3416 Holmes Ave · Baltimore, MD 21217

$119,900

3 bd · 1.5 ba · 1,400 sqft · Townhouse public records · 50 Days on market

Built 1920 $86/sqft · 41% above area Est $85k · 41% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1.5 bath home. Possible 4th bedroom in attic. Please excuse the clutter. Owner is in the process of clearing out the property. Close to Druid Hill Park and Mondawmin Mall. Easy access to major highways. Basement includes bar and darkroom. Needs some updating. Motivated Seller!!!! Bring all offers!!!!!

Key facts

• Built 1920
• Listed 50 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Natural gas heating and hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Block foundation; Above-grade and below-grade structures
• Exterior features: Brick exterior; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Radiator heating; Electric cooling
• Interior features: One fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/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: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 (+6.6%/yr); 331 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,660/mo this rent would consume 52% of the median local household income ($38k/yr) (locally 2921% 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 $829 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 + 6.6% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.38% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.33%
• DSCR: 1.82
• GRM: 6.0

CMA / ARV

• ARV (median comp): $85,000
• List price: $119,900
• Delta: 41.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 Reisterstown Rd	0.09mi	3/2.0	1,578 (+13%)	3mo	$215,000	$136	71
2311 Orem Ave	0.23mi	3/1.0	1,284 (-8%)	4mo	$35,000	$27	70
2105 Whittier Ave	0.23mi	3/1.5	1,587 (+13%)	1mo	$80,000	$50	66
3014 Tioga Pkwy	0.53mi	3/1.0	1,360 (-3%)	4mo	$180,000	$132	65
2820 Woodbrook Ave	0.37mi	3/1.5	1,232 (-12%)	2mo	$85,000	$69	61
2818 Woodbrook Ave	0.37mi	3/1.0	1,232 (-12%)	3mo	$45,500	$37	58
2453 Mcculloh St	0.69mi	3/1.0	1,460 (+4%)	3mo	$99,900	$68	56
2326 Braddish Ave	0.70mi	3/1.5	1,500 (+7%)	2mo	$159,000	$106	54
2418 Druid Hill Ave	0.71mi	3/1.5	1,328 (-5%)	6mo	$77,000	$58	54
1722 N Bentalou St	0.75mi	4/2.0 (+1)	1,450 (+4%)	3mo	$245,000	$169	50
1735 N Payson St	0.69mi	3/1.5	1,250 (-11%)	6mo	$95,000	$76	46
2009 Ruxton Ave	0.58mi	4/2.0 (+1)	1,600 (+14%)	1mo	$234,000	$146	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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.58×
• Total profit: $19,518
• Equity at exit: $17,877

10-year hold

• IRR: 25.3%
• Equity multiple: 3.59×
• Total profit: $86,865
• Equity at exit: $10,367

Cash invested: $33,572 (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 21217

• Rents YoY: 6.6%
• Active inventory: 331
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$629
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $513

Break-even live

Break-even rent $1,011

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Woodbrook Ave Unit 1 Baltimore, MD	3.0	1.0	900	$1,199	$1.33	23d	1	0.01mi
2330 Bryant Ave Unit 4 Baltimore, MD	2.0	1.0	950	$1,500	$1.58	20d	1	0.11mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	1104	$1,400	$1.27	43d	1	0.17mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	1104	$1,650	$1.49	43d	1	0.17mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	1104	$1,400	$1.27	43d	1	0.17mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	43d	1	0.18mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	17d	1	0.18mi
2231 Orem Ave Baltimore, MD	3.0	1.5	1140	$1,750	$1.54	17d	1	0.20mi
2910 Reisterstown Rd Baltimore, MD	1.0–3.0	1.0	950	$1,414	$1.49	14d	4	0.37mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	4d	1	0.46mi
3104 Tioga Pkwy Baltimore, MD	3.0	2.0	1640	$2,050	$1.25	21d	1	0.49mi
2636 Pennsylvania Ave Baltimore, MD	1.0–2.0	1.0	846	$956	$1.13	23d	4	0.50mi
1930 N Payson St Baltimore, MD	2.0	2.0	980	$1,500	$1.53	23d	1	0.51mi
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	1d	1	0.53mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$1,141	$1.16	4d	4	0.54mi
1515 Retreat St Baltimore, MD	3.0	2.0	1098	$1,800	$1.64	23d	1	0.57mi
1507 Retreat St Unit 1 Baltimore, MD	3.0	3.0	1098	$2,500	$2.28	43d	1	0.57mi
2449 Druid Hill Ave Baltimore, MD	2.0	1.0	1100	$1,800	$1.64	43d	1	0.66mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	23d	1	0.66mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	10d	1	0.66mi
2511 Madison Ave #2 Baltimore, MD	3.0	1.0	1100	$1,650	$1.50	43d	1	0.66mi
1806 N Mount St Baltimore, MD	3.0	3.0	1200	$1,700	$1.42	19d	1	0.66mi
1722 N Monroe St Baltimore, MD	3.0	1.5	1000	$1,350	$1.35	23d	1	0.67mi
2409 Francis St Baltimore, MD	3.0	1.0	1298	$1,500	$1.16	43d	1	0.67mi
1624 Westwood Ave Baltimore, MD	3.0	2.0	1000	$1,900	$1.90	43d	1	0.68mi
2433 Druid Hill Ave Baltimore, MD	2.0	2.5	1092	$1,999	$1.83	43d	1	0.68mi
1729 N Fulton Ave Baltimore, MD	3.0	2.0	1081	$1,795	$1.66	43d	1	0.68mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	4d	1	0.69mi
1121 Whitelock St Baltimore, MD	2.0	1.0	1180	$1,300	$1.10	43d	1	0.75mi
1616 N Fulton Ave Baltimore, MD	3.0	2.0	1620	$1,795	$1.11	4d	1	0.78mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	43d	1	0.78mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	16d	1	0.79mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	4d	1	0.81mi
1205 Clendenin St Baltimore, MD	3.0	1.5	1560	$800	$0.51	23d	1	0.81mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	23d	1	0.82mi
810 Brooks Ln Unit 2 Baltimore, MD	3.0	1.0	900	$1,350	$1.50	20d	1	0.83mi
2339 Eutaw Pl Ste 1 Baltimore, MD	2.0	1.0	1300	$1,275	$0.98	43d	1	0.83mi
1614 N Calhoun St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	43d	1	0.84mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	14d	1	0.87mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	43d	1	0.88mi

Listing history 22 events

1. 2026-06-18
   days on market $119,900 Active 50 DOM
2. 2026-06-17
   days on market $119,900 Active 49 DOM
3. 2026-06-16
   days on market $119,900 Active 48 DOM
4. 2026-06-15
   days on market $119,900 Active 47 DOM
5. 2026-06-13
   days on market $119,900 Active 45 DOM
6. 2026-06-09
   days on market $119,900 Active 41 DOM
7. 2026-06-08
   days on market $119,900 Active 40 DOM
8. 2026-06-07
   days on market $119,900 Active 39 DOM
9. 2026-06-04
   days on market $119,900 Active 36 DOM
10. 2026-06-03
    days on market $119,900 Active 35 DOM
11. 2026-06-02
    days on market $119,900 Active 34 DOM
12. 2026-06-01
    days on market $119,900 Active 33 DOM
13. 2026-05-31
    days on market $119,900 Active 32 DOM
14. 2026-04-29
    listed $119,900 Active 656-char remark
15. 2023-12-22
    soldstatus $205,000
16. 2015-03-26
    soldstatus $25,000 Sold 312-char remark

    Show marketing remark (312 chars)

    3 bedroom 1.5 bath home. Possible 4th bedroom in attic. Please excuse the clutter. Owner is in the process of clearing out the property. Close to Druid Hill Park and Mondawmin Mall. Easy access to major highways. Basement includes bar and darkroom. Needs some updating. Motivated Seller!!!! Bring all offers!!!!!

17. 2015-03-26
    soldstatus $25,000

    Show marketing remark (312 chars)

    3 bedroom 1.5 bath home. Possible 4th bedroom in attic. Please excuse the clutter. Owner is in the process of clearing out the property. Close to Druid Hill Park and Mondawmin Mall. Easy access to major highways. Basement includes bar and darkroom. Needs some updating. Motivated Seller!!!! Bring all offers!!!!!

18. 2015-02-20
    status Contract 312-char remark

    Show marketing remark (312 chars)

    3 bedroom 1.5 bath home. Possible 4th bedroom in attic. Please excuse the clutter. Owner is in the process of clearing out the property. Close to Druid Hill Park and Mondawmin Mall. Easy access to major highways. Basement includes bar and darkroom. Needs some updating. Motivated Seller!!!! Bring all offers!!!!!

19. 2015-02-17
    price $30,000 312-char remark

    Show marketing remark (312 chars)

    3 bedroom 1.5 bath home. Possible 4th bedroom in attic. Please excuse the clutter. Owner is in the process of clearing out the property. Close to Druid Hill Park and Mondawmin Mall. Easy access to major highways. Basement includes bar and darkroom. Needs some updating. Motivated Seller!!!! Bring all offers!!!!!

20. 2015-02-04
    status Active 312-char remark

    Show marketing remark (312 chars)

    3 bedroom 1.5 bath home. Possible 4th bedroom in attic. Please excuse the clutter. Owner is in the process of clearing out the property. Close to Druid Hill Park and Mondawmin Mall. Easy access to major highways. Basement includes bar and darkroom. Needs some updating. Motivated Seller!!!! Bring all offers!!!!!

21. 2015-01-31
    status Contingent (No Kick Out) 312-char remark

    Show marketing remark (312 chars)

    3 bedroom 1.5 bath home. Possible 4th bedroom in attic. Please excuse the clutter. Owner is in the process of clearing out the property. Close to Druid Hill Park and Mondawmin Mall. Easy access to major highways. Basement includes bar and darkroom. Needs some updating. Motivated Seller!!!! Bring all offers!!!!!

22. 2015-01-24
    listed $40,000 Active 312-char remark

    Show marketing remark (312 chars)

    3 bedroom 1.5 bath home. Possible 4th bedroom in attic. Please excuse the clutter. Owner is in the process of clearing out the property. Close to Druid Hill Park and Mondawmin Mall. Easy access to major highways. Basement includes bar and darkroom. Needs some updating. Motivated Seller!!!! Bring all offers!!!!!

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/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 ≥104°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: $19,923
• − Mortgage interest: −$6,716
• − Property taxes: −$1,442
• − Insurance: −$600
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$3,488
• Taxable income: $4,490
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $5,075/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

+199.8% since first listed

9 events — show timeline

• 2026-04-29 Listed $119,900 BRIGHT MLS
• 2023-12-22 Sold (Public Records) $205,000 Public Records
• 2015-03-26 Sold (MLS) $25,000 BRIGHT MLS
• 2015-03-26 Sold (MLS) $25,000 MRIS
• 2015-02-20 Pending — MRIS
• 2015-02-17 Price Changed $30,000 MRIS
• 2015-02-04 Relisted — MRIS
• 2015-01-31 Pending — MRIS
• 2015-01-24 Listed $40,000 MRIS

Property tax history

-0.9%/yr

Latest (2025): $1,442 · +4.8% YoY. Source: county tax records.