1805 Crestview Rd · Baltimore, MD 21239

$195,000

3 bd · 1.0 ba · 1,080 sqft · Townhouse public records · 16 Days on market

Built 1950 Est $219k · 11% under

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Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +12.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1.5-bath home located in the highly desirable Loch Raven neighborhood. Filled with character and potential, this property is the perfect opportunity for a first-time homebuyer looking to build equity, a homeowner eager to customize a space to their own taste, or an investor seeking to add a promising property to their portfolio. NEW ROOF March 2026 Inside, you’ll find hardwood floors throughout, abundant natural sunlight, and a functional layout ready for your personal touches. The lower level features a basement with exterior access, offering additional storage, workspace, or future living space possibilities. Step outside to enjoy the gorgeous bac

Key facts

• New roof
• Hardwood floors
• Gorgeous backyard

Tags

• NEW ROOF
• HARDWOOD FLOORS
• BASEMENT WITH EXTERIOR ACCESS
• GORGEOUS BACKYARD

Property features AI

Finance

• Other: Total below-grade area estimated at 579; Above-grade finished area estimated at 956; Below-grade finished area estimated at 288 and unfinished 291; Land assessed value listed; Improvement assessed value listed
• Financial info: Ground rent $96 paid semi-annually; Annual ground rent listed in income/expense items

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse design; Year built per assessor
• Construction: Brick exterior; Foundation: Other
• Exterior features: Brick construction; Interior townhouse/rowhouse; Above-grade and below-grade structures; Ground rent applies (semi-annual payment)

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard electric heating; Ceiling fans for cooling; Electric hot water; Oil heating fuel
• Interior features: Estimated living area; Basement with outside/rear entrance; Partially finished basement; Basement includes sump pump and shelving; Grab bars installed (accessibility)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (6.7% below list).
• Recommended offer: $182k (6.7% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Elmer A. Henderson: A Johns Hopkins Partnership (math 2% / reading 16%, grade F, #650 of 860 statewide, top 77%, 642 students, 80% FRL); Vanguard Collegiate Middle (math 3% / reading 15%, grade F, #212 of 225 statewide, top 95%, 343 students, 84% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL).
• Zoned-school proficiency averages 32% at this address vs 12% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Baltimore City Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.9%/yr); 72 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 35% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 16 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $195k implies a 786% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $181,887 (6.7% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $219,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1649 Gleneagle Rd	0.23mi	3/1.0	1,064 (-2%)	9mo	$200,000	$188	79
1720 Wadsworth Way	0.20mi	3/1.0	1,064 (-2%)	11mo	$160,100	$150	78
1930 Swansea Rd	0.15mi	3/2.0	1,178 (+9%)	10mo	$285,000	$242	66
5749 Edgepark Rd	0.25mi	3/1.5	1,140 (+6%)	15mo	$190,000	$167	64
2046 E Belvedere Ave	0.24mi	4/2.0 (+1)	1,140 (+6%)	9mo	$289,000	$254	63
2210 Cloville Ave NE	0.59mi	3/1.5	1,024 (-5%)	3mo	$226,650	$221	59
1703 Swansea Rd	0.12mi	2/2.0 (-1)	1,190 (+10%)	12mo	$170,000	$143	59
6331 Pioneer Dr	0.65mi	3/1.5	1,050 (-3%)	6mo	$185,000	$176	58
5102 Hillen Rd	0.54mi	3/2.0	1,008 (-7%)	7mo	$149,900	$149	54
1534 Wadsworth Way	0.48mi	4/2.0 (+1)	1,216 (+13%)	7mo	$282,000	$232	42
5603 Purdue Ave	0.70mi	3/2.0	1,160 (+7%)	12mo	$236,000	$203	42
1607 Stonewood Rd	0.73mi	3/2.0	1,216 (+13%)	1mo	$273,000	$225	40

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 · 2.86% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-26,139
• Equity at exit: $29,075

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-16,373
• Equity at exit: $16,860

Cash invested: $54,600 (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 21239

• Rents YoY: 2.9%
• Active inventory: 72
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $89

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $224	-5% $157	+0% $89	+5% $22	+10% $-45
Rent	-10% $-54	-5% $17	+0% $89	+5% $161	+10% $233
Rate	-1.0pp $188	-0.5pp $139	base $89	+0.5pp $39	+1.0pp $-13

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Ramblewood Rd Apt A Baltimore, MD	2.0	2.0	903	$1,847	$2.05	45d	1	0.06mi
1726 E Belvedere Ave Baltimore, MD	3.0	2.0	1140	$1,895	$1.66	23d	1	0.07mi
1908 E Belvedere Ave Baltimore, MD	4.0	2.0	1425	$1,950	$1.37	21d	1	0.08mi
1806 Ramblewood Rd Apt A Baltimore, MD	2.0	2.0	903	$1,847	$2.05	45d	1	0.19mi
2077 Woodbourne Ave Baltimore, MD	1.0–2.0	1.0	830	$1,419	$1.71	3d	5	0.30mi
2106 Cloville Ave Baltimore, MD	3.0	1.5	1080	$1,700	$1.57	45d	1	0.53mi
4902 Gilray Dr Baltimore, MD	3.0	2.0	776	$2,400	$3.09	25d	1	0.59mi
1712 Waverly Way Baltimore, MD	1.0–2.0	1.0	675	$1,520	$2.25	0d	4	0.60mi
5664 Woodmont Ave Baltimore, MD	1.0–2.0	1.0	710	$1,165	$1.64	0d	8	0.63mi
5307 Leith Rd Baltimore, MD	2.0	1.0	630	$1,350	$2.14	14d	1	0.63mi
6624 Pioneer Dr Baltimore, MD	1.0–3.0	1.0	706	$1,647	$2.33	45d	1	0.74mi
6101 Loch Raven Blvd Baltimore, MD	1.0–2.0	1.0–2.0	1138	$2,378	$2.09	0d	8	0.78mi
1575 Stonewood Rd Baltimore, MD	3.0	1.5	1216	$2,200	$1.81	0d	1	0.78mi
5600 Birchwood Ave Unit 2 Baltimore, MD	2.0	1.0	850	$1,600	$1.88	45d	1	0.80mi
6212 Laurelton Ave Baltimore, MD	2.0	1.0	960	$1,325	$1.38	45d	1	0.81mi
2604 Hamilton Ave Apt 2 Baltimore, MD	2.0	1.0	850	$1,195	$1.41	45d	1	0.84mi
1408 Cedarcroft Rd Baltimore, MD	3.0	2.0	912	$1,957	$2.15	45d	1	0.85mi
6502 McClean Blvd Unit 2211-B3 Baltimore, MD	2.0	1.0	925	$1,495	$1.62	23d	1	0.85mi
1129 Gleneagle Rd Unit B Baltimore, MD	2.0	1.0	700	$1,200	$1.71	45d	1	0.89mi
1652 E Cold Spring Ln Unit 2 Baltimore, MD	2.0	1.0	700	$1,500	$2.14	25d	1	0.89mi
6502 McClean Blvd Baltimore, MD	2.0	1.0	925	$1,537	$1.66	45d	1	0.90mi
2805 Hamilton Ave Baltimore, MD	4.0	2.0	1416	$2,300	$1.62	45d	1	0.92mi
1111 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	1452	$1,050	$0.72	45d	1	0.93mi
1116 Gleneagle Rd Unit 1 Baltimore, MD	2.0	1.0	726	$1,695	$2.33	6d	1	0.93mi
1116 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	726	$1,750	$2.41	25d	1	0.93mi
1116 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	876	$1,750	$2.00	45d	1	0.93mi
1090 Cameron Rd Baltimore, MD	2.0	1.0	832	$1,675	$2.01	5d	1	0.94mi
2807 Shirey Ave Baltimore, MD	4.0	3.0	1190	$2,500	$2.10	16d	1	0.95mi
1106 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	1100	$1,450	$1.32	45d	1	0.95mi
2900 Ailsa Ave Apt 2 Baltimore, MD	3.0	1.0	1300	$1,750	$1.35	6d	1	0.98mi
1545 E Cold Spring Ln Baltimore, MD	4.0	2.0	1240	$2,000	$1.61	45d	1	0.99mi
6405 Loch Crest Rd Idlewylde, MD	3.0	2.5	1440	$2,257	$1.57	45d	1	1.00mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	45d	1	1.02mi
2804 Christopher Ave Baltimore, MD	3.0	2.5	1280	$2,200	$1.72	25d	1	1.04mi
1275 Kitmore Rd Unit 1267K-T Baltimore, MD	2.0	1.0	827	$1,585	$1.92	45d	1	1.05mi
1275 Kitmore Rd Unit 1248B-A Baltimore, MD	2.0	1.0	812	$1,360	$1.67	6d	1	1.05mi
1275 Kitmore Rd Unit 1262B-A Baltimore, MD	2.0	1.0	923	$1,320	$1.43	3d	1	1.05mi
1275 Kitmore Rd Unit 1260K-T Baltimore, MD	2.0	1.0	811	$1,410	$1.74	6d	1	1.05mi
1275 Kitmore Rd Unit 1215B-T Baltimore, MD	2.0	1.0	811	$1,435	$1.77	6d	1	1.05mi
1275 Kitmore Rd Unit 1245K-T Baltimore, MD	3.0	1.0	935	$1,895	$2.03	6d	1	1.05mi

Listing history 10 events

1. 2026-06-21
   days on market $195,000 Active 16 DOM
2. 2026-06-18
   days on market $195,000 Active 13 DOM
3. 2026-06-17
   days on market $195,000 Active 12 DOM
4. 2026-06-16
   days on market $195,000 Active 11 DOM
5. 2026-06-15
   days on market $195,000 Active 10 DOM
6. 2026-06-13
   days on market $195,000 Active 8 DOM
7. 2026-06-09
   days on market $195,000 Active 4 DOM
8. 2026-06-08
   days on market $195,000 Active 3 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $195,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,826
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$5,673
• Taxable loss: −$2,162
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $1,590/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): 27,346
• Household income: $62,650
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1103.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Asian 4% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 1% Romanian 1% Russian 1%
• Foreign-born: 10% · Canada, United Kingdom, China
• Languages at home: 88% English-only · Other Indo-European 3% Spanish 2% French/Haitian/Cajun 2%

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: ▼ -164.48%
• Current HPI: 258.094
• Rent YoY: ▲ 2.86%
• 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

+786.4% since first listed

2 events — show timeline

• 2026-06-05 Listed $195,000 BRIGHT MLS
• 2019-02-21 Sold (Public Records) $22,000 Public Records

Property tax history

-68.0%/yr

Latest (2021): $0 · -100.0% YoY. Source: county tax records.