1910 Druid Hill Ave · Baltimore, MD 21217

$135,000

3 bd · 1.0 ba · 1,300 sqft · Townhouse · 108 Days on market

Built 1920 436 sqft lot $104/sqft · 21% above area Est $112k · 21% over

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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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Excellent long term tenant in place and wishes to stay. The property is in great condition. Add this solid investment to your portfolio! Property does require 24 hrs showing notice. * * * Please note, interior images are prior to tenant occupancy.

Key facts

• Built 1920
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+6.6%/yr); 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,791/mo this rent would consume 56% of the median local household income ($38k/yr) (locally 2921% 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 $933 of loan paydown is wiped out by about $4k 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 + 6.6% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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.
• Current owner paid $11k; list at $135k implies a 1127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.33% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (median comp): $111,524
• List price: $135,000
• Delta: 21.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2115 Mcculloh St	0.18mi	3/1.5	1,350 (+4%)	4mo	$77,000	$57	80
1901 Linden Ave	0.29mi	2/1.5 (-1)	1,240 (-5%)	1mo	$275,000	$222	71
2418 Druid Hill Ave	0.44mi	3/1.5	1,328 (+2%)	6mo	$77,000	$58	69
700 Cumberland St	0.45mi	4/2.0 (+1)	1,280 (-2%)	3mo	$107,800	$84	65
1306 Rutter St	0.68mi	3/1.0	1,312 (+1%)	5mo	$290,000	$221	62
1407 Jordan St	0.44mi	3/3.0	1,400 (+8%)	5mo	$425,500	$304	54
1719 Baker St	0.57mi	2/1.0 (-1)	1,400 (+8%)	2mo	$19,250	$14	54
2453 Mcculloh St	0.49mi	3/1.0	1,460 (+12%)	3mo	$99,900	$68	54
2208 Mount Royal Ter	0.64mi	3/3.5	1,216 (-6%)	4mo	$299,900	$247	46
829 Chauncey Ave	0.56mi	3/2.5	1,440 (+11%)	7mo	$295,000	$205	44
1552 N Fulton Ave	0.63mi	3/1.0	1,113 (-14%)	4mo	$125,000	$112	44
1013 Myrtle Ave	0.72mi	3/2.5	1,440 (+11%)	3mo	$185,000	$128	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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.46×
• Total profit: $17,567
• Equity at exit: $20,129

10-year hold

• IRR: 23.0%
• Equity multiple: 3.31×
• Total profit: $87,355
• Equity at exit: $11,672

Cash invested: $37,800 (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 21217

• Rents YoY: 6.6%
• Active inventory: 331
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$708
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $513

Break-even live

Break-even rent $1,142

Max offer price $135,000

Occupancy floor 66%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 McCulloh St Apt 2 Baltimore, MD	2.0	1.0	1000	$1,450	$1.45	43d	1	0.06mi
1931 McCulloh St Unit 1 Baltimore, MD	3.0	1.0	1000	$1,500	$1.50	43d	1	0.08mi
2028 Druid Hill Ave Baltimore, MD	3.0	2.5	1437	$1,799	$1.25	10d	1	0.09mi
2028 Druid Hill Ave Unit 1 Baltimore, MD	3.0	2.5	1437	$1,750	$1.22	2d	1	0.09mi
2037 McCulloh St Unit 3 Baltimore, MD	2.0	2.0	937	$1,650	$1.76	17d	1	0.13mi
2143 Druid Hill Ave Unit 2 Baltimore, MD	2.0	1.0	915	$1,400	$1.53	43d	1	0.18mi
1829 Eutaw Pl Unit B Baltimore, MD	2.0	2.0	1278	$2,100	$1.64	4d	1	0.23mi
1346 N Carey St Baltimore, MD	2.0	1.5	1100	$1,500	$1.36	43d	1	0.28mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	43d	1	0.29mi
1205 Clendenin St Baltimore, MD	3.0	1.5	1560	$800	$0.51	23d	1	0.31mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	16d	1	0.33mi
1722 Bolton St Unit 3 Baltimore, MD	2.0	1.0	942	$1,600	$1.70	4d	1	0.36mi
1534 N Stricker St Baltimore, MD	2.0	1.5	900	$1,475	$1.64	14d	1	0.39mi
1121 Whitelock St Baltimore, MD	2.0	1.0	1180	$1,300	$1.10	43d	1	0.39mi
815 Lennox St Baltimore, MD	3.0	3.5	1600	$2,790	$1.74	23d	1	0.39mi
1409 McCulloh St Unit McCulloh UA Baltimore, MD	2.0	1.5	1080	$1,550	$1.44	43d	1	0.40mi
2339 Eutaw Pl Ste 1 Baltimore, MD	2.0	1.0	1300	$1,275	$0.98	43d	1	0.40mi
1714 Park Ave #202 Baltimore, MD	2.0	2.0	1000	$1,800	$1.80	23d	1	0.41mi
1614 N Calhoun St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	43d	1	0.42mi
2202 Brookfield Ave Baltimore, MD	2.0	1.0	980	$1,600	$1.63	43d	1	0.43mi
2409 Francis St Baltimore, MD	3.0	1.0	1298	$1,500	$1.16	43d	1	0.43mi
734 Watts St Baltimore, MD	3.0	3.5	1720	$2,900	$1.69	43d	1	0.43mi
2433 Druid Hill Ave Baltimore, MD	2.0	2.5	1092	$1,999	$1.83	43d	1	0.44mi
1729 Park Ave Unit 4 Baltimore, MD	2.0	2.0	900	$1,725	$1.92	4d	1	0.46mi
823 Newington Ave Unit 1 Baltimore, MD	2.0	1.0	913	$1,700	$1.86	17d	1	0.46mi
2449 Druid Hill Ave Baltimore, MD	2.0	1.0	1100	$1,800	$1.64	43d	1	0.46mi
750 Reservoir St Unit A Baltimore, MD	2.0	1.0	900	$1,650	$1.83	43d	1	0.48mi
750 Reservoir St Unit B Baltimore, MD	2.0	2.0	900	$1,850	$2.06	43d	1	0.48mi
910 N Arlington Ave Unit 2 Baltimore, MD	4.0	2.0	1220	$1,850	$1.52	23d	1	0.50mi
1427 Bolton St Unit 2 Baltimore, MD	2.0	2.0	1802	$3,600	$2.00	4d	1	0.51mi
2511 Madison Ave #2 Baltimore, MD	3.0	1.0	1100	$1,650	$1.50	43d	1	0.52mi
1624 Westwood Ave Baltimore, MD	3.0	2.0	1000	$1,900	$1.90	43d	1	0.52mi
2401 Brookfield Ave Baltimore, MD	2.0–3.0	1.0–2.0	1102	$1,675	$1.52	23d	3	0.53mi
1507 Retreat St Unit 1 Baltimore, MD	3.0	3.0	1098	$2,500	$2.28	43d	1	0.53mi
1515 Retreat St Baltimore, MD	3.0	2.0	1098	$1,800	$1.64	23d	1	0.54mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	14d	1	0.54mi
2407 Brookfield Ave Unit 4 Baltimore, MD	2.0	2.0	1300	$1,550	$1.19	43d	1	0.55mi
2402 Lakeview Ave Apt 2 Baltimore, MD	2.0	1.0	900	$1,250	$1.39	12d	1	0.56mi
1806 N Mount St Baltimore, MD	3.0	3.0	1200	$1,700	$1.42	20d	1	0.56mi
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	2d	1	0.58mi

Listing history 47 events

1. 2026-06-18
   days on market $135,000 Active 108 DOM
2. 2026-06-17
   days on market $135,000 Active 107 DOM
3. 2026-06-16
   days on market $135,000 Active 106 DOM
4. 2026-06-15
   days on market $135,000 Active 105 DOM
5. 2026-06-13
   days on market $135,000 Active 103 DOM
6. 2026-06-09
   days on market $135,000 Active 99 DOM
7. 2026-06-08
   days on market $135,000 Active 98 DOM
8. 2026-06-07
   days on market $135,000 Active 97 DOM
9. 2026-06-04
   days on market $135,000 Active 94 DOM
10. 2026-06-03
    days on market $135,000 Active 93 DOM
11. 2026-06-02
    days on market $135,000 Active 92 DOM
12. 2026-06-01
    days on market $135,000 Active 91 DOM
13. 2026-05-31
    days on market $135,000 Active 90 DOM
14. 2026-03-02
    status Active 281-char remark

    Show marketing remark (281 chars)

    Great investment opportunity! Excellent long term tenant in place and wishes to stay. The property is in great condition. Add this solid investment to your portfolio! Property does require 24 hrs showing notice. * * * Please note, interior images are prior to tenant occupancy.

15. 2026-02-27
    historical 281-char remark

    Show marketing remark (281 chars)

    Great investment opportunity! Excellent long term tenant in place and wishes to stay. The property is in great condition. Add this solid investment to your portfolio! Property does require 24 hrs showing notice. * * * Please note, interior images are prior to tenant occupancy.

16. 2026-02-27
    listed $135,000 281-char remark

    Show marketing remark (281 chars)

    Great investment opportunity! Excellent long term tenant in place and wishes to stay. The property is in great condition. Add this solid investment to your portfolio! Property does require 24 hrs showing notice. * * * Please note, interior images are prior to tenant occupancy.

17. 2026-02-10
    historical
18. 2025-08-21
    listed $140,000 Active
19. 2025-08-20
    historical
20. 2017-05-13
    historical Temporarily Off-Market
21. 2017-05-13
    historical
22. 2017-05-01
    price
23. 2016-11-01
    listed Active
24. 2016-11-01
    listed $74,500
25. 2016-01-05
    historical
26. 2016-01-05
    soldstatus $11,000 Sold
27. 2016-01-05
    soldstatus $11,000
28. 2015-11-27
    status Contract
29. 2015-11-24
    listed $14,900 Active
30. 2015-10-12
    historical
31. 2015-08-24
    status Contract
32. 2015-08-24
    historical Temporarily Off-Market
33. 2015-07-31
    listed Active
34. 2015-07-31
    listed $14,900
35. 2015-01-28
    historical
36. 2015-01-28
    historical
37. 2014-11-03
    listed Active
38. 2014-11-02
    listed $34,500
39. 2014-10-01
    historical Expired
40. 2014-08-26
    price
41. 2014-08-15
    price
42. 2014-07-08
    listed Active
43. 2014-07-08
    listed $34,500
44. 2014-07-08
    historical
45. 2006-09-06
    historical
46. 2006-07-09
    listed
47. 2005-08-16
    soldstatus $82,000

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$243/yr (+$20/mo · 24.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,489
• − Mortgage interest: −$7,562
• − Property taxes: −$986
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$3,927
• Taxable income: $4,233
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $5,137/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

+64.6% since first listed

34 events — show timeline

• 2026-03-02 Relisted — BRIGHT MLS
• 2026-02-27 Listed $135,000 BRIGHT MLS
• 2026-02-27 Listing Removed — BRIGHT MLS
• 2026-02-10 Listing Removed — BRIGHT MLS
• 2025-08-21 Listed $140,000 BRIGHT MLS
• 2025-08-20 Coming Soon — BRIGHT MLS
• 2017-05-13 Listing Removed — BRIGHT MLS
• 2017-05-13 Delisted — MRIS
• 2017-05-01 Price Changed — MRIS
• 2016-11-01 Listed — MRIS
• 2016-11-01 Listed $74,500 BRIGHT MLS
• 2016-01-05 Delisted — MRIS
• 2016-01-05 Sold (MLS) $11,000 BRIGHT MLS
• 2016-01-05 Sold (MLS) $11,000 MRIS
• 2015-11-27 Pending — MRIS
• 2015-11-24 Listed $14,900 MRIS
• 2015-10-12 Listing Removed — BRIGHT MLS
• 2015-08-24 Pending — MRIS
• 2015-08-24 Delisted — MRIS
• 2015-07-31 Listed — MRIS
• 2015-07-31 Listed $14,900 BRIGHT MLS
• 2015-01-28 Listing Removed — BRIGHT MLS
• 2015-01-28 Delisted — MRIS
• 2014-11-03 Listed — MRIS
• 2014-11-02 Listed $34,500 BRIGHT MLS
• 2014-10-01 Delisted — MRIS
• 2014-08-26 Price Changed — MRIS
• 2014-08-15 Price Changed — MRIS
• 2014-07-08 Listed — MRIS
• 2014-07-08 Listing Removed — BRIGHT MLS
• 2014-07-08 Listed $34,500 BRIGHT MLS
• 2006-09-06 Delisted — MRIS
• 2006-07-09 Listed — MRIS
• 2005-08-16 Sold (Public Records) $82,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $986 · +6.8% YoY. Source: county tax records.