2700 Garrison Blvd · Baltimore, MD 21216

$199,900

4 bd · 2.5 ba · 2,836 sqft · SingleFamily public records · 39 Days on market

Built 1920 0.31 ac lot Est $389k · 49% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +5.7/10.0
• DSCR +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 4-bedroom, 2.5-bath Colonial offers timeless character and a traditional layout with room to make it your own. A large foyer with a grand staircase welcomes you in, setting the tone for the home’s original craftsmanship and classic details found throughout. The main level features generous living and dining areas, along with a sunroom that provides additional space and natural light. Upstairs, you’ll find four well-sized bedrooms and two full baths, offering flexibility for a variety of living needs. Outside, the property includes a detached garage and an in-ground pool in the rear, creating a great setting for outdoor use and entertaining. With its size, layout, a

Key facts

• In-ground pool
• Grand staircase
• Large foyer

Tags

• LARGE FOYER
• GRAND STAIRCASE
• SUNROOM
• DETACHED GARAGE
• IN-GROUND POOL

Property features AI

Exterior

• Parking: Detached front-entry garage (1 car)
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached property
• Construction: Brick construction; Brick/mortar foundation; Built year reported by assessor
• Exterior features: Personal pool; Not tidal waterfront; Above-grade and below-grade structures

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Radiator heating; Natural gas heating and hot water; Cooling: Other
• Interior features: Full basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $33 ($400/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

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 (+6.1%/yr); 252 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $2,143/mo this rent would consume 61% of the median local household income ($42k/yr) (locally 2264% 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 $6k 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 3.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.07% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $388,532
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2403 Garrison Blvd	0.21mi	5/2.5 (+1)	2,630 (-7%)	2mo	$345,000	$131	71
4011 Carlisle Ave	0.48mi	4/2.0	2,828 (-0%)	5mo	$155,000	$55	71
3401 Powhatan Ave	0.19mi	4/3.5	3,083 (+9%)	3mo	$299,900	$97	70
3923 Fairview Ave	0.50mi	5/3.0 (+1)	2,788 (-2%)	1mo	$360,000	$129	66
2300 Monticello Rd	0.54mi	3/3.0 (-1)	2,962 (+4%)	4mo	$192,000	$65	57
3514 Fairview Ave	0.31mi	5/4.5 (+1)	3,143 (+11%)	2mo	$515,000	$164	53
3704 Egerton Rd	0.66mi	4/3.5	3,050 (+8%)	1mo	$426,500	$140	52
2303 Elsinore Ave	0.30mi	5/3.5 (+1)	2,450 (-14%)	3mo	$350,000	$143	52
3703 Egerton Rd	0.62mi	5/4.5 (+1)	3,051 (+8%)	3mo	$479,900	$157	42
3417 Springdale Ave	0.32mi	5/5.5 (+1)	3,261 (+15%)	3mo	$459,581	$141	41
2605 Queen Anne Rd	0.63mi	3/4.0 (-1)	3,184 (+12%)	0mo	$435,000	$137	39
3731 Nortonia Rd	0.74mi	3/2.5 (-1)	2,444 (-14%)	4mo	$202,000	$83	34

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.59×
• Total profit: $-23,177
• Equity at exit: $29,806

10-year hold

• IRR: 2.9%
• Equity multiple: 1.24×
• Total profit: $13,512
• Equity at exit: $17,284

Cash invested: $55,972 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$528 /mo · $6,335/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $33

Break-even live

Break-even rent $2,101

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $146	-5% $90	+0% $33	+5% $-23	+10% $-80
Rent	-10% $-136	-5% $-51	+0% $33	+5% $118	+10% $203
Rate	-1.0pp $134	-0.5pp $84	base $33	+0.5pp $-18	+1.0pp $-71

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3414 Alto Rd Unit 2ND Baltimore, MD	3.0	1.0	2824	$2,000	$0.71	25d	1	0.07mi
4029 Fairview Ave Baltimore, MD	5.0	4.5	2653	$3,200	$1.21	45d	1	0.57mi
3030 Windsor Ave Baltimore, MD	4.0	1.5	2124	$1,995	$0.94	5d	1	0.58mi
2305 Wichita Ave Unit 1 Baltimore, MD	3.0	1.0	1950	$1,300	$0.67	25d	1	1.15mi
2401 W North Ave Baltimore, MD	5.0	2.0	2037	$1,800	$0.88	5d	1	1.27mi
2128 N Pulaski St Baltimore, MD	4.0	3.0	2166	$2,200	$1.02	45d	1	1.40mi
3700 Woodridge Rd Baltimore, MD	3.0	1.5	1955	$1,950	$1.00	45d	1	1.42mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $199,900 Pending 39 DOM
2. 2026-06-09
   days on market $199,900 Active 38 DOM
3. 2026-06-08
   days on market $199,900 Active 37 DOM
4. 2026-06-07
   days on market $199,900 Active 36 DOM
5. 2026-06-04
   days on market $199,900 Active 33 DOM
6. 2026-06-03
   days on market $199,900 Active 32 DOM
7. 2026-06-02
   days on market $199,900 Active 31 DOM
8. 2026-06-01
   days on market $199,900 Active 30 DOM
9. 2026-05-31
   days on market $199,900 Active 29 DOM
10. 2026-05-20
    status Active
11. 2026-04-07
    status Pending
12. 2026-03-20
    listed $199,900 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: $6,335 · $528/mo
• Projected year-2 tax: $6,335 · $528/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 5/10 Major 24% 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: $25,713
• − Mortgage interest: −$11,198
• − Property taxes: −$6,335
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$5,815
• Taxable loss: −$2,748
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $1,059/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

3 events — show timeline

• 2026-05-20 Relisted — BRIGHT MLS
• 2026-04-07 Pending — BRIGHT MLS
• 2026-03-20 Listed $199,900 BRIGHT MLS

Property tax history

-0.9%/yr

Latest (2025): $6,335 · +5.0% YoY. Source: county tax records.