328 N Paca St · Baltimore, MD 21201

$100,000

1 bd · 4.0 ba · 2,637 sqft · Townhouse public records · 217 Days on market

Built 1910 871 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Cash flow +3.7/30.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 6/11/2026 @ 10:00 AM. Bidding ends 6/15/2026 @ 12:50 PM. The list price is the suggested opening bid. Deposit: $15,000. This three-story multi-unit townhouse is located in the University of Maryland area of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Inner Harbor, with Lexington Market, UMMC, the National Aquarium, Mercy Medical Center, UMMC Midtown, and Mount Clare Junction Shopping Center. The property is rented. The area provides easy access to a major traffic artery, W Mulberry St, connecting to other regional parts of the city.

Key facts

• Built 1910
• Listed 217 days

Tags

• CLOSE TO DOWNTOWN BALTIMORE
• SHORT DISTANCE TO INNER HARBOR
• NEARBY LEXINGTON MARKET
• NEARBY NATIONAL AQUARIUM
• NEARBY MERCY MEDICAL CENTER

🔨 Auction listing. The $100,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $398,618 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 1-bed/4.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 2.8% vs local median 6.0% in Baltimore — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 flat; 61 active listings in the ZIP; 26 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 40% 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 $3k of loan paydown is wiped out by about $12k 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 217 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 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: built in 1910 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.38% ✗
• Cap rate: 2.76%
• Cash-on-cash: -12.63%
• DSCR: 0.44
• GRM: 21.7

CMA / ARV

• ARV (median comp): $398,618
• List price: $100,000
• Delta: -74.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -42.1%
• Equity multiple: -0.29×
• Total profit: $-143,694
• Equity at exit: $59,435

10-year hold

• IRR: -86.7%
• Equity multiple: -1.13×
• Total profit: $-238,146
• Equity at exit: $34,465

Cash invested: $111,613 (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 21201

• Home prices YoY: -3.8%
• Rents YoY: 0.3%
• Active inventory: 61
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$2,090
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-1,175

Break-even live

Break-even rent $3,018

Max offer price $191,102

Occupancy floor —

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: $99,655
• Closing costs: $11,959
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W Fayette St Baltimore, MD	3.0	1.0–3.0	1267	$1,480	$1.17	2d	9	0.28mi
8 N Howard St Baltimore, MD	2.0	1.0–2.0	1433	$2,400	$1.67	1d	36	0.34mi
19 E Fayette St Baltimore, MD	1.0–2.0	1.0–1.5	1342	$1,450	$1.08	12d	5	0.54mi
19 E Fayette St Apt 501 Baltimore, MD	2.0	1.5	2063	$1,795	$0.87	3d	1	0.54mi
19 E Fayette St Apt 502 Baltimore, MD	2.0	1.5	2063	$1,895	$0.92	3d	1	0.54mi
1020 Park Ave Baltimore, MD	2.0	2.0–2.5	2004	$3,712	$1.85	2d	11	0.63mi
869 Hollins St Unit 3F Baltimore, MD	—	1.0	3628	$949	$0.26	21d	1	0.63mi
1012 W Lanvale St Baltimore, MD	2.0	2.0	2008	$1,925	$0.96	23d	1	0.68mi
617 S Paca St Unit A Baltimore, MD	1.0	1.0	2528	$1,550	$0.61	17d	1	0.76mi
1214 N Charles St Baltimore, MD	2.0	1.0–2.0	1103	$1,833	$1.66	1d	14	0.78mi
1427 Bolton St Unit 2 Baltimore, MD	2.0	2.0	1802	$3,600	$2.00	4d	1	0.90mi
1102 Carroll St Unit B Baltimore, MD	1.0	1.5	2285	$800	$0.35	4d	1	0.96mi
1702 Eutaw Pl Baltimore, MD	2.0	2.0	2000	$1,550	$0.78	17d	1	0.98mi
1433 W Lombard St Unit 3 Baltimore, MD	1.0	1.0	3510	$1,299	$0.37	10d	1	1.08mi
2014 McCulloh St Unit 1 Baltimore, MD	1.0	1.0	2440	$1,200	$0.49	43d	1	1.18mi
2020 McCulloh St Unit 2 Baltimore, MD	2.0	2.0	2440	$1,950	$0.80	43d	1	1.19mi
2020 McCulloh St Unit 1 Baltimore, MD	2.0	2.0	2440	$1,650	$0.68	43d	1	1.19mi
1824 Saint Paul St Unit 3 Baltimore, MD	2.0	1.0	2397	$1,275	$0.53	43d	1	1.22mi
1725 Hollins St Unit 4 Baltimore, MD	2.0	1.0	2796	$1,195	$0.43	44d	1	1.25mi
1725 Hollins St #3 Baltimore, MD	2.0	1.0	2796	$1,195	$0.43	43d	1	1.25mi
139 E North Ave Unit 3 Baltimore, MD	1.0	1.0	3060	$1,300	$0.42	43d	1	1.26mi
555 President St Baltimore, MD	3.0	1.0–4.0	1352	$3,192	$2.36	2d	1	1.27mi
301 Warren Ave Baltimore, MD	1.0–3.0	1.0–2.5	1533	$1,926	$1.26	1d	9	1.27mi
244 S Exeter St Unit 3 Baltimore, MD	1.0	1.0	2532	$1,800	$0.71	23d	1	1.27mi
241 S Exeter St Baltimore, MD	1.0	1.0	2112	$1,490	$0.71	17d	1	1.29mi
801 Key Hwy Unit P60 Baltimore, MD	2.0	2.0	1864	$6,500	$3.49	23d	1	1.34mi

Listing history 36 events

1. 2026-06-17
   status $100,000 Pending 217 DOM
2. 2026-06-16
   days on market $100,000 Active 217 DOM
3. 2026-06-15
   days on market $100,000 Active 216 DOM
4. 2026-06-13
   days on market $100,000 Active 214 DOM
5. 2026-06-09
   days on market $100,000 Active 210 DOM
6. 2026-06-08
   days on market $100,000 Active 209 DOM
7. 2026-06-07
   days on market $100,000 Active 208 DOM
8. 2026-06-04
   days on market $100,000 Active 205 DOM
9. 2026-06-03
   days on market $100,000 Active 204 DOM
10. 2026-06-02
    days on market $100,000 Active 203 DOM
11. 2026-06-01
    days on market $100,000 Active 202 DOM
12. 2026-05-31
    days on market $100,000 Active 201 DOM
13. 2026-05-20
    price $100,000 691-char remark

    Show marketing remark (691 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 6/11/2026 @ 10:00 AM. Bidding ends 6/15/2026 @ 12:50 PM. The list price is the suggested opening bid. Deposit: $15,000. This three-story multi-unit townhouse is located in the University of Maryland area of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Inner Harbor, with Lexington Market, UMMC, the National Aquarium, Mercy Medical Center, UMMC Midtown, and Mount Clare Junction Shopping Center. The property is rented. The area provides easy access to a major traffic artery, W Mulberry St, connecting to other regional parts of the city.

14. 2026-04-08
    price $200,000 691-char remark

    Show marketing remark (691 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 6/11/2026 @ 10:00 AM. Bidding ends 6/15/2026 @ 12:50 PM. The list price is the suggested opening bid. Deposit: $15,000. This three-story multi-unit townhouse is located in the University of Maryland area of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Inner Harbor, with Lexington Market, UMMC, the National Aquarium, Mercy Medical Center, UMMC Midtown, and Mount Clare Junction Shopping Center. The property is rented. The area provides easy access to a major traffic artery, W Mulberry St, connecting to other regional parts of the city.

15. 2025-11-11
    listed $100,000 Active 691-char remark

    Show marketing remark (691 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 6/11/2026 @ 10:00 AM. Bidding ends 6/15/2026 @ 12:50 PM. The list price is the suggested opening bid. Deposit: $15,000. This three-story multi-unit townhouse is located in the University of Maryland area of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Inner Harbor, with Lexington Market, UMMC, the National Aquarium, Mercy Medical Center, UMMC Midtown, and Mount Clare Junction Shopping Center. The property is rented. The area provides easy access to a major traffic artery, W Mulberry St, connecting to other regional parts of the city.

16. 2025-09-16
    historical
17. 2025-07-23
    listed $175,000 Active
18. 2025-04-22
    soldstatus $200,000
19. 2008-03-27
    soldstatus $230,000
20. 2008-03-24
    soldstatus $230,000
21. 2008-03-24
    soldstatus $230,000 Sold
22. 2008-03-05
    historical
23. 2008-03-01
    historical
24. 2008-01-31
    price $235,000
25. 2007-07-17
    price $245,000
26. 2006-09-13
    listed $265,000
27. 2006-09-12
    listed $235,000
28. 2005-09-13
    soldstatus $135,500
29. 2005-04-12
    soldstatus $135,000
30. 2005-02-04
    historical
31. 2004-06-24
    listed $129,900
32. 2004-06-22
    soldstatus $77,000
33. 1999-05-30
    historical
34. 1999-01-12
    listed
35. 1997-12-17
    soldstatus $92,571
36. 1997-12-17
    soldstatus $175,000

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,368
• − Mortgage interest: −$22,329
• − Property taxes: −$1,529
• − Insurance: −$1,993
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$11,596
• Taxable loss: −$22,018
• Est. tax savings @ 24.0%: +$5,284
• After-tax cash flow: $-8,812/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): 18,307
• Household income: $45,640
• Rent vs Own: 89.0% rent · 11.0% own
• Severe rent burden: 2648.0

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 0.57)
• Race & ethnicity: Black 61% White 23% Two or more races 7% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 5% Other Indo-European 2% Chinese 2%

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: ▼ -10.03%
• Current HPI: 257.3988
• Rent YoY: ▲ 0.28%
• 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

+8.0% since first listed

24 events — show timeline

• 2026-05-20 Price Changed $100,000 BRIGHT MLS
• 2026-04-08 Price Changed $200,000 BRIGHT MLS
• 2025-11-11 Listed $100,000 BRIGHT MLS
• 2025-09-16 Listing Removed — BRIGHT MLS
• 2025-07-23 Listed $175,000 BRIGHT MLS
• 2025-04-22 Sold (Public Records) $200,000 Public Records
• 2008-03-27 Sold (Public Records) $230,000 Public Records
• 2008-03-24 Sold (MLS) $230,000 MRIS
• 2008-03-24 Sold (MLS) $230,000 MRIS
• 2008-03-05 Delisted — MRIS
• 2008-03-01 Delisted — MRIS
• 2008-01-31 Price Changed $235,000 MRIS
• 2007-07-17 Price Changed $245,000 MRIS
• 2006-09-13 Listed $265,000 MRIS
• 2006-09-12 Listed $235,000 MRIS
• 2005-09-13 Sold (Public Records) $135,500 Public Records
• 2005-04-12 Sold (MLS) $135,000 MRIS
• 2005-02-04 Delisted — MRIS
• 2004-06-24 Listed $129,900 MRIS
• 2004-06-22 Sold (Public Records) $77,000 Public Records
• 1999-05-30 Delisted — MRIS
• 1999-01-12 Listed — MRIS
• 1997-12-17 Sold (Public Records) $175,000 Public Records
• 1997-12-17 Sold (Public Records) $92,571 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,529 · +0.0% YoY. Source: county tax records.