3804 Roland View Ave · Baltimore, MD 21215

$150,000

3 bd · 2.0 ba · 1,710 sqft · Townhouse · 76 Days on market

Built 1945 1,742 sqft lot $88/sqft · 30% below area Est $214k · 30% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming Colonial townhouse in Wyman Park Hampden offers a blend of classic design and modern convenience. Built in 1945, the home features three spacious bedrooms and two full bathrooms, complemented by beautiful hardwood floors throughout. The partially finished basement provides additional living space and easy access to the outside. The energy-efficient windows enhance comfort while keeping utility costs low.

Key facts

• Colonial townhouse
• Hardwood floors
• Parking

Tags

• COLONIAL TOWNHOUSE
• HARDWOOD FLOORS
• PARTIALLY FINISHED BASEMENT
• ENERGY-EFFICIENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 (+2.4%/yr); 351 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,061/mo this rent would consume 48% of the median local household income ($52k/yr) (locally 3644% 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 $4k 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 + 2.4% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.37% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.47%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (median comp): $213,554
• List price: $150,000
• Delta: -29.76%
• 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
3825 Pall Mall Rd	0.05mi	4/2.0 (+1)	1,670 (-2%)	2mo	$246,000	$147	87
2258 Druid Park Dr	0.34mi	3/3.5	1,764 (+3%)	2mo	$282,500	$160	72
3616 Keystone Ave	0.45mi	3/1.5	1,572 (-8%)	2mo	$280,000	$178	62
2800 Oswego Ave	0.40mi	4/2.0 (+1)	1,560 (-9%)	4mo	$180,000	$115	58
2800 Suffolk Ave	0.45mi	4/2.0 (+1)	1,881 (+10%)	2mo	$37,500	$20	56
4054 Hilton Rd	0.47mi	4/3.5 (+1)	1,815 (+6%)	3mo	$250,000	$138	54
3706 Overview Rd	0.41mi	4/3.5 (+1)	1,870 (+9%)	0mo	$220,000	$118	54
3927 Cedardale Rd	0.66mi	3/2.0	1,578 (-8%)	4mo	$208,000	$132	53
3911 Bareva Rd	0.74mi	4/2.0 (+1)	1,620 (-5%)	0mo	$112,100	$69	51
2079 Rockrose Ave	0.53mi	3/1.5	1,484 (-13%)	4mo	$285,000	$192	48
2627 Loyola Northway	0.44mi	4/3.5 (+1)	1,900 (+11%)	2mo	$250,000	$132	48
2531 Boarman Ave	0.53mi	4/2.5 (+1)	1,479 (-14%)	4mo	$254,000	$172	42

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.48×
• Total profit: $20,067
• Equity at exit: $22,365

10-year hold

• IRR: 20.6%
• Equity multiple: 2.69×
• Total profit: $71,120
• Equity at exit: $12,969

Cash invested: $42,000 (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 21215

• Rents YoY: 2.4%
• Active inventory: 351
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $717

Break-even live

Break-even rent $1,154

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3822 Pall Mall Rd Baltimore, MD	3.0	1.5	1320	$1,875	$1.42	43d	1	0.08mi
2415 Loyola Southway Baltimore, MD	3.0	1.5	1200	$2,033	$1.69	43d	1	0.33mi
2619 Loyola Northway Baltimore, MD	3.0	2.0	1400	$1,995	$1.43	23d	1	0.48mi
2080 Rockrose Ave Unit 2080-201 Baltimore, MD	2.0	2.0	1080	$2,100	$1.94	23d	1	0.49mi
3632 Parkdale Ave Baltimore, MD	3.0	1.0	1400	$3,000	$2.14	43d	1	0.49mi
2078 Druid Park Dr Baltimore, MD	2.0	3.0	1500	$2,500	$1.67	43d	1	0.52mi
2078 Druid Park Dr Unit 4 Baltimore, MD	2.0	2.5	1500	$2,500	$1.67	43d	1	0.53mi
2454 W Cold Spring Ln Baltimore, MD	3.0	1.0	1200	$1,650	$1.38	23d	1	0.57mi
4230 Towanda Ave Baltimore, MD	3.0	2.0	1400	$1,800	$1.29	17d	1	0.57mi
3204 Sequoia Ave Baltimore, MD	4.0	2.5	1791	$2,600	$1.45	43d	1	0.58mi
2915 Oakford Ave Baltimore, MD	3.0	2.0	1102	$1,600	$1.45	17d	1	0.64mi
2305 Wichita Ave Unit 1 Baltimore, MD	3.0	1.0	1950	$1,300	$0.67	23d	1	0.76mi
4320 Roland Heights Ave Baltimore, MD	3.0	2.5	1800	$3,300	$1.83	17d	1	0.77mi
4322 Roland Heights Ave Baltimore, MD	3.0	3.0	1800	$3,000	$1.67	43d	1	0.77mi
2910 Reisterstown Rd Baltimore, MD	1.0–3.0	1.0	950	$1,414	$1.49	14d	4	0.81mi
4319 Medfield Ave Baltimore, MD	3.0	2.5	1800	$3,100	$1.72	43d	1	0.82mi
2001 W Cold Spring Ln Baltimore, MD	1.0–3.0	1.0–2.0	1154	$3,505	$3.04	1d	31	0.88mi
3508 Grantley Rd Baltimore, MD	2.0	1.0	1250	$1,350	$1.08	23d	1	0.99mi
1527 W 36th St Unit 2ND FLOOR Baltimore, MD	2.0	1.0	1200	$1,600	$1.33	43d	1	1.00mi
4704 Pimlico Rd Baltimore, MD	3.0	1.5	2006	$1,800	$0.90	23d	1	1.03mi
3104 Tioga Pkwy Baltimore, MD	3.0	2.0	1640	$2,050	$1.25	21d	1	1.05mi
4429 Newport Ave Baltimore, MD	3.0	2.0	1248	$2,400	$1.92	43d	1	1.13mi
3534 Poole St Unit 1 Baltimore, MD	3.0	2.0	1450	$2,600	$1.79	23d	1	1.14mi
4119 Falls Rd Baltimore, MD	3.0	1.5	1316	$2,500	$1.90	43d	1	1.16mi
3784 Columbus Dr Baltimore, MD	4.0	2.0	1250	$2,200	$1.76	23d	1	1.16mi
1201 Union Ave Baltimore, MD	3.0	2.0	1410	$2,575	$1.83	43d	1	1.18mi
4828 Beaufort Ave Baltimore, MD	2.0	2.5	1200	$1,850	$1.54	23d	1	1.20mi
1109 W 40th St Unit 1 Baltimore, MD	2.0	1.5	1392	$2,150	$1.54	4d	1	1.22mi
1011 W 42nd St Baltimore, MD	3.0	1.0	1160	$2,100	$1.81	4d	1	1.28mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	1104	$1,400	$1.27	43d	1	1.28mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	1104	$1,400	$1.27	43d	1	1.28mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	1104	$1,650	$1.49	43d	1	1.28mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	17d	1	1.30mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	43d	1	1.30mi
2231 Orem Ave Baltimore, MD	3.0	1.5	1140	$1,750	$1.54	17d	1	1.31mi
3028 Hanlon Ave Baltimore, MD	3.0	2.0	1200	$1,711	$1.43	23d	1	1.31mi
3403 Carlisle Ave Apt 1 Baltimore, MD	2.0	1.0	1100	$1,600	$1.45	11d	1	1.33mi
5000 Litchfield Ave #1 Baltimore, MD	2.0	1.0	1100	$1,100	$1.00	43d	1	1.38mi
3539 Roland Ave Baltimore, MD	3.0	2.5	1320	$3,500	$2.65	43d	1	1.39mi
5115 Pembridge Ave Baltimore, MD	3.0	2.0	1088	$2,150	$1.98	43d	1	1.41mi

Listing history 11 events

1. 2026-06-18
   days on market $150,000 Active 76 DOM
2. 2026-06-17
   days on market $150,000 Active 75 DOM
3. 2026-06-16
   days on market $150,000 Active 74 DOM
4. 2026-06-15
   days on market $150,000 Active 73 DOM
5. 2026-06-13
   days on market $150,000 Active 71 DOM
6. 2026-06-09
   days on market $150,000 Active 67 DOM
7. 2026-06-08
   days on market $150,000 Active 66 DOM
8. 2026-06-07
   days on market $150,000 Active 65 DOM
9. 2026-06-01
   days on market $150,000 Active 63 DOM
10. 2026-05-31
    days on market $150,000 Active 62 DOM
11. 2026-03-30
    listed $150,000 Active 421-char remark

    Show marketing remark (421 chars)

    This charming Colonial townhouse in Wyman Park Hampden offers a blend of classic design and modern convenience. Built in 1945, the home features three spacious bedrooms and two full bathrooms, complemented by beautiful hardwood floors throughout. The partially finished basement provides additional living space and easy access to the outside. The energy-efficient windows enhance comfort while keeping utility costs low.

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,193 · $99/mo
• Expected delta: +$442/yr (+$37/mo · 58.8%)

ⓘ 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 ≥104°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: $24,733
• − Mortgage interest: −$8,402
• − Property taxes: −$752
• − Insurance: −$750
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$4,364
• Taxable income: $6,508
• Est. tax owed @ 24.0%: −$1,562
• After-tax cash flow: $7,036/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): 52,229
• Household income: $51,587
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 3644.0

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 (73%)
• Race & ethnicity: Black 73% White 17% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -318.58%
• Current HPI: 291.4926
• Rent YoY: ▲ 2.41%
• 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

1 event — show timeline

• 2026-03-30 Listed $150,000 BRIGHT MLS

Property tax history

-4.4%/yr

Latest (2025): $752 · +0.0% YoY. Source: county tax records.