1210 Sargeant St · Baltimore, MD 21223

$115,000

2 bd · 1.0 ba · 1,056 sqft · Townhouse public records · 1 Days on market

Built 1898 1,056 sqft lot Est $157k · 27% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1898

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric for cooling; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Above-grade finished area approximately 1,056 (per assessor); Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Other structures above and below grade
• Exterior features: Masonry/stone fencing; Not in a federal flood zone; Urban location in city limits; Public road frontage (approximately 12 ft)

Interior

• Kitchen: Galley-style kitchen
• Bedrooms: 2 bedrooms on the first upper level
• Bathrooms: 1 full bathroom (all upper levels)
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning (electric); Natural gas hot water
• Interior features: Open floor plan; Galley kitchen; Finished living area (per assessor); Basement present (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 11.3% 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 (+7.5%/yr); 422 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); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 44% of the median local income ($46k/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 $795 of loan paydown is wiped out by about $3k 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 + 7.5% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $40k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $115k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — 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 $115,000

Questions for the listing agent

1. Built in 1898 — 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: 1.48% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.86%
• DSCR: 1.79
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $157,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 Bayard St	0.18mi	1/2.0 (-1)	1,032 (-2%)	0mo	$120,000	$116	78
1226 W Pratt St	0.29mi	2/1.5	1,000 (-5%)	2mo	$80,000	$80	74
1244 Carroll St	0.12mi	3/1.5 (+1)	1,140 (+8%)	0mo	$213,900	$188	74
1145 W Cross St	0.19mi	2/1.5	1,172 (+11%)	2mo	$121,900	$104	69
1121 Cleveland St	0.20mi	2/1.0	912 (-14%)	2mo	$109,900	$121	66
1404 Lemmon St	0.39mi	3/2.0 (+1)	1,100 (+4%)	1mo	$189,000	$172	65
703 Dover St	0.53mi	2/2.0	1,008 (-4%)	1mo	$225,000	$223	63
1607 Lemmon St	0.50mi	1/1.0 (-1)	974 (-8%)	1mo	$20,000	$21	58
538 Eislen St	0.59mi	2/1.0	1,170 (+11%)	1mo	$345,000	$295	54
121 Parkin St	0.38mi	3/2.0 (+1)	1,208 (+14%)	0mo	$175,000	$145	49
1110 W Lombard St	0.34mi	3/2.5 (+1)	1,206 (+14%)	1mo	$180,000	$149	49
640 Dover St	0.58mi	3/2.0 (+1)	936 (-11%)	2mo	$220,000	$235	44

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.62×
• Total profit: $20,007
• Equity at exit: $17,147

10-year hold

• IRR: 26.7%
• Equity multiple: 3.90×
• Total profit: $93,254
• Equity at exit: $9,943

Cash invested: $32,200 (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 21223

• Rents YoY: 7.5%
• Active inventory: 422
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$603
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $479

Break-even live

Break-even rent $1,090

Max offer price $115,000

Occupancy floor 67%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 James St Baltimore, MD	2.0	1.0	960	$1,500	$1.56	43d	1	0.01mi
1253 Sargeant St Baltimore, MD	2.0	1.5	1200	$1,695	$1.41	23d	1	0.04mi
1243 Washington Blvd Baltimore, MD	3.0	2.0	1148	$1,950	$1.70	43d	1	0.07mi
1101 S Carey St Baltimore, MD	2.0	2.0	1400	$1,200	$0.86	21d	1	0.07mi
1160 Washington Blvd Baltimore, MD	2.0	1.0	960	$1,575	$1.64	23d	1	0.07mi
1127 S Carey St Baltimore, MD	3.0	2.5	1340	$1,900	$1.42	4d	1	0.08mi
1163 Washington Blvd Baltimore, MD	2.0	2.5	1012	$1,700	$1.68	12d	1	0.08mi
1259 Washington Blvd Baltimore, MD	3.0	3.0	1232	$2,999	$2.43	4d	1	0.08mi
1142 Sargeant St Baltimore, MD	3.0	2.0	1080	$1,601	$1.48	1d	1	0.08mi
1127 Sargeant St Baltimore, MD	2.0	1.5	1080	$1,275	$1.18	23d	1	0.09mi
1262 Glyndon Ave Baltimore, MD	2.0	3.0	1258	$1,850	$1.47	23d	1	0.09mi
1303 James St Baltimore, MD	2.0	1.5	1160	$1,350	$1.16	23d	1	0.11mi
1205 Cleveland St Baltimore, MD	2.0	2.0	1232	$1,900	$1.54	43d	1	0.18mi
923 McHenry St Baltimore, MD	3.0	1.0	1008	$1,625	$1.61	43d	1	0.22mi
1132 Nanticoke St Baltimore, MD	2.0	2.5	1500	$1,875	$1.25	23d	1	0.23mi
853 Reinhart St Baltimore, MD	2.0	2.5	780	$1,800	$2.31	43d	1	0.24mi
847 McHenry St Baltimore, MD	2.0	2.0	952	$1,795	$1.89	4d	1	0.26mi
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	43d	1	0.27mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	21d	1	0.27mi
508 Wyeth St Baltimore, MD	3.0	3.0	1234	$1,850	$1.50	43d	1	0.29mi
104 S Carrollton Ave Baltimore, MD	3.0	4.0	1232	$2,400	$1.95	4d	1	0.31mi
1111 W Lombard St Baltimore, MD	3.0	1.0	1200	$1,295	$1.08	4d	1	0.32mi
1115 W Lombard St Baltimore, MD	3.0	1.0	1468	$2,100	$1.43	43d	1	0.32mi
805 Washington Blvd Unit A Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	43d	1	0.32mi
805 Washington Blvd Unit B Baltimore, MD	2.0	2.0	1106	$1,650	$1.49	20d	1	0.32mi
913 W Lombard St Baltimore, MD	3.0	1.0	1452	$1,600	$1.10	23d	1	0.35mi
709 Scott St Baltimore, MD	3.0	2.5	1448	$2,500	$1.73	23d	1	0.35mi
709 Scott St Baltimore, MD	3.0	3.0	1448	$2,500	$1.73	14d	1	0.35mi
519 Scott St Unit 1 Baltimore, MD	2.0	2.0	800	$2,000	$2.50	43d	1	0.35mi
776 Washington Blvd Unit 3F Baltimore, MD	1.0	1.0	800	$1,000	$1.25	43d	1	0.36mi
1125 Wicomico St Baltimore, MD	3.0	3.0	1068	$1,955	$1.83	23d	1	0.37mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	23d	1	0.39mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	43d	1	0.39mi
1000 Hollins St Unit 1000 Hollins Baltimore, MD	3.0	2.5	1472	$2,600	$1.77	44d	1	0.41mi
1108 Sterrett St Baltimore, MD	2.0	1.0	1400	$2,300	$1.64	23d	1	0.42mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	12d	1	0.42mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	4d	1	0.42mi
748 McHenry St Baltimore, MD	3.0	2.0	1288	$2,100	$1.63	4d	1	0.43mi
10 S Carey St Baltimore, MD	2.0	1.0	1140	$1,550	$1.36	23d	1	0.46mi
812 S Paca St Baltimore, MD	3.0	2.0	990	$1,500	$1.52	12d	1	0.47mi

Listing history 4 events

1. 2026-06-19
   statusdays on market $115,000 Active 1 DOM
2. 2026-06-18
   days on market $115,000 Coming Soon 3 DOM
3. 2026-06-17
   days on market $115,000 Coming Soon 2 DOM
4. 2026-06-15
   listed $115,000 Coming Soon 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: $2,520 · $210/mo
• Projected year-2 tax: $2,520 · $210/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,359
• − Mortgage interest: −$6,442
• − Property taxes: −$2,520
• − Insurance: −$575
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$3,345
• Taxable income: $4,219
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,739/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): 19,572
• Household income: $45,840
• Rent vs Own: 68.0% rent · 32.0% own
• Severe rent burden: 1755.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -97.99%
• Current HPI: 140.5836
• Rent YoY: ▲ 7.51%
• 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

+284.6% since first listed

34 events — show timeline

• 2026-06-15 Coming Soon $115,000 BRIGHT MLS
• 2025-11-01 Listing Removed — BRIGHT MLS
• 2025-10-04 Price Changed $129,000 BRIGHT MLS
• 2025-09-16 Price Changed $129,900 BRIGHT MLS
• 2025-08-27 Price Changed $139,000 BRIGHT MLS
• 2025-06-17 Listed $155,000 BRIGHT MLS
• 2024-06-26 Listing Removed — BRIGHT MLS
• 2024-06-04 Price Changed $171,000 BRIGHT MLS
• 2024-05-20 Listed $175,000 BRIGHT MLS
• 2021-04-13 Sold (Public Records) $67,775 Public Records
• 2020-08-07 Sold (MLS) $67,775 BRIGHT MLS
• 2020-06-03 Pending — BRIGHT MLS
• 2020-04-25 Contingent — BRIGHT MLS
• 2020-04-16 Relisted — BRIGHT MLS
• 2020-04-14 Listing Removed — BRIGHT MLS
• 2020-04-11 Listed $65,000 BRIGHT MLS
• 2020-03-09 Listing Removed — BRIGHT MLS
• 2020-02-17 Price Changed $75,000 BRIGHT MLS
• 2020-01-23 Listed $80,000 BRIGHT MLS
• 2019-02-27 Listing Removed — BRIGHT MLS
• 2019-02-15 Price Changed $79,980 BRIGHT MLS
• 2019-02-11 Price Changed $79,989 BRIGHT MLS
• 2019-02-08 Listed $79,990 BRIGHT MLS
• 2009-06-30 Sold (MLS) $33,100 BRIGHT MLS
• 2009-06-30 Sold (MLS) $33,100 MRIS
• 2009-06-05 Delisted — MRIS
• 2009-05-28 Listing Removed — BRIGHT MLS
• 2009-05-19 Relisted — MRIS
• 2009-05-02 Delisted — MRIS
• 2009-04-18 Listed $34,650 MRIS
• 2009-04-17 Listed $34,650 BRIGHT MLS
• 2004-11-23 Sold (MLS) $30,000 MRIS
• 2004-10-13 Delisted — MRIS
• 2004-10-12 Listed $29,900 MRIS

Property tax history

+1.6%/yr

Latest (2025): $2,520 · +10.4% YoY. Source: county tax records.