303 Charter Oak Ave · Baltimore, MD 21212

$239,900

4 bd · 1.0 ba · 1,094 sqft · Townhouse public records · 18 Days on market

Built 1937

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Action priced! FINALLY!! A rehab that you can invest in and still make a profit! It needs work, but will be quite a bargain with a little sweat equity. Sold "as is". Check the comps on this one--there is nothing in this price range! Seller is long time owner who is happy with a reasonable return. She wants a QUICK settlement and no repair requests. Please do all due diligence prior to submitting an offer. Please submit your highest and best offer. Escalation addendum allowed. NOT an Auction, NOT a foreclosure, NOT a short sale.

Key facts

• Custom cabinetry
• Fully renovated
• Built 1937

Tags

• FULLY RENOVATED
• OPEN-CONCEPT MAIN LEVEL
• FULLY RENOVATED KITCHEN
• CUSTOM CABINETRY
• BRIGHT AND AIRY LIVING AREA
• SPACIOUS FULL BASEMENT

Property features AI

Finance

• Other: Property condition reported as very good; Below-grade unfinished area reported by assessor
• Financial info: Ground rent payment: $108 semi-annually; Ownership includes ground rent

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heating and hot water
• Home design: Semi-detached property; Built year sourced from assessor; Above-grade finished living area reported by assessor
• Construction: Brick construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Ground rent exists (paid semi-annually)

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main upper level; One bedroom on the lower level
• Bathrooms: Two full bathrooms (one on the upper level, one on the lower level)
• Heating & cooling: Forced air heating using natural gas; Central air conditioning (electric)
• Interior features: Living room; Dining room; Kitchen; Full basement, partially finished
• Laundry & utility: Hot water heated by natural gas

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $44 ($531/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (9.9% below list).
• Recommended offer: $216k (9.9% below list) — sets the bar for 1% rule.

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 (+4.7%/yr); 133 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $116k; list at $240k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,164 (9.9% below list)

Questions for the listing agent

1. Built in 1937 — 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. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $134,562
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Charter Oak Ave	0.00mi	3/1.0 (-1)	1,094 (0%)	10mo	$116,500	$106	86
4739 Old York Rd	0.26mi	3/1.0 (-1)	1,128 (+3%)	12mo	$68,000	$60	68
812 Mccabe Ave	0.53mi	3/1.0 (-1)	1,080 (-1%)	1mo	$150,000	$139	67
522 Beaumont Ave	0.38mi	4/2.0	1,140 (+4%)	10mo	$240,000	$211	63
5220 Ready Ave	0.48mi	3/1.0 (-1)	1,116 (+2%)	12mo	$100,000	$90	60
708 Belgian Ave	0.58mi	3/1.0 (-1)	1,124 (+3%)	7mo	$137,700	$123	58
739 Springfield Ave	0.58mi	3/1.0 (-1)	1,160 (+6%)	2mo	$125,000	$108	56
603 Winston Ave	0.30mi	4/2.0	1,200 (+10%)	12mo	$190,000	$158	56
4811 Kimberleigh Rd	0.50mi	3/1.5 (-1)	1,024 (-6%)	4mo	$240,000	$234	55
803 Cator Ave	0.72mi	3/1.0 (-1)	1,104 (+1%)	6mo	$67,500	$61	55
800 Radnor Ave	0.40mi	3/1.5 (-1)	1,224 (+12%)	2mo	$99,900	$82	53
4727 Kimberleigh Rd	0.50mi	3/2.0 (-1)	1,220 (+12%)	13mo	$209,000	$171	38

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-32,371
• Equity at exit: $35,770

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-8,930
• Equity at exit: $20,742

Cash invested: $67,172 (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 21212

• Rents YoY: 4.7%
• Active inventory: 133
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$305 /mo · $3,665/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $44

Break-even live

Break-even rent $2,106

Max offer price $239,900

Occupancy floor 93%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	20d	1	0.26mi
5001 Govane Ave Baltimore, MD	5.0	2.5	1200	$1,800	$1.50	23d	1	0.29mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	43d	1	0.32mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	20d	1	0.32mi
543 Chateau Ave Baltimore, MD	3.0	2.0	1152	$1,900	$1.65	4d	1	0.33mi
711 1/2 McCabe Ave Baltimore, MD	4.0	3.0	1204	$2,350	$1.95	4d	1	0.46mi
5200 Ready Ave Baltimore, MD	3.0	1.5	1116	$1,950	$1.75	3d	1	0.47mi
720 Springfield Ave Baltimore, MD	3.0	1.0	1160	$2,000	$1.72	43d	1	0.53mi
1224 Winston Ave Baltimore, MD	3.0	2.0	1248	$2,100	$1.68	17d	1	0.78mi
1275 Kitmore Rd Unit 1245K-T Baltimore, MD	3.0	1.0	935	$1,895	$2.03	4d	1	0.84mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	43d	1	0.85mi
3721 Ellerslie Ave Baltimore, MD	1.0–3.0	1.0–2.0	894	$1,603	$1.79	1d	1	0.91mi
500 W University Pkwy Baltimore, MD	3.0	1.0–2.0	955	$3,020	$3.16	1d	60	0.94mi
5622 Midwood Ave Baltimore, MD	3.0	2.0	1452	$2,300	$1.58	43d	1	0.97mi
3529 Greenmount Ave Baltimore, MD	3.0	2.0	1316	$1,575	$1.20	43d	1	1.07mi
1 E University Pkwy Baltimore, MD	1.0–3.0	1.0–2.0	1045	$2,500	$2.39	4d	2	1.11mi
724 E 35th St Baltimore, MD	3.0	1.5	1368	$2,000	$1.46	14d	1	1.17mi
1545 E Cold Spring Ln Baltimore, MD	4.0	2.0	1240	$2,000	$1.61	43d	1	1.19mi
3501 Saint Paul St Baltimore, MD	3.0	1.0–2.5	916	$2,700	$2.95	1d	172	1.19mi
917 Reverdy Rd Unit A Baltimore, MD	3.0	1.0	1200	$2,100	$1.75	43d	1	1.22mi
1617 Argonne Dr Baltimore, MD	4.0	2.0	1200	$2,550	$2.12	43d	1	1.24mi
3221 Guilford Ave Apt A Baltimore, MD	3.0	1.5	1025	$2,925	$2.85	17d	1	1.33mi
816 W 37th St Baltimore, MD	3.0	2.5	1468	$2,700	$1.84	4d	1	1.36mi
1011 W 42nd St Baltimore, MD	3.0	1.0	1160	$2,100	$1.81	4d	1	1.37mi
1020 Dartmouth Glen Way Baltimore, MD	3.0	2.5	1152	$2,250	$1.95	23d	1	1.43mi
1502 Fernley Rd Baltimore, MD	3.0	2.0	1350	$2,800	$2.07	43d	1	1.44mi
616 Montpelier St Baltimore, MD	3.0	1.0	1150	$1,750	$1.52	10d	1	1.45mi
1109 W 40th St Baltimore, MD	3.0	1.5	944	$2,150	$2.28	4d	1	1.46mi
4119 Falls Rd Baltimore, MD	3.0	1.5	1316	$2,500	$1.90	43d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $239,900 Active 18 DOM
2. 2026-06-17
   price $239,900 Active 17 DOM
3. 2026-06-17
   days on market $249,000 Active 17 DOM
4. 2026-06-16
   days on market $249,000 Active 16 DOM
5. 2026-06-15
   days on market $249,000 Active 15 DOM
6. 2026-06-13
   days on market $249,000 Active 13 DOM
7. 2026-06-09
   days on market $249,000 Active 9 DOM
8. 2026-06-08
   days on market $249,000 Active 8 DOM
9. 2026-06-07
   days on market $249,000 Active 7 DOM
10. 2026-06-04
    days on market $249,000 Active 4 DOM
11. 2026-06-03
    days on market $249,000 Active 3 DOM
12. 2026-06-02
    days on market $249,000 Active 2 DOM
13. 2026-06-01
    remarks 694-char remark
14. 2026-06-01
    listed $249,000 Active 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: $3,665 · $305/mo
• Projected year-2 tax: $3,665 · $305/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 6/10 Major 7 d/yr ≥103°F today · 14 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: $25,940
• − Mortgage interest: −$13,438
• − Property taxes: −$3,665
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$6,979
• Taxable loss: −$3,492
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $1,369/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): 33,974
• Household income: $96,685
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 769.0

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 0.64)
• Race & ethnicity: White 49% Black 35% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -392.44%
• Current HPI: 267.4569
• Rent YoY: ▲ 4.65%
• 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

+744.1% since first listed

7 events — show timeline

• 2026-05-31 Listed $249,000 BRIGHT MLS
• 2025-09-29 Sold (Public Records) $116,500 Public Records
• 2025-08-15 Sold (MLS) $116,500 BRIGHT MLS
• 2025-08-01 Pending — BRIGHT MLS
• 2025-07-28 Listed $90,000 BRIGHT MLS
• 2001-06-21 Sold (Public Records) $50,000 Public Records
• 2000-03-29 Sold (Public Records) $29,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $3,665 · +3.5% YoY. Source: county tax records.