117 N Clinton St · Baltimore, MD 21224

$119,900

2 bd · 1.0 ba · 1,196 sqft · Townhouse public records · 13 Days on market

Built 1920 1,600 sqft lot Est $234k · 49% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 117 North Highland Avenue, a Baltimore City residence offering generous living space and a functional layout. Ideal for a buyer looking to invest some TLC to improve the home to their standards. The main level features a living room with a big window that allows for natural lighting. There is also a separate dining area and the kitchen is towards the back. From the kitchen, open the door and step outside to a fenced backyard—ideal for relaxing or entertaining. Upstairs you will find 2 bedrooms plus an additional room which can easily be used as a 3rd bedroom. The basement provides plenty of storage space and laundry area. Located in a highly walk-able area, you’re jus

Key facts

• Easy access to i-95
• Easy access to i-895
• Fenced backyard

Tags

• FENCED BACKYARD
• SEPARATE DINING AREA
• PLENTY OF STORAGE SPACE
• EASY ACCESS TO I-895
• EASY ACCESS TO I-95
• STEPS FROM PATTERSON PARK

Property features AI

Finance

• Other: Pet friendly with no pet restrictions; Ownership interest: Fee Simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Foundation: other; Above grade and below grade other structures; Finished above-grade area (per assessor); Below-grade unfinished area (per assessor)
• Exterior features: Not in a federal flood zone; Tidal water: No

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on first upper level, one on first lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Hot water heated by natural gas
• Interior features: Basement present (other type); Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 13.4% 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 24d 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 $829 of loan paydown is wiped out by about $4k 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 + 1.3% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 24 sale attempts since 25y 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 1920 — 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 $119,900

Questions for the listing agent

1. Built in 1920 — 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: 1.67% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.26%
• DSCR: 2.12
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $234,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 N Highland Ave	0.10mi	2/1.0	1,170 (-2%)	1mo	$75,000	$64	91
122 Ellwood Ave	0.15mi	3/1.5 (+1)	1,200 (+0%)	0mo	$235,000	$196	85
134 N Curley St	0.27mi	2/2.0	1,170 (-2%)	1mo	$270,000	$231	79
14 S Curley St	0.30mi	2/1.0	1,092 (-9%)	1mo	$269,000	$246	71
280 S Robinson St	0.37mi	2/1.0	1,282 (+7%)	1mo	$294,000	$229	70
3420 Leverton Ave	0.18mi	2/2.0	1,340 (+12%)	1mo	$115,000	$86	67
629 N Kenwood Ave	0.50mi	2/1.5	1,100 (-8%)	1mo	$76,500	$70	61
2435 Jefferson St	0.66mi	3/1.0 (+1)	1,260 (+5%)	1mo	$140,000	$111	55
309 S Fagley St	0.50mi	2/2.0	1,030 (-14%)	1mo	$225,000	$218	49
145 N Milton Ave	0.59mi	2/2.0	1,353 (+13%)	1mo	$260,000	$192	46
220 N Luzerne Ave	0.55mi	3/1.0 (+1)	1,372 (+15%)	1mo	$120,000	$87	44
806 S Bouldin St	0.75mi	2/2.5	1,080 (-10%)	1mo	$360,000	$333	42

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: 16.8%
• Equity multiple: 1.66×
• Total profit: $22,283
• Equity at exit: $17,877

10-year hold

• IRR: 24.1%
• Equity multiple: 2.92×
• Total profit: $64,296
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$629
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $707

Break-even live

Break-even rent $1,112

Max offer price $119,900

Occupancy floor 60%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 N Clinton St Baltimore, MD	2.0	1.0	1300	$1,995	$1.53	43d	1	0.02mi
3205 Esther Pl Baltimore, MD	2.0	2.0	960	$1,850	$1.93	23d	1	0.05mi
17 N East Ave Baltimore, MD	2.0	2.0	1326	$2,550	$1.92	23d	1	0.09mi
29 N Ellwood Ave Baltimore, MD	3.0	1.5	1100	$2,395	$2.18	23d	1	0.13mi
203 N Ellwood Ave Unit Main Baltimore, MD	2.0	2.0	880	$2,200	$2.50	23d	1	0.14mi
3430 E Baltimore St Baltimore, MD	3.0	2.5	1316	$2,250	$1.71	23d	1	0.16mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,200	$1.67	23d	1	0.19mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,100	$1.59	16d	1	0.19mi
3413 Leverton Ave Baltimore, MD	2.0	1.0	832	$1,000	$1.20	23d	1	0.20mi
106 S Bouldin St Baltimore, MD	2.0	3.0	1134	$2,100	$1.85	20d	1	0.20mi
3436 Leverton Ave Baltimore, MD	3.0	3.5	1500	$2,350	$1.57	23d	1	0.21mi
127 S Robinson St Baltimore, MD	2.0	1.5	1400	$2,000	$1.43	43d	1	0.24mi
150 N Curley St Baltimore, MD	2.0	2.5	1266	$1,850	$1.46	17d	1	0.26mi
34 N Linwood Ave Baltimore, MD	2.0	1.5	1288	$2,400	$1.86	23d	1	0.30mi
3304 McElderry St Baltimore, MD	3.0	2.0	1413	$1,900	$1.34	43d	1	0.30mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	43d	1	0.31mi
102 S Curley St Baltimore, MD	2.0	1.5	1200	$1,800	$1.50	4d	1	0.32mi
2815 Orleans St Baltimore, MD	2.0	1.0	1204	$1,600	$1.33	1d	1	0.34mi
10 N Streeper St Baltimore, MD	3.0	2.5	1440	$2,500	$1.74	23d	1	0.34mi
3710 E Pratt St Baltimore, MD	2.0	3.5	1230	$1,900	$1.54	23d	1	0.35mi
235 S Highland Ave Baltimore, MD	2.0	1.5	1222	$2,000	$1.64	23d	1	0.35mi
201 S Conkling St Baltimore, MD	1.0	1.0	740	$1,500	$2.03	2d	2	0.35mi
115 S Eaton St Baltimore, MD	3.0	2.5	1393	$1,800	$1.29	16d	1	0.36mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	14d	1	0.37mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	17d	1	0.37mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	23d	1	0.43mi
2934 E Monument St Baltimore, MD	2.0	1.0	1200	$1,499	$1.25	43d	1	0.44mi
400 S Highland Ave Unit 402 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	43d	1	0.46mi
127 N Glover St Baltimore, MD	2.0	1.5	1110	$2,100	$1.89	2d	1	0.47mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	23d	1	0.48mi
718 N Curley St Baltimore, MD	3.0	3.0	1500	$2,000	$1.33	4d	1	0.48mi
2608 E Fayette St Unit 1 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	14d	1	0.49mi
400 S Conkling St Unit 3 Baltimore, MD	1.0	1.0	700	$1,700	$2.43	43d	1	0.49mi
724 N Curley St Baltimore, MD	3.0	3.0	1500	$2,200	$1.47	4d	1	0.49mi
223 Grundy St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	23d	1	0.49mi
218 N Glover St Baltimore, MD	2.0	2.0	1360	$1,750	$1.29	43d	1	0.49mi
3232 Eastern Ave Baltimore, MD	1.0	1.5	874	$2,260	$2.59	1d	1	0.50mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	23d	1	0.50mi
9 N Luzerne Ave Baltimore, MD	3.0	2.5	1380	$2,450	$1.78	4d	1	0.50mi
225 N Luzerne Ave Baltimore, MD	3.0	1.0	1198	$1,350	$1.13	19d	1	0.51mi

Listing history 9 events

1. 2026-06-18
   days on market $119,900 Active 13 DOM
2. 2026-06-17
   days on market $119,900 Active 12 DOM
3. 2026-06-16
   days on market $119,900 Active 11 DOM
4. 2026-06-15
   days on market $119,900 Active 10 DOM
5. 2026-06-13
   days on market $119,900 Active 8 DOM
6. 2026-06-09
   days on market $119,900 Active 4 DOM
7. 2026-06-08
   days on market $119,900 Active 3 DOM
8. 2026-06-07
   remarks 687-char remark
9. 2026-06-07
   listed $119,900 Active 2 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: $2,393 · $199/mo
• Projected year-2 tax: $2,393 · $199/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 3/10 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: $24,073
• − Mortgage interest: −$6,716
• − Property taxes: −$2,393
• − Insurance: −$600
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$3,488
• Taxable income: $7,024
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $6,794/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

+157.8% since first listed

74 events — show timeline

• 2026-06-05 Listed $119,900 BRIGHT MLS
• 2025-03-17 Listing Removed — BRIGHT MLS
• 2025-03-06 Price Changed $209,900 BRIGHT MLS
• 2025-02-07 Listed $229,900 BRIGHT MLS
• 2024-12-04 Pending — BRIGHT MLS
• 2024-12-04 Listing Removed — BRIGHT MLS
• 2024-12-04 Price Changed $229,990 BRIGHT MLS
• 2024-11-28 Price Changed $200,000 BRIGHT MLS
• 2024-11-27 Relisted — BRIGHT MLS
• 2024-07-06 Listing Removed — BRIGHT MLS
• 2024-06-19 Price Changed $199,990 BRIGHT MLS
• 2024-05-09 Price Changed $214,990 BRIGHT MLS
• 2024-04-11 Listed $234,990 BRIGHT MLS
• 2024-04-09 Coming Soon — BRIGHT MLS
• 2023-02-10 Sold (Public Records) $150,000 Public Records
• 2021-12-23 Sold (MLS) $150,000 BRIGHT MLS
• 2021-11-29 Listed — BRIGHT MLS
• 2021-11-19 Sold (MLS) $150,000 BRIGHT MLS
• 2021-11-04 Contingent — BRIGHT MLS
• 2021-10-27 Relisted — BRIGHT MLS
• 2021-10-25 Contingent — BRIGHT MLS
• 2021-10-12 Price Changed $180,000 BRIGHT MLS
• 2021-10-05 Relisted — BRIGHT MLS
• 2021-10-03 Listing Removed — BRIGHT MLS
• 2021-09-01 Price Changed $195,000 BRIGHT MLS
• 2021-08-23 Price Changed $180,000 BRIGHT MLS
• 2021-08-06 Price Changed $195,000 BRIGHT MLS
• 2021-08-03 Listed $200,000 BRIGHT MLS
• 2021-07-13 Listing Removed — BRIGHT MLS
• 2021-06-21 Price Changed $205,000 BRIGHT MLS
• 2021-05-13 Listing Removed — BRIGHT MLS
• 2021-05-13 Listed $210,000 BRIGHT MLS
• 2021-03-13 Relisted — BRIGHT MLS
• 2021-03-13 Price Changed $215,000 BRIGHT MLS
• 2021-03-08 Listing Removed — BRIGHT MLS
• 2021-01-13 Relisted — BRIGHT MLS
• 2021-01-08 Listing Removed — BRIGHT MLS
• 2020-11-08 Relisted — BRIGHT MLS
• 2020-11-08 Listing Removed — BRIGHT MLS
• 2020-07-08 Relisted — BRIGHT MLS
• 2020-07-06 Listing Removed — BRIGHT MLS
• 2020-05-18 Relisted — BRIGHT MLS
• 2020-05-06 Listing Removed — BRIGHT MLS
• 2020-04-15 Price Changed $205,045 BRIGHT MLS
• 2020-03-07 Price Changed $209,230 BRIGHT MLS
• 2019-12-09 Relisted — BRIGHT MLS
• 2019-12-07 Listing Removed — BRIGHT MLS
• 2019-11-04 Price Changed $213,500 BRIGHT MLS
• 2019-10-30 Price Changed $230,000 BRIGHT MLS
• 2019-09-13 Listed $235,000 BRIGHT MLS
• 2019-03-19 Sold (Public Records) $97,375 Public Records
• 2019-03-14 Sold (MLS) $75,000 BRIGHT MLS
• 2019-02-25 Pending — BRIGHT MLS
• 2019-02-22 Listing Removed — BRIGHT MLS
• 2019-02-18 Listed $85,000 BRIGHT MLS
• 2006-12-07 Delisted — MRIS
• 2006-11-01 Sold (Public Records) $60,000 Public Records
• 2006-10-20 Listed — MRIS
• 2006-10-20 Delisted — MRIS
• 2006-10-12 Listed — MRIS
• 2006-07-20 Delisted — MRIS
• 2006-07-10 Listed — MRIS
• 2006-05-31 Delisted — MRIS
• 2006-04-16 Listed — MRIS
• 2003-08-01 Sold (Public Records) $33,000 Public Records
• 2003-07-15 Sold (MLS) $33,000 MRIS
• 2003-07-10 Delisted — MRIS
• 2003-06-18 Delisted — MRIS
• 2003-06-10 Listed $39,900 MRIS
• 2002-11-21 Listed — MRIS
• 2001-11-09 Delisted — MRIS
• 2001-08-21 Listed — MRIS
• 2000-04-28 Sold (Public Records) $62,500 Public Records
• 1996-12-06 Sold (Public Records) $46,500 Public Records

Property tax history

-0.9%/yr

Latest (2025): $2,393 · +1.3% YoY. Source: county tax records.