213 S Bentalou St · Baltimore, MD 21223

$75,000

3 bd · 1.0 ba · 1,080 sqft · Townhouse public records · 123 Days on market

Built 1920 $69/sqft · 152% above area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• 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 a wonderful 3 level townhouse just waiting for your personal touches. The first level contains a living room, 1/2 bath and kitchen. The second level contains a full bath, office/nook area, and a bedroom. Third level contains 2 full bedrooms. There is also an unfinished basement. There is a small deck out back with a fenced, concrete yard. Upgrades include a new furnace 2026. The location is very convenient, just a few steps to Westside Shopping Center, post office, and public transportation.

Key facts

• Built 1920
• Listed 122 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $75k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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 (+7.5%/yr); 422 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 43% of the median local income ($46k/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 $519 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 + 7.5% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $8k; list at $75k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.21% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.16%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (median comp): $29,794
• List price: $75,000
• Delta: 151.73%
• 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
2402 Wilkens Ave	0.31mi	2/1.0 (-1)	1,092 (+1%)	0mo	$45,000	$41	78
2408 Wilkens Ave	0.31mi	3/2.0	1,092 (+1%)	2mo	$99,900	$91	78
2008 Wilkens Ave	0.29mi	2/1.5 (-1)	1,100 (+2%)	4mo	$145,000	$132	74
43 Wheeler Ave N	0.34mi	3/1.0	1,144 (+6%)	3mo	$34,000	$30	72
528 S Bentalou St	0.24mi	4/3.0 (+1)	1,032 (-4%)	1mo	$190,000	$184	68
2130 Eagle St	0.31mi	4/2.0 (+1)	1,000 (-7%)	2mo	$78,110	$78	62
1834 Wilkens Ave	0.37mi	3/1.0	1,200 (+11%)	3mo	$36,000	$30	61
1404 Lemmon St	0.69mi	3/2.0	1,100 (+2%)	1mo	$189,000	$172	60
2576 W Baltimore St W	0.41mi	3/2.0	1,200 (+11%)	2mo	$152,000	$127	56
2141 Vine St	0.38mi	2/1.0 (-1)	1,200 (+11%)	3mo	$20,000	$17	56
2544 W Fairmount Ave	0.41mi	2/1.5 (-1)	1,204 (+12%)	2mo	$55,000	$46	53
1906 W Fairmount Ave	0.42mi	2/3.5 (-1)	1,200 (+11%)	3mo	$134,900	$112	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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 3.30×
• Total profit: $48,292
• Equity at exit: $11,183

10-year hold

• IRR: 56.8%
• Equity multiple: 7.92×
• Total profit: $145,240
• Equity at exit: $6,485

Cash invested: $21,000 (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 21223

• Rents YoY: 7.5%
• Active inventory: 422
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$393
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $825

Break-even live

Break-even rent $616

Max offer price $75,000

Occupancy floor 45%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 S Smallwood St Baltimore, MD	2.0	2.5	1400	$1,350	$0.96	44d	1	0.05mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	44d	1	0.24mi
2225 W Baltimore St Baltimore, MD	3.0	2.5	1200	$1,600	$1.33	24d	1	0.26mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	24d	1	0.27mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	24d	1	0.28mi
514 S Payson St Unit 2 Baltimore, MD	3.0	2.0	1264	$1,750	$1.38	44d	1	0.31mi
332 S Franklintown Rd Unit 2 Baltimore, MD	2.0	1.0	776	$795	$1.02	24d	1	0.32mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	44d	1	0.33mi
2509 Christian St Baltimore, MD	4.0	2.0	1248	$1,699	$1.36	4d	1	0.33mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	11d	1	0.34mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	44d	1	0.34mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	24d	1	0.34mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	18d	1	0.36mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,434	$1.67	44d	1	0.38mi
1912 W Baltimore St Unit 2 Baltimore, MD	2.0	1.5	1200	$2,100	$1.75	24d	1	0.39mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	44d	1	0.44mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	24d	1	0.47mi
2671 Saint Benedict St Baltimore, MD	2.0	1.0	1144	$1,325	$1.16	44d	1	0.48mi
1635 Frederick Ave Baltimore, MD	3.0	2.0	1224	$1,850	$1.51	44d	1	0.52mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	24d	1	0.58mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	4d	1	0.58mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	44d	1	0.59mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	4d	1	0.61mi
1846 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1250	$1,300	$1.04	44d	1	0.63mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	22d	1	0.69mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	44d	1	0.73mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	24d	1	0.73mi
1519 Penrose Ave Baltimore, MD	3.0	2.0	1200	$1,875	$1.56	44d	1	0.74mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	4d	1	0.75mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	13d	1	0.75mi
10 S Carey St Baltimore, MD	2.0	1.0	1140	$1,550	$1.36	24d	1	0.79mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	24d	1	0.79mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	44d	1	0.83mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	44d	1	0.83mi
104 S Carrollton Ave Baltimore, MD	3.0	4.0	1232	$2,400	$1.95	4d	1	0.83mi
1262 Glyndon Ave Baltimore, MD	2.0	3.0	1258	$1,850	$1.47	24d	1	0.84mi
1303 James St Baltimore, MD	2.0	1.5	1160	$1,350	$1.16	24d	1	0.85mi
1101 S Carey St Baltimore, MD	2.0	2.0	1400	$1,200	$0.86	22d	1	0.87mi
1115 W Lombard St Baltimore, MD	3.0	1.0	1468	$2,100	$1.43	44d	1	0.89mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	13d	1	0.89mi

Listing history 42 events

1. 2026-06-18
   days on market $75,000 Active 123 DOM
2. 2026-06-17
   days on market $75,000 Active 122 DOM
3. 2026-06-16
   days on market $75,000 Active 121 DOM
4. 2026-06-15
   days on market $75,000 Active 120 DOM
5. 2026-06-13
   days on market $75,000 Active 118 DOM
6. 2026-06-09
   days on market $75,000 Active 114 DOM
7. 2026-06-08
   days on market $75,000 Active 113 DOM
8. 2026-06-07
   days on market $75,000 Active 112 DOM
9. 2026-06-04
   days on market $75,000 Active 109 DOM
10. 2026-06-03
    days on market $75,000 Active 108 DOM
11. 2026-06-02
    days on market $75,000 Active 107 DOM
12. 2026-06-01
    days on market $75,000 Active 106 DOM
13. 2026-05-31
    days on market $75,000 Active 105 DOM
14. 2026-02-16
    listed $75,000 Active 504-char remark

    Show marketing remark (504 chars)

    This is a wonderful 3 level townhouse just waiting for your personal touches. The first level contains a living room, 1/2 bath and kitchen. The second level contains a full bath, office/nook area, and a bedroom. Third level contains 2 full bedrooms. There is also an unfinished basement. There is a small deck out back with a fenced, concrete yard. Upgrades include a new furnace 2026. The location is very convenient, just a few steps to Westside Shopping Center, post office, and public transportation.

15. 2026-02-12
    historical $75,000 504-char remark

    Show marketing remark (504 chars)

    This is a wonderful 3 level townhouse just waiting for your personal touches. The first level contains a living room, 1/2 bath and kitchen. The second level contains a full bath, office/nook area, and a bedroom. Third level contains 2 full bedrooms. There is also an unfinished basement. There is a small deck out back with a fenced, concrete yard. Upgrades include a new furnace 2026. The location is very convenient, just a few steps to Westside Shopping Center, post office, and public transportation.

16. 2011-08-24
    historical
17. 2011-08-24
    historical
18. 2011-01-03
    listed Active
19. 2011-01-02
    listed $75,000
20. 2009-01-09
    historical
21. 2008-12-31
    soldstatus $7,500 Sold
22. 2008-11-11
    price $16,500
23. 2008-11-03
    status
24. 2008-10-31
    historical
25. 2008-09-16
    status
26. 2008-09-11
    historical
27. 2008-08-31
    historical
28. 2008-08-28
    listed
29. 2008-08-13
    price $17,000
30. 2008-08-07
    price $19,000
31. 2008-06-28
    price $23,000
32. 2008-05-30
    price $25,000
33. 2008-05-14
    listed $30,000
34. 2004-11-20
    soldstatus $12,900
35. 2004-09-18
    historical
36. 2004-09-07
    listed $12,900
37. 2003-12-05
    soldstatus $5,500
38. 2003-10-27
    historical
39. 2003-09-20
    listed $12,000
40. 2000-06-29
    soldstatus $39,000
41. 1989-05-18
    soldstatus $11,500
42. 1985-01-08
    soldstatus $15,000

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: +$37/yr (+$3/mo · 5.0%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,926
• − Mortgage interest: −$4,201
• − Property taxes: −$744
• − Insurance: −$375
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$2,182
• Taxable income: $9,236
• Est. tax owed @ 24.0%: −$2,217
• After-tax cash flow: $7,687/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): 19,572
• Household income: $45,840
• Rent vs Own: 68.0% rent · 32.0% own
• Severe rent burden: 1755.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -97.99%
• Current HPI: 140.5836
• Rent YoY: ▲ 7.51%
• 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

+400.0% since first listed

29 events — show timeline

• 2026-02-16 Listed $75,000 BRIGHT MLS
• 2026-02-12 Coming Soon $75,000 BRIGHT MLS
• 2011-08-24 Delisted — MRIS
• 2011-08-24 Listing Removed — BRIGHT MLS
• 2011-01-03 Listed — MRIS
• 2011-01-02 Listed $75,000 BRIGHT MLS
• 2009-01-09 Delisted — MRIS
• 2008-12-31 Sold (MLS) $7,500 MRIS
• 2008-11-11 Price Changed $16,500 MRIS
• 2008-11-03 Relisted — MRIS
• 2008-10-31 Delisted — MRIS
• 2008-09-16 Relisted — MRIS
• 2008-09-11 Delisted — MRIS
• 2008-08-31 Delisted — MRIS
• 2008-08-28 Listed — MRIS
• 2008-08-13 Price Changed $17,000 MRIS
• 2008-08-07 Price Changed $19,000 MRIS
• 2008-06-28 Price Changed $23,000 MRIS
• 2008-05-30 Price Changed $25,000 MRIS
• 2008-05-14 Listed $30,000 MRIS
• 2004-11-20 Sold (MLS) $12,900 MRIS
• 2004-09-18 Delisted — MRIS
• 2004-09-07 Listed $12,900 MRIS
• 2003-12-05 Sold (MLS) $5,500 MRIS
• 2003-10-27 Delisted — MRIS
• 2003-09-20 Listed $12,000 MRIS
• 2000-06-29 Sold (Public Records) $39,000 Public Records
• 1989-05-18 Sold (Public Records) $11,500 Public Records
• 1985-01-08 Sold (Public Records) $15,000 Public Records

Property tax history

+16.9%/yr

Latest (2025): $744 · +15.9% YoY. Source: county tax records.