2611 Beryl Ave · Baltimore, MD 21205

$85,000

2 bd · 2.0 ba · 756 sqft · Townhouse public records · 18 Days on market

Built 1940 1,306 sqft lot $112/sqft · 12% below area Est $159k · 47% 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 +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Solid Baltimore rowhome with strong investment and renovation potential. Conveniently located near Johns Hopkins Hospital and major commuter routes, offering easy access to downtown and surrounding neighborhoods. Sold as-is—ideal for investors or buyers looking to add value and build equity. This property is part of a larger portfolio. Please contact for more details regarding associated listings. Closings will need to be coordinated with the other properties in the portfolio but may sell to individual buyers. Seller will only accept offers from serious buyers who can align with that timeline.

Key facts

• Built 1940
• Listed 18 days

Property features AI

Finance

• Other: Total finished above-grade area estimated; Finished below-grade area noted (140); Below-grade area total listed (140)
• Financial info: Improvement assessed value listed; Land assessed value listed; Annual ground rent noted

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Hot water: Other
• Home design: Interior townhouse/rowhouse
• Construction: Brick construction; Block foundation; Above-grade and below-grade structures; Built year per assessor
• Exterior features: In city limits (Baltimore City); Ground rent exists ($60, paid semi-annually)

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms
• Heating & cooling: Radiator heating; Other cooling
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 (+9.9%/yr); 143 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); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 43% of the median local income ($43k/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 $588 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) 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 $62k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.84% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.46%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (median comp): $159,036
• List price: $85,000
• Delta: -46.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2709 E Hoffman St	0.28mi	2/1.0	840 (+11%)	1mo	$115,000	$137	64
211 Collington Ave	0.64mi	2/1.0	780 (+3%)	3mo	$82,500	$106	59
106 N Madeira St	0.71mi	1/1.0 (-1)	748 (-1%)	2mo	$170,000	$227	54
2604 Mura St	0.18mi	3/2.0 (+1)	852 (+13%)	14mo	$125,000	$147	54
220 N Port St N	0.56mi	2/1.0	792 (+5%)	15mo	$98,000	$124	50
417 N Bradford St	0.50mi	2/1.0	840 (+11%)	12mo	$85,000	$101	44
1614 N Port St	0.49mi	3/1.0 (+1)	800 (+6%)	20mo	$25,000	$31	42
2927 Pulaski Hwy	0.61mi	2/1.0	858 (+14%)	8mo	$108,950	$127	38
2226 E Lamley St	0.69mi	1/1.0 (-1)	784 (+4%)	20mo	$190,000	$242	36
127 N Port St	0.63mi	1/1.5 (-1)	696 (-8%)	20mo	$165,000	$237	33
2931 Pulaski Hwy	0.61mi	2/1.0	858 (+14%)	23mo	$90,000	$105	26

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 2.60×
• Total profit: $38,019
• Equity at exit: $12,674

10-year hold

• IRR: 44.6%
• Equity multiple: 6.33×
• Total profit: $126,768
• Equity at exit: $7,349

Cash invested: $23,800 (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 21205

• Home prices YoY: -5.8%
• Rents YoY: 9.9%
• Active inventory: 143
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$446
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $683

Break-even live

Break-even rent $698

Max offer price $85,000

Occupancy floor 51%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2729 Ashland Ave Baltimore, MD	3.0	1.0	1000	$1,350	$1.35	3d	1	0.19mi
720 N Port St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	44d	1	0.27mi
1323 N Kenwood Ave Unit 2 Baltimore, MD	1.0	1.0	600	$950	$1.58	44d	1	0.30mi
1323 N Kenwood Ave Unit 1 Baltimore, MD	2.0	1.5	1060	$1,350	$1.27	24d	1	0.30mi
2221 E Preston St Baltimore, MD	2.0	1.0	658	$1,200	$1.82	24d	1	0.34mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	15d	1	0.36mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	44d	1	0.36mi
517 N Rose St Baltimore, MD	3.0	1.0	845	$1,400	$1.66	4d	1	0.39mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	24d	1	0.39mi
502 N Glover St Baltimore, MD	2.0	1.5	827	$1,250	$1.51	20d	1	0.40mi
1401 N Potomac St Unit 1 Baltimore, MD	1.0	1.0	700	$1,099	$1.57	18d	1	0.42mi
712 N Duncan St Baltimore, MD	2.0	1.5	1000	$2,000	$2.00	44d	1	0.43mi
1310 N Ellwood Ave Baltimore, MD	2.0	1.0	1000	$1,450	$1.45	12d	1	0.44mi
1310 N Ellwood Ave #1 Baltimore, MD	2.0	1.0	1000	$1,550	$1.55	22d	1	0.45mi
2308 Jefferson St Baltimore, MD	3.0	1.0	907	$1,450	$1.60	44d	1	0.46mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	24d	1	0.47mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	24d	1	0.48mi
437 N Montford Ave Baltimore, MD	3.0	1.5	1100	$1,450	$1.32	44d	1	0.48mi
400 N Rose St #1 Baltimore, MD	1.0	1.0	588	$1,080	$1.84	44d	1	0.50mi
402 N Milton Ave Unit 402B Baltimore, MD	2.0	1.0	950	$1,290	$1.36	44d	1	0.50mi
1923 Ashland Ave Baltimore, MD	2.0	2.0	862	$1,770	$2.05	19d	2	0.51mi
1923 Ashland Ave Unit 401 Baltimore, MD	2.0	2.0	850	$1,795	$2.11	20d	1	0.51mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	44d	1	0.51mi
233 N Rose St Baltimore, MD	2.0	2.5	934	$1,750	$1.87	18d	1	0.53mi
224 N Rose St Baltimore, MD	2.0	2.5	1120	$1,875	$1.67	18d	1	0.54mi
2608 E Fayette St Unit 1 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	15d	1	0.57mi
1600 N Chester St Baltimore, MD	1.0	1.0	715	$636	$0.89	24d	1	0.58mi
2311 E Lafayette Ave Baltimore, MD	3.0	1.0	1000	$1,400	$1.40	44d	1	0.58mi
127 N Glover St Baltimore, MD	2.0	1.5	1110	$2,100	$1.89	3d	1	0.63mi
104 N Rose St Baltimore, MD	3.0	2.0	936	$2,500	$2.67	44d	1	0.65mi
107 N Port St Baltimore, MD	2.0	2.0	870	$1,995	$2.29	24d	1	0.66mi
203 N Ellwood Ave Unit Main Baltimore, MD	2.0	2.0	880	$2,200	$2.50	24d	1	0.69mi
108 N Madeira St Baltimore, MD	2.0	2.0	1098	$1,900	$1.73	44d	1	0.71mi
16 N Bradford St Baltimore, MD	2.0	3.5	930	$2,400	$2.58	4d	1	0.74mi
802 N Broadway #1 Baltimore, MD	2.0	1.0	1120	$1,800	$1.61	18d	1	0.77mi
802 N Broadway Unit B Baltimore, MD	1.0	1.0	910	$1,800	$1.98	44d	1	0.77mi
1627 Rutland Ave Baltimore, MD	3.0	2.0	1100	$1,950	$1.77	24d	1	0.77mi
3205 Esther Pl Baltimore, MD	2.0	2.0	960	$1,850	$1.93	24d	1	0.79mi
29 N Ellwood Ave Baltimore, MD	3.0	1.5	1100	$2,395	$2.18	24d	1	0.80mi
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	44d	1	0.81mi

Listing history 7 events

1. 2026-06-18
   days on market $85,000 Active 18 DOM
2. 2026-06-17
   days on market $85,000 Active 17 DOM
3. 2026-06-16
   statusdays on market $85,000 Active 16 DOM
4. 2026-06-07
   statusdays on market $85,000 Pending 15 DOM
5. 2026-05-07
   listed $85,000 Active 606-char remark
6. 2008-08-28
   soldstatus $62,500
7. 2007-04-30
   soldstatus $68,000

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $886 · $74/mo
• Expected delta: +$40/yr (+$3/mo · 4.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $18,761
• − Mortgage interest: −$4,761
• − Property taxes: −$846
• − Insurance: −$425
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$2,473
• Taxable income: $7,254
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $6,460/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): 13,013
• Household income: $43,176
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 966.0

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 0.60)
• Race & ethnicity: Black 60% Hispanic / Latino 16% White 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 1% Cuban 1% Dominican 4%
• Common ancestry: Slovak 3% Romanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 79% English-only · Spanish 11% Arabic 4% 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: ▼ -15.03%
• Current HPI: 244.1345
• Rent YoY: ▲ 9.88%
• 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

+25.0% since first listed

6 events — show timeline

• 2026-06-15 Relisted — BRIGHT MLS
• 2026-06-04 Pending — BRIGHT MLS
• 2026-05-22 Listing Removed — BRIGHT MLS
• 2026-05-07 Listed $85,000 BRIGHT MLS
• 2008-08-28 Sold (Public Records) $62,500 Public Records
• 2007-04-30 Sold (Public Records) $68,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $846 · +18.7% YoY. Source: county tax records.