428 Rosecroft Ter · Baltimore, MD 21229

$150,000

4 bd · 2.0 ba · 1,496 sqft · Townhouse public records · 7 Days on market

Built 1921 1,306 sqft lot Est $218k · 31% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming, light filled, and lovingly maintained, this Baltimore City townhouse combines timeless character with extensive modern updates on a dead end block. The kitchen features granite countertops, solid wood cabinetry, and a beautifully preserved, fully functional Chambers stove, a rare and sought after centerpiece that reflects the home's unique charm. Thompson Creek double-pane windows fill the home with natural light while enhancing comfort and efficiency. Major improvements provide peace of mind, including a complete electrical upgrade and heavy up with new service line in 2019, fully updated plumbing in 2020, a new water heater, an upgraded wood stove, and a new roof in 2020 featuri

Key facts

• Built 1921
• Listed 7 days

Property features AI

Finance

• Other: Year built information from assessor; Property condition listed as excellent
• Financial info: Ground rent paid annually; Total below-grade area 748 (source: assessor); Above-grade finished area 1,496 (source: assessor); Land assessed separately

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Listed in excellent condition; Owned with ground rent
• Construction: Brick construction materials; Permanent foundation; Unfinished below-grade area
• Exterior features: Brick construction; Above-grade and below-grade structures

Interior

• Bedrooms: Four bedrooms on the first upper level
• Bathrooms: One full bathroom (total)
• Heating & cooling: Wood-burning stove heating; Electric heating; Window air conditioning units (electric)
• Interior features: Wood stove; Unfinished basement; Ramp to main level (accessibility feature)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.4% 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: 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.
• Zoned schools: Elmer A. Henderson: A Johns Hopkins Partnership (math 2% / reading 16%, grade F, #650 of 860 statewide, top 77%, 642 students, 80% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 62% FRL vs 79% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 43% at this address vs 12% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Baltimore City Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.4%/yr); 256 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($60k/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 $1k 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 + 5.4% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $150k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $150,000

Questions for the listing agent

1. Built in 1921 — 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: 1.33% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $218,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 S Augusta Ave	0.10mi	4/2.5	1,500 (+0%)	3mo	$249,900	$167	91
347 Yale Ave	0.16mi	3/1.5 (-1)	1,436 (-4%)	3mo	$215,000	$150	76
4420 Parkton St	0.43mi	3/2.0 (-1)	1,450 (-3%)	1mo	$140,000	$97	69
4626 Frederick Ave	0.56mi	3/2.0 (-1)	1,568 (+5%)	2mo	$165,000	$105	59
748 Bethnal Rd	0.56mi	3/1.5 (-1)	1,408 (-6%)	2mo	$183,000	$130	55
125 S Morley St S	0.53mi	3/1.5 (-1)	1,350 (-10%)	2mo	$70,000	$52	50
542 Lucia Ave	0.59mi	3/2.0 (-1)	1,344 (-10%)	1mo	$205,000	$153	49
156 S Hilton St	0.63mi	4/1.5	1,320 (-12%)	2mo	$195,000	$148	47
101 Upmanor Rd	0.72mi	3/1.0 (-1)	1,408 (-6%)	1mo	$205,000	$146	47
3356 Wilkens Ave	0.63mi	4/1.0	1,688 (+13%)	2mo	$96,000	$57	44
46 Cobber Ln	0.60mi	3/2.5 (-1)	1,683 (+12%)	4mo	$245,000	$146	41
3424 Wilkens Ave	0.59mi	3/2.5 (-1)	1,280 (-14%)	2mo	$207,000	$162	40

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.31×
• Total profit: $12,969
• Equity at exit: $22,365

10-year hold

• IRR: 19.0%
• Equity multiple: 2.77×
• Total profit: $74,231
• Equity at exit: $12,969

Cash invested: $42,000 (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 21229

• Rents YoY: 5.4%
• Active inventory: 256
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$787
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $508

Break-even live

Break-even rent $1,356

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $592	-5% $550	+0% $508	+5% $465	+10% $423
Rent	-10% $350	-5% $429	+0% $508	+5% $586	+10% $665
Rate	-1.0pp $583	-0.5pp $546	base $508	+0.5pp $469	+1.0pp $429

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Collins Ave Unit 2 Baltimore, MD	3.0	1.0	1016	$2,100	$2.07	45d	1	0.15mi
4301 Parkton St Baltimore, MD	1.0–3.0	1.0	730	$1,550	$2.12	45d	1	0.23mi
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	45d	1	0.29mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	25d	1	0.32mi
117 Collins Ave Baltimore, MD	3.0	3.0	1617	$2,350	$1.45	45d	1	0.39mi
4431 Eldone Rd Baltimore, MD	3.0	2.0	896	$2,000	$2.23	25d	1	0.46mi
751 Yale Ave Baltimore, MD	3.0	1.5	1024	$1,750	$1.71	45d	1	0.51mi
500 Lucia Ave Baltimore, MD	3.0	2.0	1472	$2,100	$1.43	18d	1	0.52mi
586 Lucia Ave Baltimore, MD	3.0	1.5	1178	$2,100	$1.78	19d	1	0.61mi
627 Lucia Ave Baltimore, MD	3.0	1.0	892	$1,750	$1.96	25d	1	0.62mi
613 S Beechfield Ave Baltimore, MD	3.0	1.5	1080	$1,950	$1.81	45d	1	0.67mi
19 S Tremont Rd Baltimore, MD	3.0	1.0	1350	$1,850	$1.37	45d	1	0.68mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	12d	1	0.72mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	25d	1	0.72mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	25d	1	0.72mi
111 Upmanor Rd Baltimore, MD	3.0	1.5	1224	$2,163	$1.77	45d	1	0.73mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	22d	1	0.75mi
501 Hazlett Ave Baltimore, MD	2.0–3.0	1.5–2.0	1044	$1,750	$1.68	0d	8	0.80mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	25d	1	0.81mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	6d	1	0.84mi
219 Atholgate Ln Baltimore, MD	1.0–3.0	1.0–1.5	814	$1,500	$1.84	4d	2	0.87mi
202 N Edgewood St Baltimore, MD	3.0	2.0	1710	$2,250	$1.32	25d	1	0.88mi
114 S Rock Glen Rd Baltimore, MD	4.0	1.5	1160	$2,350	$2.03	14d	1	0.88mi
409 Normandy Ave Baltimore, MD	4.0	1.0	1640	$1,500	$0.91	25d	1	0.90mi
670 Queensgate Rd Baltimore, MD	3.0	2.0	1600	$2,100	$1.31	6d	1	0.94mi
5147 Frederick Ave Baltimore, MD	3.0	2.0	1216	$1,950	$1.60	5d	1	0.97mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,750	$1.95	0d	1	0.99mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	45d	1	1.09mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	25d	1	1.15mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	45d	1	1.16mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	25d	1	1.18mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	25d	1	1.23mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	45d	1	1.25mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	6d	1	1.26mi
4610 College Ave Baltimore, MD	4.0	2.0	1440	$2,200	$1.53	19d	1	1.31mi
917 Kevin Rd Baltimore, MD	3.0	2.0	1151	$1,795	$1.56	3d	1	1.31mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	45d	1	1.32mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	25d	1	1.32mi
5364 Jamestowne Ct Baltimore, MD	3.0	1.0–1.5	787	$1,905	$2.42	0d	15	1.33mi
4630 Warren Tree Way Baltimore, MD	3.0	1.5	1736	$2,500	$1.44	6d	1	1.34mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $150,000 Pending 7 DOM
2. 2026-06-09
   days on market $150,000 Active 6 DOM
3. 2026-06-08
   days on market $150,000 Active 5 DOM
4. 2026-06-07
   days on market $150,000 Active 4 DOM
5. 2026-06-04
   remarks 699-char remark
6. 2026-06-04
   listed $150,000 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: $2,662 · $222/mo
• Projected year-2 tax: $2,662 · $222/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 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,977
• − Mortgage interest: −$8,402
• − Property taxes: −$2,662
• − Insurance: −$750
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$4,364
• Taxable income: $3,963
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $5,139/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 (73%)
• Race & ethnicity: Black 73% White 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

+311.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $150,000 BRIGHT MLS
• 2026-06-03 Coming Soon $150,000 BRIGHT MLS
• 1985-08-27 Sold (Public Records) $36,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,662 · +11.9% YoY. Source: county tax records.