4620 Curtis Ave · Baltimore, MD 21226

$150,000

4 bd · 2.0 ba · 1,800 sqft · Townhouse public records · 61 Days on market

Built 1900 1,800 sqft lot $83/sqft · 26% above area Est $119k · 26% over

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +8.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Updated 4 bed 1 bath townhome in Curtis Bay now available. Home is tenant occupied by month to month tenants who are paying 1500 per month and are current on rent.

Key facts

• Built 1900
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 45 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.8% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $150k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.48% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $119,171
• List price: $150,000
• Delta: 25.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 Hazel	0.17mi	3/2.0 (-1)	1,680 (-7%)	22mo	$35,000	$21	58
4026 Pennington Ave	0.33mi	3/2.5 (-1)	1,680 (-7%)	12mo	$189,900	$113	57
3930 Pennington	0.38mi	3/1.0 (-1)	1,701 (-6%)	13mo	$115,000	$68	53
1326 Tompkins St	0.40mi	3/2.0 (-1)	1,554 (-14%)	3mo	$205,000	$132	51
3932 Pennington Ave	0.37mi	4/2.0	1,554 (-14%)	14mo	$102,000	$66	48
3623 Fairhaven Ave	0.55mi	4/2.5	1,640 (-9%)	14mo	$149,900	$91	45
1102 Inner Cir	0.60mi	3/1.5 (-1)	1,599 (-11%)	8mo	$205,000	$128	40
1321 E Patapsco Ave	0.65mi	3/3.0 (-1)	1,536 (-15%)	16mo	$159,000	$104	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 3.69×
• Total profit: $113,156
• Equity at exit: $111,415

10-year hold

• IRR: 34.7%
• Equity multiple: 7.86×
• Total profit: $288,190
• Equity at exit: $218,776

Cash invested: $42,000 (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 21226

• Home prices YoY: 2.5%
• Active inventory: 45
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,216 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $845

Break-even live

Break-even rent $1,147

Max offer price $150,000

Occupancy floor 57%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3822 6th St Brooklyn, MD	3.0	3.0	1580	$1,850	$1.17	23d	1	1.13mi
3544 4th St Brooklyn, MD	4.0	2.5	1800	$1,940	$1.08	23d	1	1.39mi
166 Drydock Way Unit 1 Baltimore, MD	3.0	2.5	1980	$3,000	$1.52	43d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $150,000 Active 61 DOM
2. 2026-06-17
   days on market $150,000 Active 60 DOM
3. 2026-06-16
   days on market $150,000 Active 59 DOM
4. 2026-06-15
   days on market $150,000 Active 58 DOM
5. 2026-06-13
   days on market $150,000 Active 56 DOM
6. 2026-06-09
   days on market $150,000 Active 52 DOM
7. 2026-06-08
   days on market $150,000 Active 51 DOM
8. 2026-06-07
   days on market $150,000 Active 50 DOM
9. 2026-06-04
   days on market $150,000 Active 47 DOM
10. 2026-06-03
    days on market $150,000 Active 46 DOM
11. 2026-06-02
    days on market $150,000 Active 45 DOM
12. 2026-06-01
    days on market $150,000 Active 44 DOM
13. 2026-05-31
    days on market $150,000 Active 43 DOM
14. 2026-04-18
    listed $150,000 Active 163-char remark

    Show marketing remark (163 chars)

    Updated 4 bed 1 bath townhome in Curtis Bay now available. Home is tenant occupied by month to month tenants who are paying 1500 per month and are current on rent.

15. 1995-02-07
    soldstatus $60,500
16. 1989-12-19
    soldstatus $45,000

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $1,158 · $97/mo
• Expected delta: +$477/yr (+$40/mo · 70.0%)

ⓘ 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 ≥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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,592
• − Mortgage interest: −$8,402
• − Property taxes: −$681
• − Insurance: −$750
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$4,364
• Taxable income: $8,140
• Est. tax owed @ 24.0%: −$1,954
• After-tax cash flow: $8,183/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
• City population: 588,727
• Population (ZIP): 6,593

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 0.61)
• Race & ethnicity: White 59% Black 18% Two or more races 13% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 7% Romanian 2% Scotch-Irish 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 1% Other Indo-European 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: ▲ 7.75%
• Current HPI: 318.79
• Rent YoY: —
• Metro: —
• 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

+233.3% since first listed

3 events — show timeline

• 2026-04-18 Listed $150,000 BRIGHT MLS
• 1995-02-07 Sold (Public Records) $60,500 Public Records
• 1989-12-19 Sold (Public Records) $45,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $681 · +31.8% YoY. Source: county tax records.