519 Beaumont Ave · Baltimore, MD 21212

$179,900

4 bd · 1.0 ba · 1,584 sqft · Townhouse public records · 1 Days on market

Built 1930 Est $228k · 21% under

---

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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 4 bedroom, 4 level interior townhouse is priced to sell. Gas radiator heat. 100 amp electric panel. Kitchen with oak cabinets. Front and back porches. Most galvanized plumbing has been replaced. Open, unfinished lower level. Skylight at stairway ceiling. Needs some work and priced to sell. As-is, cash offers with quick close are preferred. Easy to show. Owner is a licensee.

Key facts

• Granite countertops
• Fenced front yard
• Built-in microwave

Tags

• OPEN-CONCEPT MAIN LEVEL
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BUILT-IN MICROWAVE
• FENCED FRONT YARD
• PRIVATE REAR DECK

Property features AI

Finance

• Other: Total below-grade area: 528 (source: assessor); Above-grade finished area: 1,584 (source: assessor); Unfinished below-grade area: 528 (source: assessor); Pets allowed with no restrictions
• Financial info: Ground rent paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Interior townhouse / rowhouse; Fee simple ownership; Property in very good condition
• Construction: Brick construction; Brick/mortar foundation; Built year sourced from assessor
• Exterior features: Porch(es); Partially fenced; Not in a federal flood zone; Above-grade and below-grade structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the first upper level; Two bedrooms on the second upper level; Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms (one on main level, one on upper levels)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Wood flooring; Basement with connecting stairway and rear entrance; Living Room; Dining Room; Kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 10.3% 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 (+4.7%/yr); 133 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 $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 + 4.7% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $26k; list at $180k implies a 592% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1930 — 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: 1.23% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $228,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Radnor Ave	0.32mi	4/2.0	1,600 (+1%)	2mo	$249,900	$156	78
804 Mccabe Ave	0.18mi	3/2.5 (-1)	1,620 (+2%)	1mo	$199,900	$123	76
308 Woodbourne Ave	0.33mi	3/2.0 (-1)	1,565 (-1%)	1mo	$431,000	$275	73
5606 Clearspring Rd	0.49mi	3/1.5 (-1)	1,554 (-2%)	2mo	$140,000	$90	66
4662 Kernwood Ave	0.42mi	3/1.5 (-1)	1,652 (+4%)	1mo	$240,000	$145	66
5019 Midwood Ave	0.28mi	3/2.0 (-1)	1,455 (-8%)	2mo	$198,000	$136	63
617 Willow Ave	0.50mi	3/2.0 (-1)	1,641 (+4%)	2mo	$235,000	$143	60
854 Bradhurst Rd	0.60mi	4/2.5	1,516 (-4%)	0mo	$275,000	$181	58
5607 Ready Ave	0.47mi	3/2.0 (-1)	1,486 (-6%)	2mo	$240,000	$162	57
4744 Alhambra Ave	0.38mi	3/1.5 (-1)	1,816 (+15%)	2mo	$155,000	$85	50
830 Saint Dunstans Rd	0.68mi	3/1.0 (-1)	1,394 (-12%)	1mo	$161,000	$115	42
1200 Woodbourne Ave	0.57mi	4/3.0	1,364 (-14%)	2mo	$196,100	$144	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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $12,727
• Equity at exit: $26,824

10-year hold

• IRR: 17.1%
• Equity multiple: 2.51×
• Total profit: $76,030
• Equity at exit: $15,554

Cash invested: $50,372 (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 21212

• Rents YoY: 4.7%
• Active inventory: 133
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$943
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $599

Break-even live

Break-even rent $1,462

Max offer price $179,900

Occupancy floor 68%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 Chateau Ave Baltimore, MD	3.0	2.0	1152	$1,900	$1.65	4d	1	0.03mi
510 Winston Ave Baltimore, MD	4.0	2.0	1600	$2,800	$1.75	20d	1	0.07mi
711 1/2 McCabe Ave Baltimore, MD	4.0	3.0	1204	$2,350	$1.95	4d	1	0.11mi
5001 Govane Ave Baltimore, MD	5.0	2.5	1200	$1,800	$1.50	24d	1	0.11mi
5200 Ready Ave Baltimore, MD	3.0	1.5	1116	$1,950	$1.75	3d	1	0.15mi
514 Radnor Ave Baltimore, MD	3.0	1.5	1575	$1,500	$0.95	44d	1	0.21mi
804 Radnor Ave Baltimore, MD	3.0	1.0	1654	$2,000	$1.21	44d	1	0.31mi
4754 Alhambra Ave Baltimore, MD	3.0	2.0	1876	$1,500	$0.80	24d	1	0.32mi
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	20d	1	0.43mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	44d	1	0.50mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	20d	1	0.50mi
1008 Tunbridge Rd Baltimore, MD	3.0	2.0	1732	$2,050	$1.18	24d	1	0.55mi
1224 Winston Ave Baltimore, MD	3.0	2.0	1248	$2,100	$1.68	18d	1	0.56mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	44d	1	0.57mi
706 E 43rd St Baltimore, MD	4.0	1.5	1596	$1,899	$1.19	2d	1	0.62mi
5622 Midwood Ave Baltimore, MD	3.0	2.0	1452	$2,300	$1.58	44d	1	0.62mi
720 Springfield Ave Baltimore, MD	3.0	1.0	1160	$2,000	$1.72	44d	1	0.67mi
828 Saint Dunstans Rd Baltimore, MD	3.0	2.0	1544	$2,000	$1.30	24d	1	0.71mi
5204 Kelway Rd Baltimore, MD	3.0	2.0	1666	$2,350	$1.41	24d	1	0.74mi
513 E 41st St Baltimore, MD	4.0	1.5	1620	$1,900	$1.17	44d	1	0.81mi
917 Reverdy Rd Unit A Baltimore, MD	3.0	1.0	1200	$2,100	$1.75	44d	1	0.88mi
5520 Sagra Rd Baltimore, MD	3.0	1.5	1650	$1,900	$1.15	44d	1	0.89mi
1545 E Cold Spring Ln Baltimore, MD	4.0	2.0	1240	$2,000	$1.61	44d	1	1.04mi
6008 Clearspring Rd Baltimore, MD	4.0	2.5	1758	$3,600	$2.05	24d	1	1.07mi
1020 Dartmouth Glen Way Baltimore, MD	3.0	2.5	1152	$2,250	$1.95	24d	1	1.09mi
3721 Ellerslie Ave Baltimore, MD	1.0–3.0	1.0–2.0	894	$1,603	$1.79	2d	1	1.12mi
4006 Loch Raven Blvd Baltimore, MD	3.0	2.5	2016	$2,695	$1.34	18d	1	1.13mi
506 Cedarcroft Rd Baltimore, MD	5.0	3.0	1695	$3,100	$1.83	11d	1	1.17mi
1539 Ralworth Rd Baltimore, MD	3.0	2.0	1580	$1,950	$1.23	15d	1	1.20mi
1617 Argonne Dr Baltimore, MD	4.0	2.0	1200	$2,550	$2.12	44d	1	1.20mi
100 E Melrose Ave Baltimore, MD	2.0–3.0	2.0–2.5	1750	$3,345	$1.91	4d	2	1.28mi
500 W University Pkwy Baltimore, MD	3.0	1.0–2.0	955	$3,020	$3.16	2d	60	1.29mi
6159 Parkway Dr Apt 1 Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	24d	1	1.31mi
6159 Parkway Dr Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	22d	1	1.31mi
3529 Greenmount Ave Baltimore, MD	3.0	2.0	1316	$1,575	$1.20	44d	1	1.34mi
1804 Winford Rd Baltimore, MD	3.0	1.5	1600	$2,100	$1.31	24d	1	1.36mi
6189 Northwood Dr Baltimore, MD	4.0	2.0	1400	$2,200	$1.57	44d	1	1.38mi
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	11d	1	1.40mi
724 E 35th St Baltimore, MD	3.0	1.5	1368	$2,000	$1.46	15d	1	1.40mi
1508 Gleneagle Rd Baltimore, MD	3.0	2.0	1824	$2,180	$1.20	4d	1	1.41mi

Listing history 2 events

1. 2026-06-18
   remarks 687-char remark
2. 2026-06-18
   listed $179,900 Active 1 DOM

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $1,802 · $150/mo
• Expected delta: +$159/yr (+$13/mo · 9.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 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: $26,648
• − Mortgage interest: −$10,077
• − Property taxes: −$1,643
• − Insurance: −$900
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$5,233
• Taxable income: $4,531
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $6,101/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): 33,974
• Household income: $96,685
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 769.0

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 0.64)
• Race & ethnicity: White 49% Black 35% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -392.44%
• Current HPI: 267.4569
• Rent YoY: ▲ 4.65%
• 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

+501.7% since first listed

9 events — show timeline

• 2026-06-18 Listed $179,900 BRIGHT MLS
• 2014-03-05 Delisted — MRIS
• 2014-03-05 Sold (MLS) $26,000 BRIGHT MLS
• 2014-03-05 Sold (MLS) $26,000 MRIS
• 2014-02-26 Pending — MRIS
• 2014-01-29 Listing Removed — BRIGHT MLS
• 2014-01-27 Price Changed $29,900 MRIS
• 2013-10-31 Listed $39,900 MRIS
• 2013-10-31 Listed $29,900 BRIGHT MLS

Property tax history

-1.4%/yr

Latest (2025): $1,643 · +34.6% YoY. Source: county tax records.