149 N Highland Ave · Baltimore, MD 21224

$75,000

2 bd · 2.0 ba · 1,170 sqft · Townhouse public records · 52 Days on market

Built 1900 871 sqft lot

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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 +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two unit apartment, each with its own bathroom. Great for first time buuyer who wants to convert or an investor.

Key facts

• Built 1900
• Listed 52 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.6% 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 (+1.3%/yr); 391 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); solid renter incomes; 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 $519 of loan paydown is wiped out by about $2k 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 + 1.3% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y ago; this cycle's ask has dropped $35k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.64% ✓
• Cap rate: 23.61%
• Cash-on-cash: 61.86%
• DSCR: 3.75
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $223,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 N Highland Ave	0.00mi	2/1.0	1,170 (0%)	1mo	$75,000	$64	95
111 N Highland Ave	0.06mi	3/1.5 (+1)	1,170 (0%)	1mo	$105,000	$90	89
134 N Curley St	0.35mi	2/2.0	1,170 (0%)	1mo	$270,000	$231	83
122 Ellwood Ave	0.24mi	3/1.5 (+1)	1,200 (+3%)	0mo	$235,000	$196	78
3135 Mcelderry St	0.27mi	3/2.0 (+1)	1,224 (+5%)	1mo	$234,000	$191	74
14 S Curley St	0.40mi	2/1.0	1,092 (-7%)	1mo	$269,000	$246	66
3420 Leverton Ave	0.20mi	2/2.0	1,340 (+14%)	1mo	$115,000	$86	66
629 N Kenwood Ave	0.52mi	2/1.5	1,100 (-6%)	1mo	$76,500	$70	63
2712 Ashland Ave	0.69mi	3/1.5 (+1)	1,164 (-0%)	1mo	$175,000	$150	59
280 S Robinson St	0.46mi	2/1.0	1,282 (+10%)	1mo	$294,000	$229	58
309 S Fagley St	0.51mi	2/2.0	1,030 (-12%)	1mo	$225,000	$218	56
2435 Jefferson St	0.72mi	3/1.0 (+1)	1,260 (+8%)	1mo	$140,000	$111	44

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 3.38×
• Total profit: $49,989
• Equity at exit: $11,183

10-year hold

• IRR: 59.8%
• Equity multiple: 6.47×
• Total profit: $114,792
• Equity at exit: $6,485

Cash invested: $21,000 (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 21224

• Rents YoY: 1.3%
• Active inventory: 391
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$393
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $1,027

Break-even live

Break-even rent $680

Max offer price $75,000

Occupancy floor 43%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 N Clinton St Baltimore, MD	2.0	1.0	1300	$1,995	$1.53	43d	1	0.13mi
3430 E Baltimore St Baltimore, MD	3.0	2.5	1316	$2,250	$1.71	23d	1	0.16mi
3205 Esther Pl Baltimore, MD	2.0	2.0	960	$1,850	$1.93	23d	1	0.17mi
17 N East Ave Baltimore, MD	2.0	2.0	1326	$2,550	$1.92	23d	1	0.21mi
3436 Leverton Ave Baltimore, MD	3.0	3.5	1500	$2,350	$1.57	23d	1	0.22mi
3413 Leverton Ave Baltimore, MD	2.0	1.0	832	$1,000	$1.20	23d	1	0.23mi
203 N Ellwood Ave Unit Main Baltimore, MD	2.0	2.0	880	$2,200	$2.50	23d	1	0.23mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,200	$1.67	23d	1	0.23mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,100	$1.59	16d	1	0.23mi
29 N Ellwood Ave Baltimore, MD	3.0	1.5	1100	$2,395	$2.18	23d	1	0.26mi
3304 McElderry St Baltimore, MD	3.0	2.0	1413	$1,900	$1.34	43d	1	0.26mi
106 S Bouldin St Baltimore, MD	2.0	3.0	1134	$2,100	$1.85	20d	1	0.30mi
115 S Eaton St Baltimore, MD	3.0	2.5	1393	$1,800	$1.29	16d	1	0.33mi
3710 E Pratt St Baltimore, MD	2.0	3.5	1230	$1,900	$1.54	23d	1	0.34mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	43d	1	0.35mi
127 S Robinson St Baltimore, MD	2.0	1.5	1400	$2,000	$1.43	43d	1	0.35mi
150 N Curley St Baltimore, MD	2.0	2.5	1266	$1,850	$1.46	17d	1	0.37mi
201 S Conkling St Baltimore, MD	1.0	1.0	740	$1,500	$2.03	2d	2	0.37mi
235 S Highland Ave Baltimore, MD	2.0	1.5	1222	$2,000	$1.64	23d	1	0.40mi
34 N Linwood Ave Baltimore, MD	2.0	1.5	1288	$2,400	$1.86	23d	1	0.42mi
2815 Orleans St Baltimore, MD	2.0	1.0	1204	$1,600	$1.33	1d	1	0.43mi
102 S Curley St Baltimore, MD	2.0	1.5	1200	$1,800	$1.50	4d	1	0.45mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	14d	1	0.45mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	17d	1	0.45mi
2934 E Monument St Baltimore, MD	2.0	1.0	1200	$1,499	$1.25	43d	1	0.46mi
223 Grundy St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	23d	1	0.46mi
10 N Streeper St Baltimore, MD	3.0	2.5	1440	$2,500	$1.74	23d	1	0.46mi
718 N Curley St Baltimore, MD	3.0	3.0	1500	$2,000	$1.33	4d	1	0.50mi
724 N Curley St Baltimore, MD	3.0	3.0	1500	$2,200	$1.47	4d	1	0.51mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	23d	1	0.52mi
400 S Highland Ave Unit 402 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	43d	1	0.52mi
321 Fagley St Baltimore, MD	2.0	1.0	800	$1,650	$2.06	20d	1	0.52mi
400 S Conkling St Unit 3 Baltimore, MD	1.0	1.0	700	$1,700	$2.43	43d	1	0.53mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	23d	1	0.54mi
3232 Eastern Ave Baltimore, MD	1.0	1.5	874	$2,260	$2.59	1d	1	0.57mi
127 N Glover St Baltimore, MD	2.0	1.5	1110	$2,100	$1.89	2d	1	0.58mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	23d	1	0.59mi
2608 E Fayette St Unit 1 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	14d	1	0.59mi
218 N Glover St Baltimore, MD	2.0	2.0	1360	$1,750	$1.29	43d	1	0.60mi
3905 Bank St Baltimore, MD	4.0	1.0–3.0	909	$2,350	$2.58	2d	20	0.60mi

Listing history 18 events

1. 2026-04-18
   status Pending
2. 2026-04-14
   price $75,000
3. 2026-03-25
   price $100,000
4. 2026-02-25
   listed $110,000 Active
5. 2024-01-04
   soldstatus $85,000
6. 2007-07-23
   historical
7. 2007-06-21
   listed
8. 2006-11-17
   soldstatus $130,000
9. 2006-10-25
   soldstatus $130,000 112-char remark

   Show marketing remark (112 chars)

   Two unit apartment, each with its own bathroom. Great for first time buuyer who wants to convert or an investor.

10. 2006-08-14
    historical 112-char remark

    Show marketing remark (112 chars)

    Two unit apartment, each with its own bathroom. Great for first time buuyer who wants to convert or an investor.

11. 2006-08-01
    historical

    Show marketing remark (112 chars)

    Two unit apartment, each with its own bathroom. Great for first time buuyer who wants to convert or an investor.

12. 2006-08-01
    listed $120,000 112-char remark

    Show marketing remark (112 chars)

    Two unit apartment, each with its own bathroom. Great for first time buuyer who wants to convert or an investor.

13. 2006-07-31
    listed
14. 1996-04-29
    soldstatus $20,000
15. 1996-04-18
    soldstatus $20,000
16. 1996-03-23
    historical
17. 1995-11-08
    listed $31,900
18. 1988-10-28
    soldstatus $28,000

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$66/yr (+$5/mo · 9.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $23,761
• − Mortgage interest: −$4,201
• − Property taxes: −$686
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$2,182
• Taxable income: $11,849
• Est. tax owed @ 24.0%: −$2,844
• After-tax cash flow: $9,481/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): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

+167.9% since first listed

18 events — show timeline

• 2026-04-18 Pending — BRIGHT MLS
• 2026-04-14 Price Changed $75,000 BRIGHT MLS
• 2026-03-25 Price Changed $100,000 BRIGHT MLS
• 2026-02-25 Listed $110,000 BRIGHT MLS
• 2024-01-04 Sold (Public Records) $85,000 Public Records
• 2007-07-23 Delisted — MRIS
• 2007-06-21 Listed — MRIS
• 2006-11-17 Sold (Public Records) $130,000 Public Records
• 2006-10-25 Sold (MLS) $130,000 MRIS
• 2006-08-14 Delisted — MRIS
• 2006-08-01 Listed $120,000 MRIS
• 2006-08-01 Delisted — MRIS
• 2006-07-31 Listed — MRIS
• 1996-04-29 Sold (Public Records) $20,000 Public Records
• 1996-04-18 Sold (MLS) $20,000 MRIS
• 1996-03-23 Delisted — MRIS
• 1995-11-08 Listed $31,900 MRIS
• 1988-10-28 Sold (Public Records) $28,000 Public Records

Property tax history

-7.1%/yr

Latest (2025): $686 · -72.4% YoY. Source: county tax records.