643 Hillview Rd · Baltimore, MD 21225

$45,000

3 bd · 1.0 ba · 1,024 sqft · Townhouse public records · 93 Days on market

Built 1948 1,742 sqft lot $44/sqft · 51% below area

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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
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 5/26/2026 @ 10:00 AM. Bidding ends 5/28/2026 @ 1:10 PM. The list price is the suggested opening bid. Deposit: $10,000. 2-story townhouse located in the Cherry Hill neighborhood of Baltimore. JUST MINUTES from MedStar Harbor Hospital and Middle Branch Park. Easy access to major traffic artery Baltimore-Washington Parkway. Property is tenant occupied.

Key facts

• Middle branch park
• 2 story townhouse
• Built 1948

Tags

• 2 STORY TOWNHOUSE
• CHERRY HILL NEIGHBORHOOD
• MIDDLE BRANCH PARK

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$92,065) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 35.7% 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 rising fast (+4.1%/yr); 165 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 42% of the median local income ($54k/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 $311 of loan paydown is wiped out by about $1k 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 + 4.1% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1948 — 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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.15% ✓
• Cap rate: 35.73%
• Cash-on-cash: 105.13%
• DSCR: 5.68
• GRM: 2.0

CMA / ARV

• ARV (median comp): $92,065
• List price: $45,000
• Delta: -51.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 Roundview Rd	0.24mi	3/1.0	1,024 (0%)	3mo	$85,100	$83	86
504 Roundview	0.22mi	3/1.5	1,024 (0%)	7mo	$98,000	$96	82
2847 Joseph Ave	0.10mi	3/1.5	1,116 (+9%)	1mo	$235,000	$211	78
604 Cheraton Rd	0.10mi	3/1.5	1,174 (+15%)	6mo	$95,000	$81	64
3011 Larue Sq E	0.42mi	3/1.0	960 (-6%)	9mo	$100,000	$104	62
2828 Waterview Ave	0.34mi	2/1.0 (-1)	960 (-6%)	8mo	$50,000	$52	62
2825 Round Rd	0.33mi	2/1.5 (-1)	1,039 (+2%)	20mo	$85,000	$82	59

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.17×
• Total profit: $65,133
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.39×
• Total profit: $156,124
• Equity at exit: $3,891

Cash invested: $12,600 (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 21225

• Home prices YoY: -31.9%
• Rents YoY: 4.1%
• Active inventory: 165
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$236
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $1,104

Break-even live

Break-even rent $471

Max offer price $45,000

Occupancy floor 36%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Cheraton Rd Brooklyn, MD	3.0	3.0	1200	$1,750	$1.46	15d	1	0.06mi
2454 Terra Firma Rd Brooklyn, MD	3.0	1.0	1024	$1,650	$1.61	15d	1	0.08mi
2745 Round Rd Brooklyn, MD	2.0	2.0	756	$1,800	$2.38	43d	1	0.32mi
2868 Potee St Baltimore, MD	1.0–3.0	1.0	720	$1,599	$2.22	2d	22	0.36mi
511 Seagull Ave Brooklyn, MD	2.0	1.0	756	$1,550	$2.05	24d	1	0.39mi
130 Reedbird Ave Brooklyn, MD	2.0	1.0	1152	$1,700	$1.48	24d	1	0.46mi
2500 Insulator Dr Baltimore, MD	3.0	1.0–2.0	988	$4,786	$4.84	2d	152	0.95mi
3010 Alabama Ave Halethorpe, MD	2.0	1.0	900	$2,200	$2.44	18d	1	0.97mi
49 Talbott St Brooklyn, MD	2.0	1.0	1300	$1,300	$1.00	24d	1	1.15mi
217 W Edgevale Rd Brooklyn, MD	3.0	1.5	992	$1,800	$1.81	24d	1	1.16mi
2200 W Patapsco Ave Baltimore, MD	3.0	1.0	890	$1,569	$1.76	43d	1	1.20mi
2450 Rye St Baltimore, MD	2.0	1.0–2.0	926	$3,789	$4.09	2d	31	1.25mi
250 Mission Blvd Baltimore, MD	2.0	1.0–2.0	790	$3,406	$4.31	2d	21	1.26mi
1900 S Hanover St Baltimore, MD	3.0	1.0–2.0	875	$3,932	$4.49	2d	66	1.28mi
303 Arden Rd W Brooklyn, MD	3.0	2.0	1388	$2,500	$1.80	18d	1	1.30mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	18d	1	1.30mi
1942 Light St Baltimore, MD	2.0	2.5	1150	$2,200	$1.91	22d	1	1.30mi
1839 S Charles St Baltimore, MD	3.0	2.5	1238	$2,600	$2.10	43d	1	1.34mi
1746 S Hanover St Baltimore, MD	3.0	2.0	1490	$2,700	$1.81	11d	1	1.37mi
1815 S Charles St Baltimore, MD	2.0	2.0	1208	$2,100	$1.74	43d	1	1.37mi
3569 4th St Brooklyn, MD	2.0	1.5	1256	$1,200	$0.96	18d	1	1.38mi
111 W Heath St Baltimore, MD	2.0	1.0–2.5	1263	$2,850	$2.26	3d	7	1.38mi
1718 S Hanover St Baltimore, MD	2.0	2.5	1296	$2,700	$2.08	24d	1	1.39mi
103 E Wells St Baltimore, MD	1.0–2.0	1.0	1008	$2,415	$2.39	2d	11	1.40mi
1807 Westphal Pl Baltimore, MD	2.0	2.5	1378	$2,500	$1.81	4d	1	1.42mi
1703 Patapsco St Baltimore, MD	4.0	4.5	960	$3,000	$3.12	24d	1	1.46mi
1710 Marshall St Baltimore, MD	2.0	1.0	1110	$2,500	$2.25	43d	1	1.46mi
1631 S Charles St Baltimore, MD	2.0	3.0	1460	$2,607	$1.79	4d	1	1.46mi
1608 S Hanover St Baltimore, MD	3.0	3.5	1346	$3,000	$2.23	18d	1	1.47mi
49 E Heath St Baltimore, MD	2.0	1.5	858	$1,800	$2.10	11d	1	1.48mi
1702 Light St Unit 302 Baltimore, MD	2.0	2.0	735	$2,300	$3.13	18d	1	1.49mi
1601 S Hanover St Apt 1R Baltimore, MD	2.0	1.0	900	$1,600	$1.78	2d	1	1.49mi
3004 Elizabeth Ave Unit 1 Baltimore, MD	3.0	1.0	1024	$1,395	$1.36	4d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $45,000 Active 93 DOM
2. 2026-06-17
   days on market $45,000 Active 92 DOM
3. 2026-06-16
   days on market $45,000 Active 91 DOM
4. 2026-06-15
   days on market $45,000 Active 90 DOM
5. 2026-06-13
   days on market $45,000 Active 88 DOM
6. 2026-06-09
   days on market $45,000 Active 84 DOM
7. 2026-06-08
   days on market $45,000 Active 83 DOM
8. 2026-06-07
   days on market $45,000 Active 82 DOM
9. 2026-06-04
   days on market $45,000 Active 79 DOM
10. 2026-06-03
    days on market $45,000 Active 78 DOM
11. 2026-06-02
    days on market $45,000 Active 77 DOM
12. 2026-06-01
    days on market $45,000 Active 76 DOM
13. 2026-05-31
    days on market $45,000 Active 75 DOM
14. 2026-03-17
    listed $45,000 Active 462-char remark

    Show marketing remark (462 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 5/26/2026 @ 10:00 AM. Bidding ends 5/28/2026 @ 1:10 PM. The list price is the suggested opening bid. Deposit: $10,000. 2-story townhouse located in the Cherry Hill neighborhood of Baltimore. JUST MINUTES from MedStar Harbor Hospital and Middle Branch Park. Easy access to major traffic artery Baltimore-Washington Parkway. Property is tenant occupied.

15. 2025-11-11
    historical
16. 2025-07-22
    price $115,000
17. 2025-06-24
    listed $110,000 Active
18. 2025-06-17
    historical
19. 2023-01-20
    soldstatus $149,938
20. 2016-09-02
    soldstatus $43,000
21. 2016-07-15
    soldstatus $43,000
22. 2016-07-15
    soldstatus $43,000 Sold
23. 2016-06-04
    status Contract
24. 2016-05-14
    price $49,900
25. 2016-04-13
    listed $55,000 Active
26. 2003-12-09
    soldstatus $48,000
27. 2000-01-05
    historical
28. 1999-12-16
    listed
29. 1993-03-04
    soldstatus $43,600

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,412 · $118/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 8/10 Severe 7 d/yr ≥102°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: $22,424
• − Mortgage interest: −$2,521
• − Property taxes: −$1,412
• − Insurance: −$225
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$1,309
• Taxable income: $13,370
• Est. tax owed @ 24.0%: −$3,209
• After-tax cash flow: $10,038/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: Anne Arundel County · 535,653 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 34,062
• Household income: $54,020
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1440.0

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 0.68)
• Race & ethnicity: Black 42% White 32% Hispanic / Latino 20% Two or more races 8% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% 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: ▼ -119.44%
• Current HPI: 254.5089
• Rent YoY: ▲ 4.08%
• 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

+3.2% since first listed

16 events — show timeline

• 2026-03-17 Listed $45,000 BRIGHT MLS
• 2025-11-11 Listing Removed — BRIGHT MLS
• 2025-07-22 Price Changed $115,000 BRIGHT MLS
• 2025-06-24 Listed $110,000 BRIGHT MLS
• 2025-06-17 Coming Soon — BRIGHT MLS
• 2023-01-20 Sold (Public Records) $149,938 Public Records
• 2016-09-02 Sold (Public Records) $43,000 Public Records
• 2016-07-15 Sold (MLS) $43,000 MRIS
• 2016-07-15 Sold (MLS) $43,000 BRIGHT MLS
• 2016-06-04 Pending — MRIS
• 2016-05-14 Price Changed $49,900 MRIS
• 2016-04-13 Listed $55,000 MRIS
• 2003-12-09 Sold (Public Records) $48,000 Public Records
• 2000-01-05 Delisted — MRIS
• 1999-12-16 Listed — MRIS
• 1993-03-04 Sold (Public Records) $43,600 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,412 · +9.1% YoY. Source: county tax records.