1918 Parksley Ave · Baltimore, MD 21230

$128,000

2 bd · 1.0 ba · 928 sqft · Townhouse public records · 143 Days on market

Built 1927 0.56 ac lot $138/sqft · 29% above area Est $99k · 29% 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this prime investment opportunity located in Morrell Park in south Baltimore. This unique property is situated on one of the biggest pieces of land in the area with a fenced in yard. Rehabbed in 2024 from top to bottom including new roof and HVAC, this end unit row home features 2 bedrooms, 1.5 bathrooms, stainless steel appliances, hardwood flooring, and a covered porch for enjoying nice nights. Property is situated on over a half acre. Tenant has been in place since 2024 and pays $1,200 per month. Tenant also pays $80/ mo for water. Easy turnkey rental for any level investor.

Key facts

• Covered porch
• New hvac
• Rehabbed in 2024

Tags

• FENCED IN YARD
• REHABBED IN 2024
• NEW ROOF
• NEW HVAC
• COVERED PORCH
• OVER A HALF ACRE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $128k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 soft (-1.0%/yr); 362 active listings in the ZIP; 12 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 $885 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.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 13 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 $75k; list at $128k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (median comp): $99,097
• List price: $128,000
• Delta: 29.17%
• 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
1931 Griffis Ave	0.24mi	2/1.0	912 (-2%)	0mo	$120,000	$132	86
2104 Whistler Ave	0.15mi	2/1.0	840 (-10%)	3mo	$82,500	$98	74
2006 Grinnalds Ave	0.17mi	2/1.0	812 (-12%)	4mo	$57,000	$70	68
2014 Grinnalds Ave	0.18mi	2/2.0	1,015 (+9%)	6mo	$80,000	$79	67
2527 Tolley St	0.15mi	2/1.0	1,050 (+13%)	6mo	$120,000	$114	66
2149 Harman Ave	0.25mi	2/1.0	1,050 (+13%)	2mo	$115,000	$110	65
1710 Wickes Ave	0.22mi	3/2.0 (+1)	1,024 (+10%)	3mo	$150,000	$146	61
3034 Lorena Ave	0.67mi	3/1.0 (+1)	1,024 (+10%)	1mo	$153,000	$149	46
2619 Northshire Dr	0.74mi	3/1.0 (+1)	1,024 (+10%)	2mo	$145,000	$142	41
3029 Janice Ave	0.68mi	3/1.0 (+1)	1,024 (+10%)	8mo	$150,000	$146	39
2809 Hollins Ferry Rd	0.70mi	3/1.0 (+1)	1,024 (+10%)	9mo	$150,000	$146	38
2836 Hinsdale Dr	0.75mi	3/1.0 (+1)	1,024 (+10%)	8mo	$140,000	$137	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.95×
• Total profit: $-1,940
• Equity at exit: $19,085

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $10,707
• Equity at exit: $11,067

Cash invested: $35,840 (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 21230

• Rents YoY: -1.0%
• Active inventory: 362
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$671
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $367

Break-even live

Break-even rent $1,106

Max offer price $128,000

Occupancy floor 72%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2429 Washington Blvd Baltimore, MD	1.0	1.0	940	$600	$0.64	23d	1	0.20mi
1931 Griffis Ave Baltimore, MD	2.0	1.0	912	$1,349	$1.48	3d	1	0.23mi
3004 Elizabeth Ave Unit 1 Baltimore, MD	3.0	1.0	1024	$1,395	$1.36	4d	1	0.67mi
3017 Janice Ave Baltimore, MD	3.0	1.0	1024	$1,995	$1.95	23d	1	0.67mi
2600 W Patapsco Ave Baltimore, MD	1.0–2.0	1.0	856	$1,309	$1.53	2d	24	0.80mi
1708 Hall Ave Unit 2 Halethorpe, MD	2.0	1.0	845	$1,625	$1.92	11d	1	0.95mi
2200 W Patapsco Ave Baltimore, MD	3.0	1.0	890	$1,569	$1.76	43d	1	0.98mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	43d	1	1.08mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	23d	1	1.26mi
332 S Franklintown Rd Unit 2 Baltimore, MD	2.0	1.0	776	$795	$1.02	23d	1	1.27mi
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	43d	1	1.28mi
3392 Saint Benedict St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	23d	1	1.30mi

Listing history 49 events

1. 2026-06-18
   days on market $128,000 Active 143 DOM
2. 2026-06-17
   days on market $128,000 Active 142 DOM
3. 2026-06-16
   days on market $128,000 Active 141 DOM
4. 2026-06-15
   days on market $128,000 Active 140 DOM
5. 2026-06-13
   days on market $128,000 Active 138 DOM
6. 2026-06-09
   days on market $128,000 Active 134 DOM
7. 2026-06-08
   days on market $128,000 Active 133 DOM
8. 2026-06-07
   days on market $128,000 Active 132 DOM
9. 2026-06-04
   days on market $128,000 Active 129 DOM
10. 2026-06-03
    days on market $128,000 Active 128 DOM
11. 2026-06-02
    days on market $128,000 Active 127 DOM
12. 2026-06-01
    days on market $128,000 Active 126 DOM
13. 2026-05-31
    days on market $128,000 Active 125 DOM
14. 2026-01-26
    listed $128,000 Active 594-char remark

    Show marketing remark (594 chars)

    Check out this prime investment opportunity located in Morrell Park in south Baltimore. This unique property is situated on one of the biggest pieces of land in the area with a fenced in yard. Rehabbed in 2024 from top to bottom including new roof and HVAC, this end unit row home features 2 bedrooms, 1.5 bathrooms, stainless steel appliances, hardwood flooring, and a covered porch for enjoying nice nights. Property is situated on over a half acre. Tenant has been in place since 2024 and pays $1,200 per month. Tenant also pays $80/ mo for water. Easy turnkey rental for any level investor.

15. 2026-01-22
    historical
16. 2025-12-23
    price $128,000
17. 2025-02-07
    price $130,000
18. 2025-01-27
    listed $150,000 Active
19. 2023-08-10
    soldstatus $75,000
20. 2023-05-21
    historical
21. 2023-02-28
    price $78,900
22. 2023-02-21
    listed $89,900 Active
23. 2022-01-24
    historical
24. 2022-01-14
    price $67,000
25. 2021-12-24
    listed $75,000 Active
26. 2017-08-27
    historical Withdrawn
27. 2017-08-27
    historical
28. 2017-05-12
    price
29. 2017-03-16
    price
30. 2017-02-09
    listed Active
31. 2017-02-08
    listed $64,900
32. 2016-06-22
    historical Withdrawn
33. 2016-06-22
    historical
34. 2016-04-22
    listed Active
35. 2016-04-21
    listed $58,975
36. 2016-04-16
    historical
37. 2016-04-16
    historical Withdrawn
38. 2016-02-01
    price
39. 2015-09-01
    listed Active
40. 2015-09-01
    listed $59,000
41. 2005-10-04
    soldstatus $75,000
42. 2005-09-22
    soldstatus $75,000
43. 2005-08-01
    historical
44. 2005-07-15
    listed $79,900
45. 1998-11-02
    soldstatus $40,000
46. 1998-10-19
    historical
47. 1998-06-04
    listed
48. 1998-03-19
    historical
49. 1997-09-22
    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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 15 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: $18,846
• − Mortgage interest: −$7,170
• − Property taxes: −$1,787
• − Insurance: −$640
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,724
• Taxable income: $2,510
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,804/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): 32,977
• Household income: $91,842
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1463.0

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 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 13% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% Other Asian/Pacific 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: ▼ -311.43%
• Current HPI: 284.338
• Rent YoY: ▼ -1.00%
• 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

+220.0% since first listed

36 events — show timeline

• 2026-01-26 Listed $128,000 BRIGHT MLS
• 2026-01-22 Listing Removed — BRIGHT MLS
• 2025-12-23 Price Changed $128,000 BRIGHT MLS
• 2025-02-07 Price Changed $130,000 BRIGHT MLS
• 2025-01-27 Listed $150,000 BRIGHT MLS
• 2023-08-10 Sold (Public Records) $75,000 Public Records
• 2023-05-21 Listing Removed — BRIGHT MLS
• 2023-02-28 Price Changed $78,900 BRIGHT MLS
• 2023-02-21 Listed $89,900 BRIGHT MLS
• 2022-01-24 Listing Removed — BRIGHT MLS
• 2022-01-14 Price Changed $67,000 BRIGHT MLS
• 2021-12-24 Listed $75,000 BRIGHT MLS
• 2017-08-27 Listing Removed — BRIGHT MLS
• 2017-08-27 Delisted — MRIS
• 2017-05-12 Price Changed — MRIS
• 2017-03-16 Price Changed — MRIS
• 2017-02-09 Listed — MRIS
• 2017-02-08 Listed $64,900 BRIGHT MLS
• 2016-06-22 Listing Removed — BRIGHT MLS
• 2016-06-22 Delisted — MRIS
• 2016-04-22 Listed — MRIS
• 2016-04-21 Listed $58,975 BRIGHT MLS
• 2016-04-16 Delisted — MRIS
• 2016-04-16 Listing Removed — BRIGHT MLS
• 2016-02-01 Price Changed — MRIS
• 2015-09-01 Listed — MRIS
• 2015-09-01 Listed $59,000 BRIGHT MLS
• 2005-10-04 Sold (Public Records) $75,000 Public Records
• 2005-09-22 Sold (MLS) $75,000 MRIS
• 2005-08-01 Delisted — MRIS
• 2005-07-15 Listed $79,900 MRIS
• 1998-11-02 Sold (Public Records) $40,000 Public Records
• 1998-10-19 Delisted — MRIS
• 1998-06-04 Listed — MRIS
• 1998-03-19 Delisted — MRIS
• 1997-09-22 Listed — MRIS

Property tax history

-0.1%/yr

Latest (2025): $1,787 · +8.3% YoY. Source: county tax records.