2916 Presbury St · Baltimore, MD 21216

$159,900

3 bd · 2.5 ba · 1,056 sqft · Townhouse public records · 29 Days on market

Built 1928 1,400 sqft lot $151/sqft · 34% above area Est $183k · 13% 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).

• Cash flow +21.0/30.0
• ARV discount +13.2/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• 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

Welcome to 2916 Presbury Street — a spacious and beautifully updated corner home offering the perfect mix of charm, functionality, and modern convenience. From the oversized bedrooms and generous storage space to the private backyard and detached garage, this home delivers room to live, entertain, and grow. the hme was fully renovated including a newly installed washer and dryer and fully operational AC system . The detached garage offers endless flexibility for parking, storage, a workshop, motorcycles, or ATVs — a rare city find! Conveniently located near downtown Baltimore, commuter routes, shopping, and dining, this home is an incredible opportunity for both homeowners and i

Key facts

• Fully renovated
• Private backyard
• Detached garage

Tags

• PRIVATE BACKYARD
• DETACHED GARAGE
• FULLY RENOVATED
• FULLY OPERATIONAL AC SYSTEM
• NEAR DOWNTOWN BALTIMORE

Property features AI

Finance

• Other: Total below-grade area: 815; Above-grade finished area (estimated): 1,268; Below-grade finished area (assessor): 352; Below-grade unfinished area (estimated): 463; Year built source: Assessor
• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public septic; Electric power
• Home design: End of row townhouse
• Construction: Brick construction; Brick/mortar foundation; Rubber roof; Above- and below-grade structures
• Exterior features: Located within city limits (Baltimore City); No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on the first upper level, one on the first lower level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $156k (2.7% below list).
• Recommended offer: $156k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 (+6.1%/yr); 252 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); 42% 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).
• This rent runs 44% of the median local income ($42k/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 $5k 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 + 6.1% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y 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 $50k; list at $160k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,531 (2.7% below list)

Questions for the listing agent

1. Built in 1928 — 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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $183,107
• List price: $159,900
• Delta: -12.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2952 Presstman St	0.18mi	3/1.0	980 (-7%)	1mo	$60,000	$61	73
2727 Baker St	0.28mi	3/1.0	1,116 (+6%)	3mo	$125,000	$112	69
1635 N Warwick Ave N	0.53mi	3/1.5	1,064 (+1%)	5mo	$70,000	$66	66
2210 Ashburton St	0.43mi	2/1.0 (-1)	1,024 (-3%)	2mo	$90,000	$88	62
2801 Presbury St	0.15mi	3/1.0	1,200 (+14%)	4mo	$60,000	$50	61
3224 Normount Ave	0.44mi	3/2.0	1,134 (+7%)	5mo	$87,450	$77	61
3224 Belmont Ave	0.41mi	3/1.5	1,178 (+12%)	1mo	$77,000	$65	57
3315 Presstman St	0.39mi	2/1.0 (-1)	988 (-6%)	5mo	$110,000	$111	56
2305 Poplar Grove St	0.44mi	3/2.0	1,200 (+14%)	1mo	$118,000	$98	54
907 N Rosedale St	0.68mi	3/1.0	1,088 (+3%)	4mo	$90,000	$83	54
1218 N Longwood St	0.38mi	4/2.0 (+1)	1,190 (+13%)	2mo	$56,000	$47	52
910 N Dukeland St	0.64mi	2/1.0 (-1)	960 (-9%)	4mo	$31,000	$32	41

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: -3.8%
• Equity multiple: 0.85×
• Total profit: $-6,587
• Equity at exit: $23,842

10-year hold

• IRR: 8.9%
• Equity multiple: 1.77×
• Total profit: $34,471
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$839
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $225

Break-even live

Break-even rent $1,270

Max offer price $159,900

Occupancy floor 80%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3003 W North Ave Baltimore, MD	1.0–2.0	1.0	841	$935	$1.11	2d	3	0.13mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	24d	1	0.19mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	44d	1	0.19mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	43d	1	0.19mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	24d	1	0.22mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	43d	1	0.33mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	4d	1	0.39mi
3017 Poplar Ter Baltimore, MD	2.0	1.0	880	$1,349	$1.53	24d	1	0.41mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	3d	1	0.44mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	43d	1	0.46mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	43d	1	0.46mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	3d	1	0.48mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	0.56mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	43d	1	0.60mi
3407 Elgin Ave Unit 5 Baltimore, MD	2.0	1.0	800	$1,250	$1.56	43d	1	0.60mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	24d	1	0.61mi
3514 Clifton Ave Unit 21 Baltimore, MD	2.0	1.0	925	$1,150	$1.24	43d	1	0.64mi
3514 Clifton Ave Baltimore, MD	2.0	1.0	925	$1,199	$1.30	43d	1	0.64mi
3028 Hanlon Ave Baltimore, MD	3.0	2.0	1200	$1,711	$1.43	24d	1	0.65mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	11d	1	0.69mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	24d	1	0.69mi
3709 Nortonia Rd #2 Baltimore, MD	2.0	1.0	1289	$1,450	$1.12	17d	1	0.73mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	43d	1	0.74mi
2742 N Rosedale St Baltimore, MD	3.0	1.0	1024	$1,350	$1.32	43d	2	0.78mi
2103 Chelsea Ter Unit 1 Baltimore, MD	2.0	2.0	1500	$2,200	$1.47	14d	1	0.78mi
2103 Chelsea Ter Unit 2 Baltimore, MD	3.0	1.5	1500	$2,100	$1.40	14d	1	0.78mi
2738 N Longwood St Baltimore, MD	3.0	1.0	1024	$1,399	$1.37	43d	1	0.78mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	24d	1	0.79mi
3001 Carlisle Ave Baltimore, MD	3.0	1.0	1024	$1,300	$1.27	43d	1	0.79mi
2601 Fairview Ave Baltimore, MD	2.0	1.0	700	$1,099	$1.57	43d	1	0.79mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	4d	1	0.80mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	43d	1	0.80mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	24d	1	0.81mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	24d	1	0.83mi
709 Denison St Baltimore, MD	2.0	2.0	840	$1,630	$1.94	24d	1	0.86mi
3416 Alto Rd Unit 21 Baltimore, MD	2.0	1.0	700	$1,175	$1.68	43d	1	0.87mi
2601 Garrison Blvd Baltimore, MD	2.0	1.0	750	$1,175	$1.57	21d	2	0.88mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	43d	1	0.90mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.90mi
1930 N Payson St Baltimore, MD	2.0	2.0	980	$1,500	$1.53	24d	1	0.94mi

Listing history 29 events

1. 2026-06-18
   days on market $159,900 Active 29 DOM
2. 2026-06-17
   days on market $159,900 Active 28 DOM
3. 2026-06-16
   days on market $159,900 Active 27 DOM
4. 2026-06-15
   days on market $159,900 Active 26 DOM
5. 2026-06-13
   pricedays on market $159,900 Active 24 DOM
6. 2026-06-09
   days on market $164,900 Active 20 DOM
7. 2026-06-08
   days on market $164,900 Active 19 DOM
8. 2026-06-07
   days on market $164,900 Active 18 DOM
9. 2026-06-04
   days on market $164,900 Active 15 DOM
10. 2026-06-03
    days on market $164,900 Active 14 DOM
11. 2026-06-02
    days on market $164,900 Active 13 DOM
12. 2026-06-01
    days on market $164,900 Active 12 DOM
13. 2026-05-31
    days on market $164,900 Active 11 DOM
14. 2026-05-18
    status Pending 714-char remark
15. 2026-05-13
    listed $164,900 Active 714-char remark
16. 2025-06-24
    historical
17. 2025-06-11
    status Active
18. 2025-06-04
    status Active Under Contract
19. 2025-06-03
    historical
20. 2025-05-30
    status Active
21. 2025-05-15
    historical
22. 2025-05-14
    price $173,900
23. 2025-04-18
    listed $179,900 Active
24. 2022-09-21
    soldstatus $50,000
25. 2022-09-21
    soldstatus $45,000
26. 2000-02-09
    historical
27. 1999-05-12
    listed
28. 1998-01-30
    historical
29. 1997-07-21
    listed

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: +$283/yr (+$24/mo · 24.1%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,664
• − Mortgage interest: −$8,957
• − Property taxes: −$1,177
• − Insurance: −$800
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,652
• Taxable income: $93
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,683/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

+219.8% since first listed

18 events — show timeline

• 2026-06-11 Price Changed $159,900 BRIGHT MLS
• 2026-05-24 Relisted — BRIGHT MLS
• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-13 Listed $164,900 BRIGHT MLS
• 2025-06-24 Listing Removed — BRIGHT MLS
• 2025-06-11 Relisted — BRIGHT MLS
• 2025-06-04 Relisted — BRIGHT MLS
• 2025-06-03 Listing Removed — BRIGHT MLS
• 2025-05-30 Relisted — BRIGHT MLS
• 2025-05-15 Listing Removed — BRIGHT MLS
• 2025-05-14 Price Changed $173,900 BRIGHT MLS
• 2025-04-18 Listed $179,900 BRIGHT MLS
• 2022-09-21 Sold (Public Records) $45,000 Public Records
• 2022-09-21 Sold (Public Records) $50,000 Public Records
• 2000-02-09 Delisted — MRIS
• 1999-05-12 Listed — MRIS
• 1998-01-30 Delisted — MRIS
• 1997-07-21 Listed — MRIS

Property tax history

+1.3%/yr

Latest (2025): $1,177 · +1.4% YoY. Source: county tax records.