity at exit: $48,123

10-year hold

• IRR: -18.0%
• Equity multiple: -0.04×
• Total profit: $-94,137
• Equity at exit: $27,906

Cash invested: $90,370 (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 21212

• Rents YoY: 4.7%
• Active inventory: 133
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,693
• Tax from tax record: −$262 /mo · $3,145/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-479

Break-even live

Break-even rent $2,644

Max offer price $238,062

Occupancy floor —

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: $80,688
• Closing costs: $9,683
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Harwood Ave Baltimore, MD	2.0	1.0	2056	$1,350	$0.66	44d	1	0.20mi
1008 Tunbridge Rd Baltimore, MD	3.0	2.0	1732	$2,050	$1.18	24d	1	0.32mi
5622 Midwood Ave Baltimore, MD	3.0	2.0	1452	$2,300	$1.58	44d	1	0.35mi
5626 Midwood Ave Unit 2 Baltimore, MD	2.0	1.0	1452	$1,100	$0.76	24d	1	0.36mi
510 Winston Ave Baltimore, MD	4.0	2.0	1600	$2,800	$1.75	20d	1	0.36mi
828 Saint Dunstans Rd Baltimore, MD	3.0	2.0	1544	$2,000	$1.30	24d	1	0.41mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	44d	1	0.49mi
514 Radnor Ave Baltimore, MD	3.0	1.5	1575	$1,500	$0.95	44d	1	0.50mi
804 Radnor Ave Baltimore, MD	3.0	1.0	1654	$2,000	$1.21	44d	1	0.53mi
1224 Winston Ave Baltimore, MD	3.0	2.0	1248	$2,100	$1.68	18d	1	0.58mi
4754 Alhambra Ave Baltimore, MD	3.0	2.0	1876	$1,500	$0.80	24d	1	0.60mi
5204 Kelway Rd Baltimore, MD	3.0	2.0	1666	$2,350	$1.41	24d	1	0.68mi
5520 Sagra Rd Baltimore, MD	3.0	1.5	1650	$1,900	$1.15	44d	1	0.71mi
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	20d	1	0.72mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	44d	1	0.78mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	20d	1	0.78mi
6008 Clearspring Rd Baltimore, MD	4.0	2.5	1758	$3,600	$2.05	24d	1	0.80mi
1111 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	1452	$1,050	$0.72	44d	1	0.82mi
706 E 43rd St Baltimore, MD	4.0	1.5	1596	$1,899	$1.19	2d	1	0.89mi
4303 York Rd #3 Baltimore, MD	2.0	1.0	1680	$1,400	$0.83	44d	1	0.97mi
6159 Parkway Dr Apt 1 Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	24d	1	1.01mi
6159 Parkway Dr Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	22d	1	1.01mi
1545 E Cold Spring Ln Baltimore, MD	4.0	2.0	1240	$2,000	$1.61	44d	1	1.08mi
6189 Northwood Dr Baltimore, MD	4.0	2.0	1400	$2,200	$1.57	44d	1	1.09mi
513 E 41st St Baltimore, MD	4.0	1.5	1620	$1,900	$1.17	44d	1	1.09mi
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	11d	1	1.10mi
100 E Melrose Ave Baltimore, MD	2.0–3.0	2.0–2.5	1750	$3,345	$1.91	4d	2	1.12mi
4033 Greenmount Ave Baltimore, MD	2.0	2.5	1860	$2,550	$1.37	24d	1	1.12mi
1508 Gleneagle Rd Baltimore, MD	3.0	2.0	1824	$2,180	$1.20	4d	1	1.18mi
1804 Winford Rd Baltimore, MD	3.0	1.5	1600	$2,100	$1.31	24d	1	1.26mi
4006 Loch Raven Blvd Baltimore, MD	3.0	2.5	2016	$2,695	$1.34	18d	1	1.30mi
1539 Ralworth Rd Baltimore, MD	3.0	2.0	1580	$1,950	$1.23	15d	1	1.33mi
1908 E Belvedere Ave Baltimore, MD	4.0	2.0	1425	$1,950	$1.37	20d	1	1.42mi
1646 Wadsworth Way Baltimore, MD	3.0	1.0	1520	$2,100	$1.38	11d	1	1.43mi
1444 Meridene Dr Baltimore, MD	3.0	1.5	1520	$1,950	$1.28	44d	1	1.43mi
2028 Hillenwood Rd Baltimore, MD	4.0	2.0	1820	$2,100	$1.15	22d	1	1.44mi

Listing history 36 events

1. 2026-06-18
   days on market $70,000 Active 57 DOM
2. 2026-06-17
   pricedays on market $70,000 Active 56 DOM
3. 2026-06-16
   days on market $90,000 Active 55 DOM
4. 2026-06-15
   days on market $90,000 Active 54 DOM
5. 2026-06-13
   days on market $90,000 Active 52 DOM
6. 2026-06-09
   days on market $90,000 Active 48 DOM
7. 2026-06-08
   days on market $90,000 Active 47 DOM
8. 2026-06-07
   days on market $90,000 Active 46 DOM
9. 2026-06-04
   days on market $90,000 Active 43 DOM
10. 2026-06-03
    days on market $90,000 Active 42 DOM
11. 2026-06-02
    days on market $90,000 Active 41 DOM
12. 2026-06-01
    days on market $90,000 Active 40 DOM
13. 2026-05-31
    days on market $90,000 Active 39 DOM
14. 2026-04-22
    listed $90,000 Active 915-char remark

    Show marketing remark (915 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/29/2026 @ 10:00 AM. Bidding ends 6/2/2026 @ 12:10 PM. List Price is Suggested Opening Bid. Deposit: $15,000. Discover incredible potential in this expansive 2,800 SF residence. Boasting over 1,900 SF of above-grade living space plus a 900 SF basement, this vacant property is a blank canvas ready for your vision. The versatile layout allows for a modern open-concept first floor featuring a chef’s kitchen with a breakfast island, a formal dining room, and a living area. Ideally configured for multi-generational living, the home can accommodate a first-floor in-law suite with a full bath, plus three additional bedrooms and a full bath upstairs. Just minutes from the Woodbourne and York Road commercial districts and easy access to the York Road corridor. Ample parking for up to 4 vehicles.

15. 2026-04-10
    soldstatus $75,000 Closed 195-char remark

    Show marketing remark (195 chars)

    Single Family Home located in Woodbourne-McCabe community features 3 BD, 1.5 Bathroom. Large Living/Ding Room combo with Fireplace. Kitchen with space for table and sliding door to the back yard.

16. 2026-03-10
    historical 195-char remark

    Show marketing remark (195 chars)

    Single Family Home located in Woodbourne-McCabe community features 3 BD, 1.5 Bathroom. Large Living/Ding Room combo with Fireplace. Kitchen with space for table and sliding door to the back yard.

17. 2026-03-10
    listed $74,900 195-char remark

    Show marketing remark (195 chars)

    Single Family Home located in Woodbourne-McCabe community features 3 BD, 1.5 Bathroom. Large Living/Ding Room combo with Fireplace. Kitchen with space for table and sliding door to the back yard.

18. 2025-04-11
    status Pending
19. 2025-04-11
    historical
20. 2025-04-02
    status Active
21. 2025-03-25
    status Pending
22. 2025-03-12
    listed $127,310 Active
23. 2023-10-09
    historical
24. 2023-07-26
    status Active
25. 2023-06-18
    historical Active Under Contract
26. 2023-05-31
    status Active
27. 2023-05-11
    historical Active Under Contract
28. 2023-04-21
    status Active
29. 2023-04-09
    status Pending
30. 2023-03-27
    status Active
31. 2023-03-04
    status Pending
32. 2023-02-23
    historical Active Under Contract
33. 2022-10-20
    listed $239,900 Active
34. 2006-04-14
    soldstatus $105,698
35. 2003-03-12
    soldstatus $65,000
36. 1988-06-21
    soldstatus $43,000

ⓘ 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: $3,145 · $262/mo
• Projected year-2 tax: $3,145 · $262/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 6/10 Major 7 d/yr ≥103°F today · 14 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: $24,451
• − Mortgage interest: −$18,079
• − Property taxes: −$3,145
• − Insurance: −$1,614
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$9,389
• Taxable loss: −$11,688
• Est. tax savings @ 24.0%: +$2,805
• After-tax cash flow: $-2,948/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): 33,974
• Household income: $96,685
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 769.0

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 0.64)
• Race & ethnicity: White 49% Black 35% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -392.44%
• Current HPI: 267.4569
• Rent YoY: ▲ 4.65%
• 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

+109.3% since first listed

23 events — show timeline

• 2026-04-22 Listed $90,000 BRIGHT MLS
• 2026-04-10 Sold (MLS) $75,000 BRIGHT MLS
• 2026-03-10 Listed $74,900 BRIGHT MLS
• 2026-03-10 Listing Removed — BRIGHT MLS
• 2025-04-11 Pending — BRIGHT MLS
• 2025-04-11 Listing Removed — BRIGHT MLS
• 2025-04-02 Relisted — BRIGHT MLS
• 2025-03-25 Pending — BRIGHT MLS
• 2025-03-12 Listed $127,310 BRIGHT MLS
• 2023-10-09 Listing Removed — BRIGHT MLS
• 2023-07-26 Relisted — BRIGHT MLS
• 2023-06-18 Contingent — BRIGHT MLS
• 2023-05-31 Relisted — BRIGHT MLS
• 2023-05-11 Contingent — BRIGHT MLS
• 2023-04-21 Relisted — BRIGHT MLS
• 2023-04-09 Pending — BRIGHT MLS
• 2023-03-27 Relisted — BRIGHT MLS
• 2023-03-04 Pending — BRIGHT MLS
• 2023-02-23 Contingent — BRIGHT MLS
• 2022-10-20 Listed $239,900 BRIGHT MLS
• 2006-04-14 Sold (Public Records) $105,698 Public Records
• 2003-03-12 Sold (Public Records) $65,000 Public Records
• 1988-06-21 Sold (Public Records) $43,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,145 · +26.3% YoY. Source: county tax records.