1746 E Oliver St · Baltimore, MD 21213

$47,000

3 bd · 2.0 ba · 735 sqft · Townhouse public records · 7 Days on market

Built 1910 1,742 sqft lot $64/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

EOG Townhome with 3 Bedrooms, 1.5 Baths and Fenced Rear Yard. Purchaser to verify Real Estate Taxes, HOA, and Ground Rent - Seller will not redeem Ground Rent. Cash Offers Require 10% EMD or $1000 minimum, whichever is greater and all Financed Offers Require 1% EMD or $1000 minimum, whichever is greater. Purchaser can use whatever title company they prefer, but purchaser's title must coordinate with seller's title (Vendor Connect, LLC ). Bank Addendum come After offer acceptance. The Seller Will Not Accept blind offers or escalation clauses. The seller is not responsible for utilities. If buyer needs utilities on for inspections, then it will be solely at the buyer's expense. Buyers winning

Key facts

• Built 1910
• Listed 7 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: End-of-row townhouse; Year built reported from assessor
• Construction: Brick construction; Foundation: Other; Other structures above grade
• Exterior features: Located within city limits (Baltimore City)

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom; One half bathroom on a lower level
• Heating & cooling: Radiator heating; Oil-fired heat
• Interior features: Unfinished basement; Living area reported as estimated

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $47k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Cap rate 34.0% 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 (+5.2%/yr); 319 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,927/mo this rent would consume 45% of the median local household income ($51k/yr) (locally 1868% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $58 of equity ($325 loan paydown + $-267 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $47k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1910 — 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 $47,000

Questions for the listing agent

1. Built in 1910 — 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: 4.10% ✓
• Cap rate: 33.96%
• Cash-on-cash: 98.82%
• DSCR: 5.40
• GRM: 2.0

CMA / ARV

• ARV (median comp): $223,001
• List price: $47,000
• Delta: -78.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 N Port St	0.50mi	3/1.0	800 (+9%)	20mo	$25,000	$31	41
2709 E Hoffman St	0.72mi	2/1.0 (-1)	840 (+14%)	1mo	$115,000	$137	33

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: —
• Equity multiple: 6.39×
• Total profit: $70,969
• Equity at exit: $12,328

10-year hold

• IRR: —
• Equity multiple: 14.30×
• Total profit: $175,049
• Equity at exit: $13,802

Cash invested: $13,160 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$246
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $1,084

Break-even live

Break-even rent $555

Max offer price $47,000

Occupancy floor 39%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	43d	1	0.28mi
2221 E Preston St Baltimore, MD	2.0	1.0	658	$1,200	$1.82	23d	1	0.39mi
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	23d	1	0.49mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	2d	1	0.88mi
520 Somerset St Baltimore, MD	1.0–2.0	1.0–2.0	634	$1,578	$2.49	43d	1	0.90mi
500 N Rose St Baltimore, MD	3.0	2.0	520	$1,200	$2.31	4d	1	0.97mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	23d	1	1.01mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	43d	6	1.06mi
231 E North Ave Baltimore, MD	3.0	1.0	430	$1,200	$2.79	16d	3	1.07mi
214 E Chase St Unit 2 Baltimore, MD	2.0	1.0	600	$1,185	$1.98	43d	1	1.09mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	1d	17	1.12mi
1101 N Calvert St Baltimore, MD	2.0	1.0–2.0	910	$2,274	$2.50	1d	19	1.13mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	43d	1	1.16mi
9 E Mount Royal Ave Baltimore, MD	1.0–2.0	1.0–2.0	724	$2,495	$3.44	1d	15	1.22mi
2821 Mathews St Unit 27-668 Baltimore, MD	2.0	1.0	730	$1,050	$1.44	23d	1	1.27mi
1214 N Charles St Baltimore, MD	2.0	1.0–2.0	1103	$2,333	$2.11	1d	14	1.28mi
2315 St Paul St Baltimore, MD	1.0–2.0	1.0	579	$1,595	$2.75	1d	5	1.30mi
38 W Biddle St Baltimore, MD	2.0	1.0–2.0	750	$1,699	$2.27	4d	1	1.35mi
3221 The Alameda Unit 2 Baltimore, MD	2.0	1.0	750	$1,200	$1.60	23d	1	1.37mi
210 S Caroline St Baltimore, MD	1.0–2.0	1.0	808	$1,965	$2.43	43d	23	1.38mi
501 Saint Paul St Baltimore, MD	2.0	1.0–2.0	690	$2,231	$3.23	1d	12	1.39mi
1201 W Mount Royal Ave Baltimore, MD	2.0	1.0–2.0	916	$2,894	$3.16	2d	12	1.41mi
716 Washington Pl Baltimore, MD	2.0	1.0	663	$1,751	$2.64	23d	1	1.41mi
900 Cathedral St Baltimore, MD	3.0	1.0	902	$2,699	$2.99	2d	4	1.43mi
101 W Read St Baltimore, MD	2.0	1.0–2.0	773	$2,275	$2.94	3d	16	1.44mi
20 E Franklin St Baltimore, MD	2.0	1.0	706	$1,500	$2.12	4d	1	1.45mi
222 E Saratoga St Baltimore, MD	2.0	1.0–2.0	1034	$2,665	$2.58	17d	6	1.46mi
305 S Collington Ave Baltimore, MD	3.0	2.5	722	$2,895	$4.01	17d	1	1.46mi

Listing history 4 events

1. 2026-05-15
   status Pending 1180-char remark
2. 2026-05-06
   historical Active Under Contract 1180-char remark
3. 2026-04-29
   listed $47,000 Active 1180-char remark
4. 1981-11-02
   soldstatus $15,000

ⓘ 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: $2,072 · $173/mo
• Projected year-2 tax: $2,072 · $173/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 8/10 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: $23,126
• − Mortgage interest: −$2,633
• − Property taxes: −$2,072
• − Insurance: −$235
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$1,367
• Taxable income: $13,119
• Est. tax owed @ 24.0%: −$3,149
• After-tax cash flow: $9,857/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

+213.3% since first listed

4 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-06 Contingent — BRIGHT MLS
• 2026-04-29 Listed $47,000 BRIGHT MLS
• 1981-11-02 Sold (Public Records) $15,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,072 · +443.8% YoY. Source: county tax records.