1531 N Woodyear St · Baltimore, MD 21217

$54,900

2 bd · 1.0 ba · 1,320 sqft · Townhouse · 28 Days on market

Built 1890 1,307 sqft lot Est $77k · 28% 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
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an NOT Auction Opening Bid! Investor Alert!! Home was lived in and loved by one person for many years. It is a well constructed, solid home that is ready for an easy renovation to make it rent ready. Amazing opportunity to build rental portfolio! Home boasts big bedrooms, a walk-in upstairs closet, a finished basement with natural light and and fenced in rear yard. Lots of development happening in the community - check out Renaissance Development! Close to public transit and shopping. Nice size home that has excellent potential! * Get First Access to Many Investment Homes Like This * It’s easy, just contact us and we’ll add you to our investor list. Schedule a Tour Today! See offer instructions. Property Sold As-Is. Seller requests all offers be submitted by Monday May 1st.

Key facts

• Historic character
• Eat-in kitchen
• Granite countertops

Tags

• HISTORIC CHARACTER
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LAMINATE PLANK FLOORING
• PARTIALLY FINISHED BASEMENT

Property features AI

Finance

• Other: Ground rent ownership interest
• Financial info: Ground rent applies (semi-annual payment); Ground rent amount $42

Exterior

• Parking: On-street parking
• Utilities: 100 amp electric service; Natural gas hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Flat rubber roof
• Construction: Brick construction with brick front; Block and concrete perimeter foundation; Below-grade space partially finished (basement improved, interior access, partially finished)
• Exterior features: Sidewalks; Street lights; Deck(s); Chain link rear fencing; Level entry to main

Interior

• Kitchen: Eat-in kitchen with table space
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Laminate plank flooring; Tile or brick flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Traditional floor plan with dining area; Eat-in kitchen with table space; Tub with shower; Drywall and plaster walls

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $55k.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.9% 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 fast (+6.6%/yr); 331 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,602/mo this rent would consume 50% of the median local household income ($38k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 6.6% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1890 — 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 $54,076 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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: 2.92% ✓
• Cap rate: 25.88%
• Cash-on-cash: 69.95%
• DSCR: 4.11
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $76,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 Baker St	0.24mi	2/1.0	1,400 (+6%)	2mo	$19,250	$14	77
2115 Mcculloh St	0.32mi	3/1.5 (+1)	1,350 (+2%)	4mo	$77,000	$57	71
2418 Druid Hill Ave	0.35mi	3/1.5 (+1)	1,328 (+1%)	6mo	$77,000	$58	71
1901 Linden Ave	0.57mi	2/1.5	1,240 (-6%)	1mo	$275,000	$222	60
2863 Woodbrook Ave	0.64mi	3/1.0 (+1)	1,320 (0%)	7mo	$55,000	$42	59
1735 N Payson St	0.48mi	3/1.5 (+1)	1,250 (-5%)	6mo	$95,000	$76	57
2453 Mcculloh St	0.43mi	3/1.0 (+1)	1,460 (+11%)	3mo	$99,900	$68	54
2818 Woodbrook Ave	0.58mi	3/1.0 (+1)	1,232 (-7%)	3mo	$45,500	$37	54
2820 Woodbrook Ave	0.58mi	3/1.5 (+1)	1,232 (-7%)	2mo	$85,000	$69	53
2311 Orem Ave	0.74mi	3/1.0 (+1)	1,284 (-3%)	4mo	$35,000	$27	52
811 N Mount St	0.62mi	3/2.0 (+1)	1,410 (+7%)	3mo	$85,000	$60	48
1537 N Smallwood St	0.61mi	3/1.5 (+1)	1,200 (-9%)	3mo	$56,000	$47	47

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 73.5%
• Equity multiple: 4.53×
• Total profit: $54,259
• Equity at exit: $8,186

10-year hold

• IRR: 78.4%
• Equity multiple: 10.60×
• Total profit: $147,628
• Equity at exit: $4,747

Cash invested: $15,372 (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 21217

• Rents YoY: 6.6%
• Active inventory: 331
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$288
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $896

Break-even live

Break-even rent $468

Max offer price $54,900

Occupancy floor 39%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1534 N Stricker St Baltimore, MD	2.0	1.5	900	$1,475	$1.64	15d	1	0.07mi
1614 N Calhoun St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	44d	1	0.10mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	16d	1	0.16mi
1346 N Carey St Baltimore, MD	2.0	1.5	1100	$1,500	$1.36	44d	1	0.19mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	15d	1	0.23mi
1624 Westwood Ave Baltimore, MD	3.0	2.0	1000	$1,900	$1.90	44d	1	0.24mi
2143 Druid Hill Ave Unit 2 Baltimore, MD	2.0	1.0	915	$1,400	$1.53	44d	1	0.26mi
1806 N Mount St Baltimore, MD	3.0	3.0	1200	$1,700	$1.42	20d	1	0.27mi
2028 Druid Hill Ave Baltimore, MD	3.0	2.5	1437	$1,799	$1.25	11d	1	0.27mi
2028 Druid Hill Ave Unit 1 Baltimore, MD	3.0	2.5	1437	$1,750	$1.22	3d	1	0.27mi
1729 N Fulton Ave Baltimore, MD	3.0	2.0	1081	$1,795	$1.66	44d	1	0.29mi
1616 N Fulton Ave Baltimore, MD	3.0	2.0	1620	$1,795	$1.11	4d	1	0.30mi
1433 N Fulton Ave Baltimore, MD	2.0	1.0	1200	$1,500	$1.25	44d	1	0.30mi
1205 Clendenin St Baltimore, MD	3.0	1.5	1560	$800	$0.51	24d	1	0.30mi
2409 Francis St Baltimore, MD	3.0	1.0	1298	$1,500	$1.16	44d	1	0.32mi
2037 McCulloh St Unit 3 Baltimore, MD	2.0	2.0	937	$1,650	$1.76	18d	1	0.33mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$876	$0.89	4d	4	0.36mi
1920 McCulloh St Apt 2 Baltimore, MD	2.0	1.0	1000	$1,450	$1.45	44d	1	0.36mi
2433 Druid Hill Ave Baltimore, MD	2.0	2.5	1092	$1,999	$1.83	44d	1	0.36mi
1931 McCulloh St Unit 1 Baltimore, MD	3.0	1.0	1000	$1,500	$1.50	44d	1	0.37mi
1515 Retreat St Baltimore, MD	3.0	2.0	1098	$1,800	$1.64	24d	1	0.37mi
1121 Whitelock St Baltimore, MD	2.0	1.0	1180	$1,300	$1.10	44d	1	0.37mi
2449 Druid Hill Ave Baltimore, MD	2.0	1.0	1100	$1,800	$1.64	44d	1	0.38mi
1507 Retreat St Unit 1 Baltimore, MD	3.0	3.0	1098	$2,500	$2.28	44d	1	0.38mi
2636 Pennsylvania Ave Baltimore, MD	1.0–2.0	1.0	846	$956	$1.13	24d	4	0.40mi
1722 N Monroe St Baltimore, MD	3.0	1.5	1000	$1,350	$1.35	24d	1	0.40mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	24d	1	0.45mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	44d	1	0.47mi
2339 Eutaw Pl Ste 1 Baltimore, MD	2.0	1.0	1300	$1,275	$0.98	44d	1	0.48mi
2511 Madison Ave #2 Baltimore, MD	3.0	1.0	1100	$1,650	$1.50	44d	1	0.49mi
1829 Eutaw Pl Unit B Baltimore, MD	2.0	2.0	1278	$2,100	$1.64	4d	1	0.53mi
1930 N Payson St Baltimore, MD	2.0	2.0	980	$1,500	$1.53	24d	1	0.55mi
2202 Brookfield Ave Baltimore, MD	2.0	1.0	980	$1,600	$1.63	44d	1	0.58mi
823 Newington Ave Unit 1 Baltimore, MD	2.0	1.0	913	$1,700	$1.86	18d	1	0.63mi
1506 Madison Ave Unit 1 Baltimore, MD	1.0	1.0	1300	$1,400	$1.08	3d	1	0.63mi
815 Lennox St Baltimore, MD	3.0	3.5	1600	$2,790	$1.74	24d	1	0.64mi
2401 Brookfield Ave Baltimore, MD	2.0–3.0	1.0–2.0	1102	$1,500	$1.36	24d	3	0.66mi
813 N Fulton Ave Unit 1 Baltimore, MD	2.0	1.0	1200	$1,350	$1.12	44d	1	0.66mi
2407 Brookfield Ave Unit 4 Baltimore, MD	2.0	2.0	1300	$1,550	$1.19	44d	1	0.67mi
1722 Bolton St Unit 3 Baltimore, MD	2.0	1.0	942	$1,600	$1.70	4d	1	0.67mi

Listing history 18 events

1. 2026-06-18
   days on market $54,900 Active 28 DOM
2. 2026-06-17
   days on market $54,900 Active 27 DOM
3. 2026-06-16
   days on market $54,900 Active 26 DOM
4. 2026-06-15
   days on market $54,900 Active 25 DOM
5. 2026-06-13
   days on market $54,900 Active 23 DOM
6. 2026-06-09
   days on market $54,900 Active 19 DOM
7. 2026-06-08
   days on market $54,900 Active 18 DOM
8. 2026-06-07
   days on market $54,900 Active 17 DOM
9. 2026-06-04
   days on market $54,900 Active 14 DOM
10. 2026-06-03
    days on market $54,900 Active 13 DOM
11. 2026-06-02
    days on market $54,900 Active 12 DOM
12. 2026-06-01
    days on market $54,900 Active 11 DOM
13. 2026-05-31
    days on market $54,900 Active 10 DOM
14. 2026-05-21
    listed $54,900 Active
15. 2023-09-14
    soldstatus $199,500
16. 2023-05-12
    soldstatus $21,000 Closed 809-char remark

    Show marketing remark (809 chars)

    This is an NOT Auction Opening Bid! Investor Alert!! Home was lived in and loved by one person for many years. It is a well constructed, solid home that is ready for an easy renovation to make it rent ready. Amazing opportunity to build rental portfolio! Home boasts big bedrooms, a walk-in upstairs closet, a finished basement with natural light and and fenced in rear yard. Lots of development happening in the community - check out Renaissance Development! Close to public transit and shopping. Nice size home that has excellent potential! * Get First Access to Many Investment Homes Like This * It’s easy, just contact us and we’ll add you to our investor list. Schedule a Tour Today! See offer instructions. Property Sold As-Is. Seller requests all offers be submitted by Monday May 1st.

17. 2023-04-28
    status Pending 809-char remark

    Show marketing remark (809 chars)

    This is an NOT Auction Opening Bid! Investor Alert!! Home was lived in and loved by one person for many years. It is a well constructed, solid home that is ready for an easy renovation to make it rent ready. Amazing opportunity to build rental portfolio! Home boasts big bedrooms, a walk-in upstairs closet, a finished basement with natural light and and fenced in rear yard. Lots of development happening in the community - check out Renaissance Development! Close to public transit and shopping. Nice size home that has excellent potential! * Get First Access to Many Investment Homes Like This * It’s easy, just contact us and we’ll add you to our investor list. Schedule a Tour Today! See offer instructions. Property Sold As-Is. Seller requests all offers be submitted by Monday May 1st.

18. 2023-04-21
    listed $19,500 Active 809-char remark

    Show marketing remark (809 chars)

    This is an NOT Auction Opening Bid! Investor Alert!! Home was lived in and loved by one person for many years. It is a well constructed, solid home that is ready for an easy renovation to make it rent ready. Amazing opportunity to build rental portfolio! Home boasts big bedrooms, a walk-in upstairs closet, a finished basement with natural light and and fenced in rear yard. Lots of development happening in the community - check out Renaissance Development! Close to public transit and shopping. Nice size home that has excellent potential! * Get First Access to Many Investment Homes Like This * It’s easy, just contact us and we’ll add you to our investor list. Schedule a Tour Today! See offer instructions. Property Sold As-Is. Seller requests all offers be submitted by Monday May 1st.

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $705 · $59/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: $19,224
• − Mortgage interest: −$3,075
• − Property taxes: −$705
• − Insurance: −$274
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$1,597
• Taxable income: $10,497
• Est. tax owed @ 24.0%: −$2,519
• After-tax cash flow: $8,234/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

+181.5% since first listed

5 events — show timeline

• 2026-05-21 Listed $54,900 BRIGHT MLS
• 2023-09-14 Sold (Public Records) $199,500 Public Records
• 2023-05-12 Sold (MLS) $21,000 BRIGHT MLS
• 2023-04-28 Pending — BRIGHT MLS
• 2023-04-21 Listed $19,500 BRIGHT MLS

Property tax history

+4.6%/yr

Latest (2025): $705 · +16.9% YoY. Source: county tax records.