1813 N Bentalou St · Baltimore, MD 21216

$184,500

3 bd · 2.0 ba · 1,949 sqft · Townhouse · 6 Days on market

Built 1920 1,496 sqft lot Est $218k · 15% under

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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 +21.0/30.0
• ARV discount +14.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully renovated Baltimore gem! Thoughtfully updated from top to bottom, this move-in-ready home offers 3 spacious bedrooms, 2 full bathrooms, and the perfect blend of modern finishes and everyday functionality. Step inside to discover a bright and inviting interior featuring updated flooring, a stylish kitchen, and tastefully renovated bathrooms designed to impress. The open and comfortable layout provides plenty of space for relaxing, entertaining, and making lasting memories. The partially finished basement adds valuable flexibility, offering the potential for a 4th bedroom, home office, fitness area, or additional entertainment space to fit your lifestyle needs

Key facts

• Renovated bathrooms
• Stylish kitchen
• Updated flooring

Tags

• RENOVATED BALTIMORE GEM
• UPDATED FLOORING
• STYLISH KITCHEN
• RENOVATED BATHROOMS
• PARTIALLY FINISHED BASEMENT
• MAJOR COMMUTER ROUTES

Property features AI

Finance

• Other: Not in a federal flood zone; Ground rent paid annually; Pets allowed with no pet restrictions

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Excellent condition; Effective remodel year 2024
• Construction: Brick construction; Concrete perimeter foundation; Above-grade and below-grade finished areas
• Exterior features: Porch(es); Chain link and wood fencing (fully fenced)

Interior

• Kitchen: Built-in microwave; Disposal; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Central heating; Natural gas heating and hot water; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in shower; Ceiling fan(s); Dining area; Recessed lighting; Walk-in closet(s); Partially finished basement
• Laundry & utility: Laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $184k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (3.8% below list).
• Recommended offer: $177k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 (+6.1%/yr); 252 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); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,774/mo this rent would consume 51% of the median local household income ($42k/yr) (locally 2264% 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 $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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $82k; list at $184k implies a 126% 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 $177,409 (3.8% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $218,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1920 N Bentalou St	0.11mi	4/3.5 (+1)	1,928 (-1%)	1mo	$255,000	$132	81
1520 Appleton St	0.33mi	3/3.5	1,920 (-2%)	4mo	$215,000	$112	73
1501 N Payson St N	0.35mi	4/2.0 (+1)	2,000 (+3%)	4mo	$162,000	$81	71
1731 N Bentalou St	0.04mi	4/2.0 (+1)	2,175 (+12%)	5mo	$189,500	$87	69
2117 N Smallwood St	0.24mi	3/2.5	1,680 (-14%)	1mo	$192,000	$114	63
2400 Reisterstown Rd	0.51mi	3/2.0	1,752 (-10%)	5mo	$75,000	$43	55
2324 Koko Ln	0.64mi	4/2.0 (+1)	1,848 (-5%)	5mo	$225,000	$122	52
608 Cumberland St	0.62mi	3/2.0	1,700 (-13%)	2mo	$90,000	$53	48
3226 Tioga Pkwy	0.70mi	3/2.5	1,792 (-8%)	8mo	$250,000	$140	46
2402 Liberty Heights Ave	0.69mi	4/1.5 (+1)	1,800 (-8%)	4mo	$90,000	$50	45
2913 Parkwood Ave	0.62mi	3/1.0	2,160 (+11%)	7mo	$60,500	$28	43
2031 N Dukeland St	0.56mi	4/3.0 (+1)	2,200 (+13%)	7mo	$270,000	$123	38

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,747
• Equity at exit: $27,510

10-year hold

• IRR: 8.8%
• Equity multiple: 1.76×
• Total profit: $39,229
• Equity at exit: $15,952

Cash invested: $51,660 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$968
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $259

Break-even live

Break-even rent $1,446

Max offer price $184,500

Occupancy floor 80%

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	24d	1	0.02mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	11d	1	0.02mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	4d	1	0.12mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	44d	1	0.14mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	4d	1	0.20mi
2128 N Pulaski St Baltimore, MD	4.0	3.0	2166	$2,200	$1.02	44d	1	0.28mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	44d	1	0.35mi
1616 N Fulton Ave Baltimore, MD	3.0	2.0	1620	$1,795	$1.11	4d	1	0.42mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	15d	1	0.53mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$1,141	$1.16	4d	4	0.53mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	18d	1	0.55mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	44d	1	0.55mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	44d	1	0.60mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	24d	1	0.60mi
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	2d	1	0.62mi
3104 Tioga Pkwy Baltimore, MD	3.0	2.0	1640	$2,050	$1.25	22d	1	0.66mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	24d	1	0.68mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	44d	1	0.68mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	3d	1	0.69mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	44d	1	0.73mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	16d	1	0.73mi
2409 Francis St Baltimore, MD	3.0	1.0	1298	$1,500	$1.16	44d	1	0.75mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	3d	1	0.79mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	24d	1	0.79mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	24d	1	0.79mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	44d	1	0.79mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	44d	1	0.80mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	24d	1	0.80mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	0.81mi
3030 Windsor Ave Baltimore, MD	4.0	1.5	2124	$1,995	$0.94	4d	1	0.83mi
1530 N Rosedale St Baltimore, MD	3.0	2.0	1641	$1,895	$1.15	15d	1	0.86mi
1205 Clendenin St Baltimore, MD	3.0	1.5	1560	$800	$0.51	24d	1	0.86mi
2305 Wichita Ave Unit 1 Baltimore, MD	3.0	1.0	1950	$1,300	$0.67	24d	1	0.91mi
1513 N Ellamont St Baltimore, MD	3.0	1.0	1700	$1,700	$1.00	24d	1	0.93mi
2028 Druid Hill Ave Unit 1 Baltimore, MD	3.0	2.5	1437	$1,750	$1.22	3d	1	0.96mi
2028 Druid Hill Ave Baltimore, MD	3.0	2.5	1437	$1,799	$1.25	11d	1	0.96mi
1633 N Hilton St Baltimore, MD	4.0	2.5	1920	$2,600	$1.35	18d	1	0.97mi
2339 Eutaw Pl Ste 1 Baltimore, MD	2.0	1.0	1300	$1,275	$0.98	44d	1	1.00mi
2020 McCulloh St Unit 1 Baltimore, MD	2.0	2.0	2440	$1,650	$0.68	44d	1	1.00mi
2020 McCulloh St Unit 2 Baltimore, MD	2.0	2.0	2440	$1,950	$0.80	44d	1	1.00mi

Listing history 6 events

1. 2026-06-18
   days on market $184,500 Active 6 DOM
2. 2026-06-17
   days on market $184,500 Active 5 DOM
3. 2026-06-16
   days on market $184,500 Active 4 DOM
4. 2026-06-15
   days on market $184,500 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $184,500 Active 1 DOM

ⓘ 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: $1,594 · $133/mo
• Expected delta: +$417/yr (+$35/mo · 35.5%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,289
• − Mortgage interest: −$10,335
• − Property taxes: −$1,177
• − Insurance: −$922
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,367
• Taxable income: $81
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $3,089/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

+202.5% since first listed

28 events — show timeline

• 2026-06-13 Listed $184,500 BRIGHT MLS
• 2026-06-10 Coming Soon $184,500 BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-04-01 Price Changed $186,900 BRIGHT MLS
• 2026-03-12 Price Changed $188,900 BRIGHT MLS
• 2026-02-18 Relisted — BRIGHT MLS
• 2026-01-18 Pending — BRIGHT MLS
• 2025-11-11 Price Changed $189,900 BRIGHT MLS
• 2025-09-03 Listed $199,000 BRIGHT MLS
• 2025-08-28 Price Changed $199,000 BRIGHT MLS
• 2025-08-26 Coming Soon — BRIGHT MLS
• 2025-05-27 Listing Removed — BRIGHT MLS
• 2025-04-22 Price Changed $199,500 BRIGHT MLS
• 2025-03-27 Listed $204,900 BRIGHT MLS
• 2025-03-25 Price Changed $204,900 BRIGHT MLS
• 2025-03-25 Price Changed $194,500 BRIGHT MLS
• 2025-02-27 Coming Soon — BRIGHT MLS
• 2024-12-01 Listing Removed — BRIGHT MLS
• 2024-11-05 Price Changed $197,900 BRIGHT MLS
• 2024-09-19 Listed $199,900 BRIGHT MLS
• 2023-11-21 Sold (MLS) $81,500 BRIGHT MLS
• 2023-09-28 Pending — BRIGHT MLS
• 2023-09-19 Listed $69,950 BRIGHT MLS
• 2023-09-18 Coming Soon $69,950 BRIGHT MLS
• 2007-09-06 Sold (Public Records) $95,000 Public Records
• 2005-03-23 Sold (Public Records) $61,000 Public Records
• 2003-01-13 Delisted — MRIS
• 2002-12-03 Listed — MRIS

Property tax history

+0.9%/yr

Latest (2025): $1,177 · +5.7% YoY. Source: county tax records.