120 N Glover St · Baltimore, MD 21224

$155,000

1 bd · 1.0 ba · 888 sqft · Townhouse public records · 175 Days on market

Built 1900 $175/sqft · 30% below area Est $221k · 30% under

---

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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location. Located just steps from Patterson Park and minutes to Johns Hopkins Hospital, Canton, and Fell’s Point, this property sits in one of East Baltimore’s most convenient pockets for rental demand. Quick access to major commuter routes, neighborhood retail, and public transit keeps vacancy low and tenant interest high. This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location.

Key facts

• Built 1900
• Listed 174 days

🏷️ Possibly a rental listed for sale. The $155,000 price doesn't fit this home's estimated sale value (~$220,548) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+1.3%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $155k implies a 621% 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 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: 1.11% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (median comp): $220,548
• List price: $155,000
• Delta: -29.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 N Streeper St	0.17mi	2/2.0 (+1)	912 (+3%)	0mo	$220,000	$241	78
402 N Chester St	0.44mi	2/2.0 (+1)	870 (-2%)	3mo	$152,000	$175	65
615 S Rose St	0.64mi	2/1.0 (+1)	885 (-0%)	1mo	$151,000	$171	63
504 S Collington Ave	0.66mi	1/1.0	848 (-4%)	2mo	$150,000	$177	60
322 S Duncan St	0.58mi	2/1.5 (+1)	924 (+4%)	0mo	$280,000	$303	59
211 Collington Ave	0.34mi	2/1.0 (+1)	780 (-12%)	3mo	$82,500	$106	57
622 S Glover St	0.65mi	2/1.0 (+1)	832 (-6%)	0mo	$195,500	$235	54
311 S Chapel St	0.68mi	2/2.0 (+1)	858 (-3%)	0mo	$235,000	$274	54
2202 Prentiss Pl	0.73mi	2/2.0 (+1)	900 (+1%)	2mo	$160,000	$178	53
410 N Washington St	0.53mi	2/2.5 (+1)	950 (+7%)	2mo	$226,900	$239	51
318 S Duncan St S	0.57mi	2/2.0 (+1)	816 (-8%)	2mo	$289,900	$355	49
3534 E Fairmount Ave	0.65mi	2/1.0 (+1)	1,018 (+15%)	2mo	$86,000	$84	39

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-13,838
• Equity at exit: $23,111

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-5,041
• Equity at exit: $13,402

Cash invested: $43,400 (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 21224

• Rents YoY: 1.3%
• Active inventory: 391
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$813
• Tax from tax record: −$259 /mo · $3,103/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $221

Break-even live

Break-even rent $1,438

Max offer price $155,000

Occupancy floor 82%

Sensitivity live

Price	-10% $309	-5% $265	+0% $221	+5% $177	+10% $133
Rent	-10% $85	-5% $153	+0% $221	+5% $289	+10% $357
Rate	-1.0pp $299	-0.5pp $261	base $221	+0.5pp $181	+1.0pp $140

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 N Glover St Baltimore, MD	2.0	1.5	1110	$2,100	$1.89	3d	1	0.01mi
2608 E Fayette St Unit 1 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	15d	1	0.05mi
233 N Rose St Baltimore, MD	2.0	2.5	934	$1,750	$1.87	18d	1	0.11mi
224 N Rose St Baltimore, MD	2.0	2.5	1120	$1,875	$1.67	18d	1	0.11mi
107 N Port St Baltimore, MD	2.0	2.0	870	$1,995	$2.29	24d	1	0.14mi
400 N Rose St #1 Baltimore, MD	1.0	1.0	588	$1,080	$1.84	44d	1	0.15mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	24d	1	0.16mi
402 N Milton Ave Unit 402B Baltimore, MD	2.0	1.0	950	$1,290	$1.36	44d	1	0.17mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	24d	1	0.18mi
502 N Glover St Baltimore, MD	2.0	1.5	827	$1,250	$1.51	21d	1	0.22mi
16 N Bradford St Baltimore, MD	2.0	3.5	930	$2,400	$2.58	5d	1	0.24mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	24d	1	0.27mi
108 N Madeira St Baltimore, MD	2.0	2.0	1098	$1,900	$1.73	44d	1	0.31mi
203 N Ellwood Ave Unit Main Baltimore, MD	2.0	2.0	880	$2,200	$2.50	24d	1	0.36mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	44d	1	0.38mi
107 S Collington Ave Unit 2 REAR Baltimore, MD	1.0	1.0	600	$1,800	$3.00	5d	1	0.41mi
720 N Port St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	44d	1	0.41mi
3205 Esther Pl Baltimore, MD	2.0	2.0	960	$1,850	$1.93	24d	1	0.43mi
211 S Madeira St Baltimore, MD	2.0	1.0	819	$1,650	$2.01	5d	1	0.44mi
227 S Madeira St Baltimore, MD	2.0	2.5	1100	$2,200	$2.00	44d	1	0.46mi
712 N Duncan St Baltimore, MD	2.0	1.5	1000	$2,000	$2.00	44d	1	0.54mi
2019 E Pratt St Unit 2 Baltimore, MD	1.0	1.0	810	$1,400	$1.73	44d	1	0.55mi
3344 E Baltimore St Unit 2 Baltimore, MD	1.0	1.0	545	$1,250	$2.29	44d	1	0.56mi
328 S Collington Ave Baltimore, MD	2.0	2.0	1100	$2,300	$2.09	44d	1	0.57mi
1901 E Lombard St Apt 2 Baltimore, MD	1.0	1.0	650	$1,650	$2.54	2d	1	0.60mi
1901 E Lombard St Apt 3 Baltimore, MD	1.0	1.0	650	$1,750	$2.69	5d	1	0.60mi
1901 E Lombard St Apt 4 Baltimore, MD	1.0	1.0	650	$1,750	$2.69	22d	1	0.60mi
1901 E Lombard St Apt 3 Baltimore, MD	1.0	1.0	650	$1,750	$2.69	15d	1	0.60mi
1901 E Lombard St Baltimore, MD	1.0	1.0	702	$1,750	$2.49	44d	1	0.60mi
1901 E Lombard St Baltimore, MD	1.0	1.0	650	$1,750	$2.69	24d	1	0.60mi
1901 E Lombard St Baltimore, MD	1.0	1.0	660	$1,800	$2.73	22d	1	0.60mi
1923 E Pratt St Unit 3 F Baltimore, MD	1.0	2.0	831	$1,650	$1.99	5d	1	0.60mi
16 S Wolfe St Unit B Baltimore, MD	2.0	2.0	1014	$1,800	$1.78	18d	1	0.60mi
2309 Eastern Ave Unit B Baltimore, MD	1.0	1.0	550	$1,295	$2.35	44d	1	0.61mi
3413 Leverton Ave Baltimore, MD	2.0	1.0	832	$1,000	$1.20	24d	1	0.63mi
108 S Durham St Baltimore, MD	1.0	1.0	1000	$1,600	$1.60	44d	1	0.66mi
1818 E Pratt St Apt B Baltimore, MD	2.0	1.0	800	$1,500	$1.88	44d	1	0.67mi
1923 Ashland Ave Baltimore, MD	2.0	2.0	862	$1,770	$2.05	20d	2	0.70mi
1923 Ashland Ave Unit 401 Baltimore, MD	2.0	2.0	850	$1,795	$2.11	21d	1	0.70mi
251 S Durham St Baltimore, MD	2.0	1.5	1120	$2,300	$2.05	24d	1	0.70mi

Listing history 10 events

1. 2026-06-04
   days on market $155,000 Active 175 DOM
2. 2026-06-03
   days on market $155,000 Active 174 DOM
3. 2026-06-02
   days on market $155,000 Active 173 DOM
4. 2026-06-01
   days on market $155,000 Active 172 DOM
5. 2026-05-31
   days on market $155,000 Active 171 DOM
6. 2026-04-06
   price $155,000 907-char remark

   Show marketing remark (907 chars)

   This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location. Located just steps from Patterson Park and minutes to Johns Hopkins Hospital, Canton, and Fell’s Point, this property sits in one of East Baltimore’s most convenient pockets for rental demand. Quick access to major commuter routes, neighborhood retail, and public transit keeps vacancy low and tenant interest high. This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location.

7. 2026-02-11
   price $165,000 907-char remark

   Show marketing remark (907 chars)

   This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location. Located just steps from Patterson Park and minutes to Johns Hopkins Hospital, Canton, and Fell’s Point, this property sits in one of East Baltimore’s most convenient pockets for rental demand. Quick access to major commuter routes, neighborhood retail, and public transit keeps vacancy low and tenant interest high. This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location.

8. 2025-12-12
   listed $180,000 Active 907-char remark

   Show marketing remark (907 chars)

   This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location. Located just steps from Patterson Park and minutes to Johns Hopkins Hospital, Canton, and Fell’s Point, this property sits in one of East Baltimore’s most convenient pockets for rental demand. Quick access to major commuter routes, neighborhood retail, and public transit keeps vacancy low and tenant interest high. This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location.

9. 2025-12-10
   historical $180,000 907-char remark

   Show marketing remark (907 chars)

   This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location. Located just steps from Patterson Park and minutes to Johns Hopkins Hospital, Canton, and Fell’s Point, this property sits in one of East Baltimore’s most convenient pockets for rental demand. Quick access to major commuter routes, neighborhood retail, and public transit keeps vacancy low and tenant interest high. This home is already cash-flowing with a long-term tenant in place, making it a turnkey addition to any investor’s portfolio. Whether you're looking to expand your holdings or secure a reliable income-producing asset, 120 N Glover St delivers steady returns in a prime city location.

10. 1987-09-16
    soldstatus $21,500

ⓘ 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: $3,103 · $259/mo
• Projected year-2 tax: $3,103 · $259/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 ≥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: $20,615
• − Mortgage interest: −$8,682
• − Property taxes: −$3,103
• − Insurance: −$775
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$4,509
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,595/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): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

+620.9% since first listed

5 events — show timeline

• 2026-04-06 Price Changed $155,000 BRIGHT MLS
• 2026-02-11 Price Changed $165,000 BRIGHT MLS
• 2025-12-12 Listed $180,000 BRIGHT MLS
• 2025-12-10 Coming Soon $180,000 BRIGHT MLS
• 1987-09-16 Sold (Public Records) $21,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,103 · +4.9% YoY. Source: county tax records.