1813 Aiken St · Baltimore, MD 21213

$120,000

3 bd · 2.0 ba · 1,200 sqft · Townhouse · 255 Days on market

Built 1920 $100/sqft · 29% below area Est $170k · 29% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

AS-IS Great MOVE IN READY investment property brick townhome need a little work Close to John Hopkins hospital and Clifton Park with Golf course and indoor pool willing to negotiate come with your best offer. . call Leroy 410-807-6441

Key facts

• Brick townhome
• Investment property
• Indoor pool

Tags

• INVESTMENT PROPERTY
• BRICK TOWNHOME
• INDOOR POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 44% 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 $148 of equity ($830 loan paydown + $-682 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $120k implies a 102% 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $169,795
• List price: $120,000
• Delta: -29.33%
• 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
1234 E Lafayette Ave E	0.05mi	3/2.5	1,225 (+2%)	2mo	$219,000	$179	91
1543 Holbrook St	0.24mi	3/2.0	1,200 (0%)	2mo	$110,000	$92	87
1722 E Lanvale St	0.38mi	3/1.0	1,200 (0%)	0mo	$125,000	$104	78
1822 Aiken St	0.02mi	3/1.0	1,050 (-12%)	3mo	$49,000	$47	72
1110 N Central Ave	0.51mi	3/2.0	1,260 (+5%)	2mo	$135,000	$107	66
1753 E Preston St	0.57mi	2/2.0 (-1)	1,200 (0%)	3mo	$225,000	$188	66
2559 Garrett Ave	0.61mi	3/3.0	1,202 (+0%)	2mo	$205,000	$171	66
1104 Harford Ave	0.54mi	3/1.5	1,152 (-4%)	1mo	$100,000	$87	65
1652 Darley Ave	0.41mi	3/1.0	1,100 (-8%)	0mo	$52,500	$48	63
728 Bartlett Ave	0.44mi	3/1.0	1,100 (-8%)	2mo	$40,000	$36	60
2545 Cecil Ave	0.59mi	3/2.5	1,318 (+10%)	1mo	$215,000	$163	53
2540 Greenmount Ave	0.74mi	3/1.0	1,340 (+12%)	0mo	$79,000	$59	42

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: 24.6%
• Equity multiple: 2.19×
• Total profit: $39,844
• Equity at exit: $31,475

10-year hold

• IRR: 30.6%
• Equity multiple: 4.57×
• Total profit: $120,045
• Equity at exit: $35,240

Cash invested: $33,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$629
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $662

Break-even live

Break-even rent $1,046

Max offer price $120,000

Occupancy floor 60%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	3d	1	0.12mi
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	16d	1	0.12mi
1803 N Dallas St Baltimore, MD	2.0	2.5	1250	$2,100	$1.68	24d	1	0.18mi
1512 E Lafayette Ave Baltimore, MD	3.0	2.5	1476	$1,950	$1.32	44d	1	0.19mi
1514 E Lafayette Ave Baltimore, MD	3.0	1.5	1215	$2,000	$1.65	24d	1	0.19mi
2310 Aisquith St Baltimore, MD	4.0	3.0	900	$2,000	$2.22	4d	1	0.35mi
1607 Cliftview Ave Baltimore, MD	3.0	1.0	1200	$1,475	$1.23	44d	1	0.40mi
1814 E Lafayette Ave Baltimore, MD	4.0	2.0	1200	$1,995	$1.66	24d	1	0.46mi
1627 Rutland Ave Baltimore, MD	3.0	2.0	1100	$1,950	$1.77	24d	1	0.46mi
1627 Rutland Ave Unit 1 Baltimore, MD	3.0	2.0	1200	$2,350	$1.96	44d	1	0.46mi
458 E Federal St Baltimore, MD	2.0	2.5	1300	$1,850	$1.42	4d	1	0.48mi
448 Pitman Pl Baltimore, MD	2.0	1.5	940	$2,145	$2.28	24d	1	0.48mi
456 E Federal St Baltimore, MD	2.0	2.0	1450	$1,850	$1.28	44d	1	0.49mi
646 Cokesbury Ave Baltimore, MD	2.0	1.5	1200	$1,299	$1.08	44d	1	0.49mi
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	44d	1	0.51mi
814 Showell Ct Baltimore, MD	3.0	1.0	1152	$2,000	$1.74	22d	1	0.52mi
412 E Federal St Baltimore, MD	2.0	2.5	1100	$1,700	$1.55	24d	1	0.54mi
1711 Latrobe St Baltimore, MD	2.0	1.5	1000	$1,700	$1.70	24d	1	0.57mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	24d	1	0.58mi
1027 N Central Ave Baltimore, MD	3.0	1.0	1200	$1,600	$1.33	22d	1	0.58mi
1010 N Central Ave Baltimore, MD	2.0	1.0	1023	$1,650	$1.61	24d	1	0.61mi
1317 E Eager St Baltimore, MD	4.0	1.5	1400	$1,900	$1.36	22d	1	0.66mi
1009 Hillman St Baltimore, MD	3.0	1.0	1200	$1,650	$1.38	20d	1	0.67mi
2606 Cecil Ave Baltimore, MD	2.0	1.5	1200	$1,500	$1.25	44d	1	0.67mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	3d	1	0.68mi
931 N Central Ave Baltimore, MD	3.0	1.0	1085	$1,400	$1.29	24d	1	0.68mi
210 Federal St Baltimore, MD	3.0	1.0	900	$1,350	$1.50	20d	1	0.68mi
2535 Greenmount Ave Unit 2 Baltimore, MD	2.0	1.0	800	$1,195	$1.49	44d	1	0.71mi
1232 Ashland Ave Baltimore, MD	3.0	1.0	1200	$1,600	$1.33	22d	1	0.73mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	44d	6	0.73mi
218 E Preston St Baltimore, MD	2.0	1.0	1250	$1,724	$1.38	44d	1	0.74mi
1205 Ashland Ave Baltimore, MD	3.0	1.0	992	$1,550	$1.56	24d	1	0.75mi
1704 Saint Paul St Unit 1 Baltimore, MD	2.0	1.0	1141	$1,550	$1.36	4d	1	0.77mi
2516 Barclay St Baltimore, MD	3.0	1.0	992	$1,375	$1.39	16d	1	0.78mi
2300 N Calvert St Baltimore, MD	1.0–2.0	1.0–2.0	1100	$1,995	$1.81	3d	2	0.78mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	2d	17	0.79mi
450 E Lorraine Ave Baltimore, MD	3.0	1.0	1344	$1,695	$1.26	44d	1	0.79mi
1226 E Madison St Baltimore, MD	3.0	1.0	1100	$2,179	$1.98	4d	1	0.80mi
428 E Lorraine Ave Baltimore, MD	3.0	2.0	1344	$1,875	$1.40	24d	1	0.81mi
428 E Lorraine Ave Unit 1 Baltimore, MD	3.0	1.5	1344	$1,875	$1.40	44d	1	0.81mi

Listing history 17 events

1. 2026-06-03
   days on market $120,000 Active 255 DOM
2. 2026-06-02
   days on market $120,000 Active 254 DOM
3. 2026-06-01
   days on market $120,000 Active 253 DOM
4. 2026-05-31
   days on market $120,000 Active 252 DOM
5. 2026-01-23
   price $120,000 234-char remark

   Show marketing remark (234 chars)

   AS-IS Great MOVE IN READY investment property brick townhome need a little work Close to John Hopkins hospital and Clifton Park with Golf course and indoor pool willing to negotiate come with your best offer. . call Leroy 410-807-6441

6. 2025-12-10
   price $128,000 234-char remark

   Show marketing remark (234 chars)

   AS-IS Great MOVE IN READY investment property brick townhome need a little work Close to John Hopkins hospital and Clifton Park with Golf course and indoor pool willing to negotiate come with your best offer. . call Leroy 410-807-6441

7. 2025-10-10
   price $135,000 234-char remark

   Show marketing remark (234 chars)

   AS-IS Great MOVE IN READY investment property brick townhome need a little work Close to John Hopkins hospital and Clifton Park with Golf course and indoor pool willing to negotiate come with your best offer. . call Leroy 410-807-6441

8. 2025-10-01
   price $125,000 234-char remark

   Show marketing remark (234 chars)

   AS-IS Great MOVE IN READY investment property brick townhome need a little work Close to John Hopkins hospital and Clifton Park with Golf course and indoor pool willing to negotiate come with your best offer. . call Leroy 410-807-6441

9. 2025-09-21
   listed $150,000 Active 234-char remark

   Show marketing remark (234 chars)

   AS-IS Great MOVE IN READY investment property brick townhome need a little work Close to John Hopkins hospital and Clifton Park with Golf course and indoor pool willing to negotiate come with your best offer. . call Leroy 410-807-6441

10. 2023-03-23
    soldstatus $59,400
11. 2023-01-06
    soldstatus $59,400 Closed 379-char remark

    Show marketing remark (379 chars)

    ONLINE AUCTION: Bidding begins 12/2 @ 10:00 AM. Bidding ends 12/6 @ 12:10 PM. List Price is Suggested Opening Bid. 2 Story End-Unit Townhouse located in the Oliver area. MINUTES to Clifton Park, Clifton Park Golf Course, Waverly Shopping Center, Northeast Market, & John Hopkins Hospital. Easy Access to Major Traffic Artery E North Ave. Property is Vacant. Deposit: $5,000.

12. 2022-12-08
    status Pending 379-char remark

    Show marketing remark (379 chars)

    ONLINE AUCTION: Bidding begins 12/2 @ 10:00 AM. Bidding ends 12/6 @ 12:10 PM. List Price is Suggested Opening Bid. 2 Story End-Unit Townhouse located in the Oliver area. MINUTES to Clifton Park, Clifton Park Golf Course, Waverly Shopping Center, Northeast Market, & John Hopkins Hospital. Easy Access to Major Traffic Artery E North Ave. Property is Vacant. Deposit: $5,000.

13. 2022-10-13
    listed $25,000 Active 379-char remark

    Show marketing remark (379 chars)

    ONLINE AUCTION: Bidding begins 12/2 @ 10:00 AM. Bidding ends 12/6 @ 12:10 PM. List Price is Suggested Opening Bid. 2 Story End-Unit Townhouse located in the Oliver area. MINUTES to Clifton Park, Clifton Park Golf Course, Waverly Shopping Center, Northeast Market, & John Hopkins Hospital. Easy Access to Major Traffic Artery E North Ave. Property is Vacant. Deposit: $5,000.

14. 2022-05-24
    soldstatus $54,000
15. 2022-02-24
    soldstatus $54,000 Closed
16. 2022-01-26
    status Pending
17. 2021-11-02
    listed $30,000 Active

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/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: $22,598
• − Mortgage interest: −$6,722
• − Property taxes: −$1,762
• − Insurance: −$600
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$3,491
• Taxable income: $6,408
• Est. tax owed @ 24.0%: −$1,538
• After-tax cash flow: $6,401/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

+300.0% since first listed

13 events — show timeline

• 2026-01-23 Price Changed $120,000 ForSaleByOwner.com
• 2025-12-10 Price Changed $128,000 ForSaleByOwner.com
• 2025-10-10 Price Changed $135,000 ForSaleByOwner.com
• 2025-10-01 Price Changed $125,000 ForSaleByOwner.com
• 2025-09-21 Listed $150,000 ForSaleByOwner.com
• 2023-03-23 Sold (Public Records) $59,400 Public Records
• 2023-01-06 Sold (MLS) $59,400 BRIGHT MLS
• 2022-12-08 Pending — BRIGHT MLS
• 2022-10-13 Listed $25,000 BRIGHT MLS
• 2022-05-24 Sold (Public Records) $54,000 Public Records
• 2022-02-24 Sold (MLS) $54,000 BRIGHT MLS
• 2022-01-26 Pending — BRIGHT MLS
• 2021-11-02 Listed $30,000 BRIGHT MLS

Property tax history

+12.8%/yr

Latest (2025): $1,762 · +14.8% YoY. Source: county tax records.