2902 Clifton Park Ter · Baltimore, MD 21213

$30,000

3 bd · 1.0 ba · 1,344 sqft · Townhouse public records · 17 Days on market

Built 1923 1,306 sqft lot ↓ 29% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 4/28/2026 @ 10:00 AM. Bidding ends 4/30/2026 @ 11:30 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story porch-front townhouse located in the Belair-Edison area. JUST MINUTES to Clifton Park. Easy access to major traffic artery Belair Rd. Property is vacant.

Key facts

• Belair-edison area
• Built 1923
• Listed 17 days

Tags

• 2 STORY PORCH-FRONT TOWNHOUSE
• BELAIR-EDISON AREA
• MINUTES TO CLIFTON PARK

🔨 Auction listing. The $30,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $125,175 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $30k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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; 40 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 42% 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 $154 of equity ($865 loan paydown + $-711 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 6.3% of price; built in 1923 — 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 $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.45% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $125,175
• List price: $30,000
• Delta: -76.03%
• 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
2902 Clifton Park Ter	0.00mi	3/1.5	1,344 (0%)	1mo	$66,000	$49	98
3114 Mareco Ave	0.17mi	3/2.0	1,410 (+5%)	2mo	$125,000	$89	78
2821 Erdman Ave	0.05mi	2/2.0 (-1)	1,260 (-6%)	0mo	$75,000	$60	78
3533 Elmley Ave	0.44mi	3/1.5	1,344 (0%)	1mo	$70,000	$52	76
2846 Lake Ave	0.19mi	4/2.5 (+1)	1,455 (+8%)	2mo	$235,000	$162	65
3733 Ravenwood Ave	0.74mi	3/2.0	1,350 (+0%)	1mo	$135,000	$100	60
3406 Ramona Ave	0.69mi	3/2.0	1,408 (+5%)	0mo	$85,000	$60	56
3564 Elmora Ave	0.54mi	3/1.5	1,478 (+10%)	1mo	$133,500	$90	55
3238 Ravenwood Ave	0.47mi	3/1.5	1,158 (-14%)	0mo	$70,000	$60	53
3532 Cliftmont Ave	0.64mi	3/2.0	1,200 (-11%)	2mo	$168,000	$140	47
3555 Elmora Ave	0.55mi	4/2.0 (+1)	1,178 (-12%)	1mo	$254,000	$216	44
3838 Lyndale Ave	0.71mi	2/2.0 (-1)	1,190 (-12%)	2mo	$113,500	$95	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 1.95×
• Total profit: $33,360
• Equity at exit: $32,832

10-year hold

• IRR: 26.3%
• Equity multiple: 4.04×
• Total profit: $106,460
• Equity at exit: $36,760

Cash invested: $35,049 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,878/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $567

Break-even live

Break-even rent $1,095

Max offer price $125,175

Occupancy floor 64%

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: $31,294
• Closing costs: $3,755
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3436 Cardenas Ave Baltimore, MD	2.0	1.0	1146	$1,395	$1.22	43d	1	0.18mi
2828 Lake Ave Baltimore, MD	3.0	2.0	1164	$1,850	$1.59	4d	1	0.19mi
3515 Parklawn Ave Baltimore, MD	3.0	2.0	1240	$1,700	$1.37	2d	1	0.27mi
2817 Pelham Ave Baltimore, MD	3.0	2.0	1464	$1,950	$1.33	23d	1	0.31mi
2837 Pelham Ave Baltimore, MD	4.0	2.0	1164	$1,675	$1.44	43d	1	0.32mi
2848 Pelham Ave Baltimore, MD	3.0	2.0	1164	$1,700	$1.46	43d	1	0.34mi
2735 Chesterfield Ave Baltimore, MD	3.0	2.5	1536	$2,000	$1.30	10d	1	0.37mi
3213 Elmley Ave Baltimore, MD	2.0	1.0	1188	$1,395	$1.17	43d	1	0.37mi
3222 Lyndale Ave Unit 1 Baltimore, MD	3.0	1.5	1500	$2,200	$1.47	12d	1	0.38mi
3218 Lyndale Ave Baltimore, MD	3.0	1.5	1020	$1,500	$1.47	23d	1	0.39mi
3335 Lyndale Ave Baltimore, MD	2.0	2.0	1344	$1,600	$1.19	23d	1	0.39mi
3317 Lyndale Ave Baltimore, MD	3.0	1.0	900	$1,300	$1.44	43d	1	0.39mi
3315 Lyndale Ave Baltimore, MD	2.0	1.5	896	$1,650	$1.84	17d	1	0.39mi
3221 Lyndale Ave Baltimore, MD	2.0	2.0	1020	$1,700	$1.67	23d	1	0.40mi
3326 Elmora Ave Baltimore, MD	3.0	1.0	1200	$1,450	$1.21	23d	1	0.41mi
3339 Elmora Ave Baltimore, MD	3.0	2.0	896	$1,600	$1.79	43d	1	0.43mi
2113 Belair Rd Baltimore, MD	3.0	1.0	1344	$1,795	$1.34	43d	1	0.44mi
3551 Elmley Ave Baltimore, MD	3.0	1.5	1872	$2,095	$1.12	23d	1	0.45mi
3322 Ravenwood Ave Baltimore, MD	3.0	2.0	932	$1,800	$1.93	23d	1	0.45mi
3028 Kenyon Ave Baltimore, MD	2.0	2.0	1075	$1,395	$1.30	43d	1	0.47mi
3343 Ravenwood Ave Unit 3343 Baltimore, MD	2.0	2.0	948	$1,855	$1.96	17d	1	0.47mi
3512 Elmora Ave Baltimore, MD	3.0	1.5	1472	$1,900	$1.29	20d	1	0.47mi
3610 Elmley Ave Baltimore, MD	2.0	1.5	1200	$1,550	$1.29	20d	1	0.50mi
3519 Kentucky Ave Baltimore, MD	3.0	2.0	1536	$2,100	$1.37	10d	1	0.55mi
3525 Kentucky Ave Baltimore, MD	3.0	1.5	1536	$1,950	$1.27	43d	1	0.56mi
3305 Dudley Ave Baltimore, MD	3.0	2.0	1413	$1,950	$1.38	43d	1	0.59mi
3300 Dudley Ave Baltimore, MD	4.0	2.0	1724	$2,200	$1.28	43d	1	0.61mi
3902 Erdman Ave Unit 1 Baltimore, MD	2.0	1.0	1000	$1,275	$1.27	23d	1	0.65mi
3572 Juneway Unit 1 Baltimore, MD	2.0	1.0	1800	$1,200	$0.67	43d	1	0.65mi
3603 Ravenwood Ave Unit 1 Baltimore, MD	4.0	1.0	1566	$1,600	$1.02	43d	1	0.65mi
3914 Erdman Ave #1 Baltimore, MD	3.0	1.0	1200	$1,319	$1.10	17d	1	0.67mi
3544 Chesterfield Ave Baltimore, MD	3.0	1.5	1200	$1,635	$1.36	43d	1	0.67mi
4104 Erdman Ave Unit 2 Baltimore, MD	2.0	1.0	1566	$1,075	$0.69	4d	1	0.72mi
1832 E 28th St Baltimore, MD	3.0	1.0	1066	$1,495	$1.40	23d	1	0.75mi
3566 Dudley Ave Baltimore, MD	2.0	1.0	896	$1,800	$2.01	23d	1	0.78mi
4024 Eierman Ave Baltimore, MD	3.0	2.0	1136	$1,825	$1.61	43d	1	0.78mi
1802 E 28th St Baltimore, MD	3.0	1.0	1300	$1,600	$1.23	23d	1	0.79mi
3551 Shannon Dr Baltimore, MD	3.0	2.0	1485	$2,358	$1.59	23d	1	0.79mi
3573 Shannon Dr Baltimore, MD	4.0	2.0	1493	$2,300	$1.54	17d	1	0.81mi
4320 Sheldon Ave Baltimore, MD	3.0	1.5	1280	$1,800	$1.41	23d	1	0.81mi

Listing history 3 events

1. 2026-05-04
   status Pending 383-char remark

   Show marketing remark (383 chars)

   ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 4/28/2026 @ 10:00 AM. Bidding ends 4/30/2026 @ 11:30 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story porch-front townhouse located in the Belair-Edison area. JUST MINUTES to Clifton Park. Easy access to major traffic artery Belair Rd. Property is vacant.

2. 2026-04-17
   listed $30,000 Active 383-char remark

   Show marketing remark (383 chars)

   ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 4/28/2026 @ 10:00 AM. Bidding ends 4/30/2026 @ 11:30 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story porch-front townhouse located in the Belair-Edison area. JUST MINUTES to Clifton Park. Easy access to major traffic artery Belair Rd. Property is vacant.

3. 1989-07-19
   soldstatus $42,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,750
• − Mortgage interest: −$7,012
• − Property taxes: −$1,878
• − Insurance: −$626
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$3,641
• Taxable income: $5,114
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $5,575/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

-29.4% since first listed

3 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-17 Listed $30,000 BRIGHT MLS
• 1989-07-19 Sold (Public Records) $42,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,126 · +7.7% YoY. Source: county tax records.