3714 Mayberry Ave Unit F · Baltimore, MD 21206

$40,000

2 bd · 1.5 ba · 948 sqft · Condo public records · 44 Days on market

Built 1960 $400/mo HOA · 26% of rent

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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
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONE LEVEL LIVING FOR FIRST TIME HOMEOWNER OR EMPTY-NESTER! EASY TO CARE FOR. .. NO YARD WORK. -GAS HEAT, CENTRAL AIR. CONVENIENT TO TOWSON, I95,DOWNTOWN, 695 AND WHITE MARSH. COULD BECHEAPER THAN RENTING!!! Needs some TLC and updates and priced accordingly

Key facts

• Laminate flooring
• Balcony
• Granite countertops

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• UPGRADED CABINETS
• LAMINATE FLOORING
• UPDATED BATHROOM
• BALCONY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $40k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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 (+4.4%/yr); 173 active listings in the ZIP; 37 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 + 4.4% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 29y 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: HOA is 26% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.89% ✓
• Cap rate: 22.15%
• Cash-on-cash: 56.65%
• DSCR: 3.52
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: 57.8%
• Equity multiple: 3.66×
• Total profit: $29,746
• Equity at exit: $5,964

10-year hold

• IRR: 63.5%
• Equity multiple: 8.14×
• Total profit: $80,009
• Equity at exit: $3,458

Cash invested: $11,200 (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 21206

• Rents YoY: 4.4%
• Active inventory: 173
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$210
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$17
• HOA: −$400
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $529

Break-even live

Break-even rent $887

Max offer price $40,000

Occupancy floor 61%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6410 Walther Ave Baltimore, MD	2.0	1.0–2.0	1195	$1,995	$1.67	43d	7	0.05mi
3807 Fleetwood Ave Unit 3 Baltimore, MD	1.0	1.0	797	$1,165	$1.46	43d	1	0.31mi
3807 Fleetwood Ave Unit 1 Baltimore, MD	2.0	1.0	969	$1,490	$1.54	4d	1	0.31mi
3807 Fleetwood Ave Unit 2 Baltimore, MD	3.0	1.0	937	$1,550	$1.65	4d	1	0.31mi
5906 Benton Heights Ave Baltimore, MD	2.0	1.0	780	$1,350	$1.73	43d	1	0.67mi
3607 Bayonne Ave Unit 2 Baltimore, MD	2.0	1.0	900	$1,300	$1.44	24d	1	0.75mi
3607 Bayonne Ave Unit 1 Baltimore, MD	1.0	1.0	750	$1,100	$1.47	24d	1	0.75mi
3010 Woodring Ave Unit 2 Baltimore, MD	2.0	1.0	900	$1,600	$1.78	43d	1	0.75mi
6915 Harford Rd Unit 3 Baltimore, MD	1.0	1.0	600	$1,250	$2.08	43d	1	0.82mi
6915 Harford Rd Unit 3 Baltimore, MD	1.0	1.0	658	$1,150	$1.75	3d	1	0.82mi
6915 Harford Rd Unit 1 Baltimore, MD	1.0	1.0	658	$1,250	$1.90	3d	1	0.82mi
35-C Mopec Cir Nottingham, MD	2.0	1.0	1100	$1,445	$1.31	2d	10	0.85mi
3010 White Ave Unit B Baltimore, MD	1.0	1.0	630	$1,150	$1.83	24d	1	0.91mi
4308 Hamilton Ave Baltimore, MD	2.0	1.0	1110	$1,416	$1.28	24d	1	1.05mi
3014 Hamilton Ave Unit 1 Baltimore, MD	2.0	1.0	850	$1,575	$1.85	24d	1	1.08mi
3033 Hamilton Ave Unit 1R Baltimore, MD	2.0	1.0	720	$1,195	$1.66	4d	1	1.10mi
2825 Clearview Ave Unit 2 Parkville, MD	1.0	1.0	650	$1,200	$1.85	4d	1	1.10mi
5424 Belle Vista Ave Baltimore, MD	2.0	1.0	932	$1,300	$1.39	43d	1	1.11mi
3021 Echodale Ave Unit 2 Baltimore, MD	2.0	1.0	750	$999	$1.33	43d	1	1.24mi
5738 Cedonia Ave Baltimore, MD	2.0	1.0	797	$1,385	$1.74	3d	3	1.25mi
6211 Birchwood Ave Unit 1st FL Baltimore, MD	1.0	1.0	600	$1,300	$2.17	24d	1	1.25mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	20d	1	1.27mi
2604 Hamilton Ave Apt 2 Baltimore, MD	2.0	1.0	850	$1,195	$1.41	43d	1	1.27mi
5600 Birchwood Ave Unit 2 Baltimore, MD	2.0	1.0	850	$1,600	$1.88	43d	1	1.29mi
4905 Hamilton Ave Apt B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	24d	1	1.35mi
4903 1/2 Hamilton Ave Unit A Baltimore, MD	2.0	2.0	800	$1,450	$1.81	24d	1	1.35mi
4903 1/2 Hamilton Ave Apt B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	24d	1	1.35mi
4907 Hamilton Ave Unit B Baltimore, MD	3.0	2.0	925	$1,699	$1.84	43d	1	1.36mi
6212 Laurelton Ave Baltimore, MD	2.0	1.0	960	$1,325	$1.38	43d	1	1.39mi
4909 Hamilton Ave Baltimore, MD	2.0–3.0	2.0	862	$1,450	$1.68	3d	5	1.39mi
5904 Arizona Ave Unit B Baltimore, MD	3.0	2.0	925	$1,550	$1.68	24d	1	1.40mi
2423 Wellbridge Dr Baltimore, MD	1.0–2.0	1.0	675	$1,325	$1.96	20d	1	1.41mi
4007 Biddison Ln Apt 1 Baltimore, MD	2.0	1.0	1000	$1,279	$1.28	18d	1	1.45mi
2800 Linwood Ave Unit C Parkville, MD	1.0	1.0	800	$1,250	$1.56	16d	1	1.48mi
4023 Belwood Ave Baltimore, MD	3.0	1.0	1080	$1,995	$1.85	43d	1	1.49mi
4801 Edgar Ter Baltimore, MD	1.0	1.0	850	$1,200	$1.41	15d	1	1.50mi
4801 Edgar Ter Unit 2 Baltimore, MD	1.0	1.0	850	$1,200	$1.41	43d	1	1.50mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-03-25
   status Pending
2. 2026-02-13
   status Active
3. 2026-02-05
   historical
4. 2026-02-02
   listed $40,000 Active
5. 2016-11-30
   soldstatus $36,350 256-char remark

   Show marketing remark (256 chars)

   ONE LEVEL LIVING FOR FIRST TIME HOMEOWNER OR EMPTY-NESTER! EASY TO CARE FOR. .. NO YARD WORK. -GAS HEAT, CENTRAL AIR. CONVENIENT TO TOWSON, I95,DOWNTOWN, 695 AND WHITE MARSH. COULD BECHEAPER THAN RENTING!!! Needs some TLC and updates and priced accordingly

6. 2016-11-30
   soldstatus $36,350 Sold 256-char remark

   Show marketing remark (256 chars)

   ONE LEVEL LIVING FOR FIRST TIME HOMEOWNER OR EMPTY-NESTER! EASY TO CARE FOR. .. NO YARD WORK. -GAS HEAT, CENTRAL AIR. CONVENIENT TO TOWSON, I95,DOWNTOWN, 695 AND WHITE MARSH. COULD BECHEAPER THAN RENTING!!! Needs some TLC and updates and priced accordingly

7. 2016-10-28
   status Contingent (No Kick Out) 256-char remark

   Show marketing remark (256 chars)

   ONE LEVEL LIVING FOR FIRST TIME HOMEOWNER OR EMPTY-NESTER! EASY TO CARE FOR. .. NO YARD WORK. -GAS HEAT, CENTRAL AIR. CONVENIENT TO TOWSON, I95,DOWNTOWN, 695 AND WHITE MARSH. COULD BECHEAPER THAN RENTING!!! Needs some TLC and updates and priced accordingly

8. 2016-09-22
   listed $42,000 Active 256-char remark

   Show marketing remark (256 chars)

   ONE LEVEL LIVING FOR FIRST TIME HOMEOWNER OR EMPTY-NESTER! EASY TO CARE FOR. .. NO YARD WORK. -GAS HEAT, CENTRAL AIR. CONVENIENT TO TOWSON, I95,DOWNTOWN, 695 AND WHITE MARSH. COULD BECHEAPER THAN RENTING!!! Needs some TLC and updates and priced accordingly

9. 2006-01-24
   soldstatus $70,000
10. 2005-12-28
    soldstatus $70,000
11. 2005-10-28
    historical
12. 2005-09-27
    listed $69,999
13. 2004-05-07
    historical
14. 2003-11-25
    listed
15. 2002-11-07
    historical
16. 2002-05-09
    listed
17. 2001-02-27
    historical
18. 2000-08-31
    listed
19. 2000-02-20
    historical
20. 1999-08-24
    listed
21. 1999-08-21
    historical
22. 1999-06-22
    listed
23. 1997-12-17
    historical
24. 1997-08-30
    listed
25. 1997-05-19
    historical
26. 1997-01-27
    historical
27. 1997-01-25
    listed
28. 1997-01-25
    listed
29. 1991-10-21
    soldstatus $40,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $890 · $74/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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,673
• − Mortgage interest: −$2,241
• − Property taxes: −$890
• − Insurance: −$200
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − HOA: −$4,800
• − Depreciation: −$1,164
• Taxable income: $6,391
• Est. tax owed @ 24.0%: −$1,534
• After-tax cash flow: $4,810/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): 48,902
• Household income: $64,531
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 2317.0

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 20% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Ukrainian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 2% Arabic 2% 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: ▼ -191.83%
• Current HPI: 284.5645
• Rent YoY: ▲ 4.43%
• 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

+0.0% since first listed

29 events — show timeline

• 2026-03-25 Pending — BRIGHT MLS
• 2026-02-13 Relisted — BRIGHT MLS
• 2026-02-05 Listing Removed — BRIGHT MLS
• 2026-02-02 Listed $40,000 BRIGHT MLS
• 2016-11-30 Sold (MLS) $36,350 MRIS
• 2016-11-30 Sold (MLS) $36,350 BRIGHT MLS
• 2016-10-28 Pending — MRIS
• 2016-09-22 Listed $42,000 MRIS
• 2006-01-24 Sold (Public Records) $70,000 Public Records
• 2005-12-28 Sold (MLS) $70,000 MRIS
• 2005-10-28 Delisted — MRIS
• 2005-09-27 Listed $69,999 MRIS
• 2004-05-07 Delisted — MRIS
• 2003-11-25 Listed — MRIS
• 2002-11-07 Delisted — MRIS
• 2002-05-09 Listed — MRIS
• 2001-02-27 Delisted — MRIS
• 2000-08-31 Listed — MRIS
• 2000-02-20 Delisted — MRIS
• 1999-08-24 Listed — MRIS
• 1999-08-21 Delisted — MRIS
• 1999-06-22 Listed — MRIS
• 1997-12-17 Delisted — MRIS
• 1997-08-30 Listed — MRIS
• 1997-05-19 Delisted — MRIS
• 1997-01-27 Delisted — MRIS
• 1997-01-25 Listed — MRIS
• 1997-01-25 Listed — MRIS
• 1991-10-21 Sold (Public Records) $40,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $890 · +0.0% YoY. Source: county tax records.