1109 Quantril Way · Baltimore, MD 21205

$55,000

2 bd · 1.0 ba · 640 sqft · Townhouse public records · 245 Days on market

Built 1945 $86/sqft · 57% below area $530/mo HOA · 37% of rent

---

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

Listing remarks MLS

Welcome to 1109 Quantril Way, located in the desirable Armistead Gardens community! This beautiful home has been lovingly maintained and is move-in ready for its new owner. It features 2 bedrooms and 1 full bath, offering comfort and functionality. The main level boasts an open-concept kitchen with a stylish peninsula, stainless steel appliances. Enjoy outdoor living in the fully fenced yard with a nice-sized patio—perfect for relaxing or entertaining. Don’t miss the opportunity to make this charming home yours! WASHER AND DRYER INCLUDED PLEASE NOTE: Buyer must Be Approved by Armistead Gardens Home Corporation, credit check and background screening is require. Home cannot be Rented for 1 year from purchase. Monthly fee to Armistead Gardens is $530.00 which includes utilities, ground, no property taxes . Additionally, the home is subject to a 99-year lease.

Key facts

• Open-concept kitchen
• Fully fenced yard
• Nice-sized patio

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• FULLY FENCED YARD
• NICE-SIZED PATIO

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$126,793) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $55k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (+9.9%/yr); 143 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 40% of the median local income ($43k/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 $380 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 + 8.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $55k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent; built in 1945 — 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 2.58% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 3.2

CMA / ARV

• ARV (median comp): $126,793
• List price: $55,000
• Delta: -56.62%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.81×
• Total profit: $12,505
• Equity at exit: $8,201

10-year hold

• IRR: 31.9%
• Equity multiple: 5.15×
• Total profit: $63,949
• Equity at exit: $4,755

Cash invested: $15,400 (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 21205

• Home prices YoY: -5.8%
• Rents YoY: 9.9%
• Active inventory: 143
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$530
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $213

Break-even live

Break-even rent $1,152

Max offer price $55,000

Occupancy floor 80%

Sensitivity live

Price	-10% $251	-5% $232	+0% $213	+5% $194	+10% $175
Rent	-10% $101	-5% $157	+0% $213	+5% $269	+10% $325
Rate	-1.0pp $241	-0.5pp $227	base $213	+0.5pp $199	+1.0pp $184

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4300 Orchard Ridge Blvd Baltimore, MD	1.0–3.0	1.0–2.0	1021	$1,420	$1.39	44d	1	0.73mi
3727 Bonview Ave Baltimore, MD	1.0	1.0	540	$1,199	$2.22	24d	1	1.05mi
3902 Erdman Ave Unit 2 Baltimore, MD	1.0	1.0	700	$1,175	$1.68	15d	1	1.19mi
421 Elrino St Unit B Baltimore, MD	1.0	1.0	750	$995	$1.33	24d	1	1.20mi
5305 Moravia Rd Baltimore, MD	3.0	1.0	679	$1,565	$2.30	3d	1	1.22mi
440 Elrino St Unit 2 Baltimore, MD	1.0	1.0	750	$1,050	$1.40	24d	1	1.23mi
6201 Eastern Ave Baltimore, MD	1.0	1.0	650	$1,350	$2.08	44d	1	1.28mi
560 Bayview Blvd Baltimore, MD	1.0–3.0	1.0–3.0	1108	$2,515	$2.27	3d	25	1.31mi
3344 E Baltimore St Unit 2 Baltimore, MD	1.0	1.0	545	$1,250	$2.29	44d	1	1.35mi
5551 Force Rd Apt E Baltimore, MD	1.0	1.0	525	$975	$1.86	44d	1	1.36mi
1401 N Potomac St Unit 1 Baltimore, MD	1.0	1.0	700	$1,099	$1.57	18d	1	1.38mi
201 S Conkling St Baltimore, MD	1.0	1.0	740	$1,500	$2.03	3d	2	1.39mi
3905 Bank St Baltimore, MD	4.0	1.0–3.0	909	$2,350	$2.58	3d	20	1.44mi
4901 Gunther Ave Baltimore, MD	1.0–3.0	1.0–2.0	742	$1,120	$1.51	3d	1	1.44mi

HOA detail

• Monthly dues: $530 · $6,360/yr

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 245 DOM
2. 2026-06-17
   days on market $55,000 Active 244 DOM
3. 2026-06-16
   days on market $55,000 Active 243 DOM
4. 2026-06-15
   days on market $55,000 Active 242 DOM
5. 2026-06-13
   days on market $55,000 Active 240 DOM
6. 2026-06-09
   days on market $55,000 Active 236 DOM
7. 2026-06-08
   days on market $55,000 Active 235 DOM
8. 2026-06-07
   days on market $55,000 Active 234 DOM
9. 2026-06-04
   days on market $55,000 Active 231 DOM
10. 2026-06-03
    days on market $55,000 Active 230 DOM
11. 2026-06-02
    days on market $55,000 Active 229 DOM
12. 2026-06-01
    days on market $55,000 Active 228 DOM
13. 2026-05-31
    days on market $55,000 Active 227 DOM
14. 2026-01-03
    price $69,999 882-char remark

    Show marketing remark (882 chars)

    Welcome to 1109 Quantril Way, located in the desirable Armistead Gardens community! This beautiful home has been lovingly maintained and is move-in ready for its new owner. It features 2 bedrooms and 1 full bath, offering comfort and functionality. The main level boasts an open-concept kitchen with a stylish peninsula, stainless steel appliances. Enjoy outdoor living in the fully fenced yard with a nice-sized patio—perfect for relaxing or entertaining. Don’t miss the opportunity to make this charming home yours! WASHER AND DRYER INCLUDED PLEASE NOTE: Buyer must Be Approved by Armistead Gardens Home Corporation, credit check and background screening is require. Home cannot be Rented for 1 year from purchase. Monthly fee to Armistead Gardens is $530.00 which includes utilities, ground, no property taxes . Additionally, the home is subject to a 99-year lease.

15. 2025-10-16
    listed $75,000 Active 882-char remark

    Show marketing remark (882 chars)

    Welcome to 1109 Quantril Way, located in the desirable Armistead Gardens community! This beautiful home has been lovingly maintained and is move-in ready for its new owner. It features 2 bedrooms and 1 full bath, offering comfort and functionality. The main level boasts an open-concept kitchen with a stylish peninsula, stainless steel appliances. Enjoy outdoor living in the fully fenced yard with a nice-sized patio—perfect for relaxing or entertaining. Don’t miss the opportunity to make this charming home yours! WASHER AND DRYER INCLUDED PLEASE NOTE: Buyer must Be Approved by Armistead Gardens Home Corporation, credit check and background screening is require. Home cannot be Rented for 1 year from purchase. Monthly fee to Armistead Gardens is $530.00 which includes utilities, ground, no property taxes . Additionally, the home is subject to a 99-year lease.

16. 2011-04-19
    soldstatus $16,000 145-char remark

    Show marketing remark (145 chars)

    UPDATED WITH EAT-IN KITCHEN * FENCED FRONT & BACK YARD * BUYER MUST HAVE BACK GROUND CHECK DONE & BE APPROVED BY BOARD OF DIRECTORS *

17. 2011-04-19
    listed $18,500 145-char remark

    Show marketing remark (145 chars)

    UPDATED WITH EAT-IN KITCHEN * FENCED FRONT & BACK YARD * BUYER MUST HAVE BACK GROUND CHECK DONE & BE APPROVED BY BOARD OF DIRECTORS *

18. 2010-12-24
    historical
19. 2009-12-22
    listed $18,500

ⓘ 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 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: $17,058
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − HOA: −$6,360
• − Depreciation: −$1,600
• Taxable income: $2,188
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $2,029/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): 13,013
• Household income: $43,176
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 966.0

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 0.60)
• Race & ethnicity: Black 60% Hispanic / Latino 16% White 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 1% Cuban 1% Dominican 4%
• Common ancestry: Slovak 3% Romanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 79% English-only · Spanish 11% Arabic 4% 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: ▼ -15.03%
• Current HPI: 244.1345
• Rent YoY: ▲ 9.88%
• 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

+278.4% since first listed

6 events — show timeline

• 2026-01-03 Price Changed $69,999 BRIGHT MLS
• 2025-10-16 Listed $75,000 BRIGHT MLS
• 2011-04-19 Listed $18,500 BRIGHT MLS
• 2011-04-19 Sold (MLS) $16,000 BRIGHT MLS
• 2010-12-24 Listing Removed — BRIGHT MLS
• 2009-12-22 Listed $18,500 BRIGHT MLS