1626 Inverness Ave · Baltimore, MD 21230

$149,000

3 bd · 1.0 ba · 1,024 sqft · Townhouse public records · 41 Days on market

Built 1953 1,968 sqft lot $146/sqft · 14% above area Est $131k · 14% over

---

Why this score? — see what drove the C- 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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +1.2/15.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready! Ebony stained hard wood floors & a fresh coat of paint on the walls. Updated kitchen with stainless steal appliances. Updated bath. Close to bus routes & interstate 95. * property is being sold as is

Key facts

• Built 1953
• Listed 41 days

Property features AI

Finance

• Other: Finished above-grade area: 1,024 (assessor)
• HOA & community: Ground rent paid annually

Exterior

• Parking: On-street parking; Off-street parking
• Utilities: Public water; Public septic; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Shingle roof
• Construction: Brick construction; Other foundation
• Exterior features: 2+ access exits; Above-grade and below-grade other structures; Not on tidal water; In city limits (Baltimore City)

Interior

• Bedrooms: 3 bedrooms on the first upper level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (all upper levels)
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: Hardwood flooring; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $149k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Morrell Park Elementary/Middle (math 5% / reading 9%, grade F, #726 of 860 statewide, top 86%, 419 students, 74% FRL).
• Market conditions: Rents soft (-1.0%/yr); 362 active listings in the ZIP; 21 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 $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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $100k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.18% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $130,732
• List price: $149,000
• Delta: 13.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 Wickes Ave	0.26mi	3/2.0	1,024 (0%)	3mo	$150,000	$146	81
2809 Washington Blvd	0.28mi	3/1.0	1,110 (+8%)	3mo	$80,000	$72	70
3034 Lorena Ave	0.66mi	3/1.0	1,024 (0%)	1mo	$153,000	$149	68
3507 Greenvale Rd	0.73mi	3/2.0	1,024 (0%)	0mo	$241,000	$235	62
2036 Deering Ave	0.45mi	3/1.5	1,112 (+9%)	3mo	$129,900	$117	60
2527 Tolley St	0.57mi	2/1.0 (-1)	1,050 (+2%)	6mo	$120,000	$114	59
2149 Harman Ave	0.69mi	2/1.0 (-1)	1,050 (+2%)	2mo	$115,000	$110	57
1935 Grinnalds Ave	0.64mi	3/2.0	1,080 (+6%)	1mo	$119,000	$110	56
1919 Grinnalds Ave	0.63mi	3/1.0	1,080 (+6%)	7mo	$130,000	$120	56
1052 Parksley Ave	0.71mi	2/1.0 (-1)	1,050 (+2%)	4mo	$110,000	$105	55
2014 Grinnalds Ave	0.63mi	2/2.0 (-1)	1,015 (-1%)	6mo	$80,000	$79	55
1931 Griffis Ave	0.68mi	2/1.0 (-1)	912 (-11%)	0mo	$120,000	$132	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-7,997
• Equity at exit: $22,216

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $681
• Equity at exit: $12,883

Cash invested: $41,720 (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 21230

• Rents YoY: -1.0%
• Active inventory: 362
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$781
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $334

Break-even live

Break-even rent $1,334

Max offer price $149,000

Occupancy floor 76%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 Hall Ave Unit 2 Halethorpe, MD	2.0	1.0	845	$1,625	$1.92	11d	1	0.54mi
1931 Griffis Ave Baltimore, MD	2.0	1.0	912	$1,349	$1.48	4d	1	0.66mi
2056 Griffis Ave Baltimore, MD	3.0	1.5	1230	$1,495	$1.22	22d	1	0.69mi
3017 Janice Ave Baltimore, MD	3.0	1.0	1024	$1,995	$1.95	24d	1	0.72mi
3004 Elizabeth Ave Unit 1 Baltimore, MD	3.0	1.0	1024	$1,395	$1.36	4d	1	0.74mi
2600 W Patapsco Ave Baltimore, MD	1.0–2.0	1.0	856	$1,309	$1.53	2d	24	0.82mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	4d	1	1.00mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	43d	1	1.03mi
3392 Saint Benedict St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	24d	1	1.04mi
2671 Saint Benedict St Baltimore, MD	2.0	1.0	1144	$1,325	$1.16	43d	1	1.10mi
2200 W Patapsco Ave Baltimore, MD	3.0	1.0	890	$1,569	$1.76	43d	1	1.10mi
3704 Coolidge Ave Baltimore, MD	2.0	1.0	1262	$2,000	$1.58	20d	1	1.11mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	43d	1	1.19mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	11d	1	1.19mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	43d	1	1.19mi
2509 Christian St Baltimore, MD	4.0	2.0	1248	$1,699	$1.36	3d	1	1.20mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	20d	1	1.22mi
2715 Hammonds Ferry Rd Halethorpe, MD	2.0	1.0	992	$1,500	$1.51	43d	1	1.34mi
332 S Franklintown Rd Unit 2 Baltimore, MD	2.0	1.0	776	$795	$1.02	24d	1	1.39mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	24d	1	1.40mi
514 S Payson St Unit 2 Baltimore, MD	3.0	2.0	1264	$1,750	$1.38	43d	1	1.43mi

Listing history 30 events

1. 2026-06-18
   days on market $149,000 Active 41 DOM
2. 2026-06-17
   days on market $149,000 Active 40 DOM
3. 2026-06-16
   days on market $149,000 Active 39 DOM
4. 2026-06-15
   days on market $149,000 Active 38 DOM
5. 2026-06-13
   pricedays on market $149,000 Active 36 DOM
6. 2026-06-09
   days on market $155,000 Active 32 DOM
7. 2026-06-08
   days on market $155,000 Active 31 DOM
8. 2026-06-07
   days on market $155,000 Active 30 DOM
9. 2026-06-04
   days on market $155,000 Active 27 DOM
10. 2026-06-03
    days on market $155,000 Active 26 DOM
11. 2026-06-02
    days on market $155,000 Active 25 DOM
12. 2026-06-01
    days on market $155,000 Active 24 DOM
13. 2026-05-31
    days on market $155,000 Active 23 DOM
14. 2026-05-08
    listed $155,000 Active 395-char remark
15. 2023-08-08
    soldstatus $99,553
16. 2019-04-16
    soldstatus $91,000
17. 2019-03-08
    soldstatus $91,000 Closed 227-char remark

    Show marketing remark (227 chars)

    Move in ready! Ebony stained hard wood floors & a fresh coat of paint on the walls. Updated kitchen with stainless steal appliances. Updated bath. Close to bus routes & interstate 95. * property is being sold as is

18. 2019-02-07
    status Pending 227-char remark

    Show marketing remark (227 chars)

    Move in ready! Ebony stained hard wood floors & a fresh coat of paint on the walls. Updated kitchen with stainless steal appliances. Updated bath. Close to bus routes & interstate 95. * property is being sold as is

19. 2019-02-03
    listed $90,000 Active 227-char remark

    Show marketing remark (227 chars)

    Move in ready! Ebony stained hard wood floors & a fresh coat of paint on the walls. Updated kitchen with stainless steal appliances. Updated bath. Close to bus routes & interstate 95. * property is being sold as is

20. 2004-08-16
    soldstatus $79,900
21. 2002-10-22
    soldstatus $34,500
22. 2002-09-09
    historical
23. 2002-08-16
    listed $37,000
24. 1999-12-29
    soldstatus $55,000
25. 1999-12-22
    soldstatus $55,000
26. 1999-10-21
    historical
27. 1999-06-30
    listed $52,500
28. 1999-06-26
    historical
29. 1999-05-04
    listed
30. 1995-05-25
    soldstatus $8,805

ⓘ 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: $2,523 · $210/mo
• Projected year-2 tax: $2,523 · $210/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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,074
• − Mortgage interest: −$8,346
• − Property taxes: −$2,523
• − Insurance: −$745
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$4,335
• Taxable income: $1,754
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,583/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): 32,977
• Household income: $91,842
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1463.0

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 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 13% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -311.43%
• Current HPI: 284.338
• Rent YoY: ▼ -1.00%
• 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

+1592.2% since first listed

18 events — show timeline

• 2026-06-13 Price Changed $149,000 BRIGHT MLS
• 2026-05-08 Listed $155,000 BRIGHT MLS
• 2023-08-08 Sold (Public Records) $99,553 Public Records
• 2019-04-16 Sold (Public Records) $91,000 Public Records
• 2019-03-08 Sold (MLS) $91,000 BRIGHT MLS
• 2019-02-07 Pending — BRIGHT MLS
• 2019-02-03 Listed $90,000 BRIGHT MLS
• 2004-08-16 Sold (Public Records) $79,900 Public Records
• 2002-10-22 Sold (MLS) $34,500 MRIS
• 2002-09-09 Delisted — MRIS
• 2002-08-16 Listed $37,000 MRIS
• 1999-12-29 Sold (Public Records) $55,000 Public Records
• 1999-12-22 Sold (MLS) $55,000 MRIS
• 1999-10-21 Delisted — MRIS
• 1999-06-30 Listed $52,500 MRIS
• 1999-06-26 Delisted — MRIS
• 1999-05-04 Listed — MRIS
• 1995-05-25 Sold (Public Records) $8,805 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,523 · +10.4% YoY. Source: county tax records.