2519 Arunah Ave · Baltimore, MD 21216

$100,000

3 bd · 2.0 ba · 1,350 sqft · Townhouse public records · 112 Days on market

Built 1920 $74/sqft · at area comps Est $100k · at est.

---

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 +7.3/15.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2519 Arunah Ave is a 3-story, end of unit, colonial style house. This comfortable1,350 sqft home has; 3 bedrooms and 1.5 baths. A spiral staircase leads to the basement. The entrance to its covered patio, has a small gate, which gives it extra charm. It has easy access to public transportation, Coppin University, Mondawmin Mall, several churches and schools. This home is great for first time buyers and investors alike.

Key facts

• Built 1920
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 (+6.1%/yr); 252 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); 42% 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 $1,795/mo this rent would consume 51% of the median local household income ($42k/yr) (locally 2264% 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 $691 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 + 6.1% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $100k implies a 170% 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.80% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.10%
• DSCR: 2.25
• GRM: 4.6

CMA / ARV

• ARV (median comp): $99,663
• List price: $100,000
• Delta: 0.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2416 W Franklin St	0.14mi	3/2.0	1,435 (+6%)	2mo	$67,000	$47	81
2435 Lauretta Ave	0.12mi	3/1.0	1,260 (-7%)	1mo	$45,000	$36	79
2216 W Fayette St	0.48mi	3/1.5	1,326 (-2%)	1mo	$77,000	$58	72
2404 W Lafayette Ave	0.25mi	3/2.0	1,476 (+9%)	2mo	$135,000	$91	71
2516 W Fairmount Ave	0.47mi	3/1.0	1,304 (-3%)	2mo	$30,000	$23	67
2711 Riggs Ave	0.44mi	3/1.0	1,288 (-5%)	2mo	$134,000	$104	66
1906 W Saratoga St	0.54mi	3/1.5	1,273 (-6%)	2mo	$155,000	$122	61
633 N Brice St	0.40mi	4/2.5 (+1)	1,250 (-7%)	2mo	$78,000	$62	60
2576 W Baltimore St W	0.52mi	3/2.0	1,200 (-11%)	2mo	$152,000	$127	55
537 Longwood St	0.46mi	4/2.0 (+1)	1,176 (-13%)	0mo	$60,000	$51	52
1218 N Longwood St	0.72mi	4/2.0 (+1)	1,190 (-12%)	2mo	$56,000	$47	39
2927 Ellicott Dr	0.70mi	4/3.5 (+1)	1,540 (+14%)	2mo	$230,000	$149	31

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.12×
• Total profit: $31,401
• Equity at exit: $14,910

10-year hold

• IRR: 35.6%
• Equity multiple: 4.81×
• Total profit: $106,655
• Equity at exit: $8,646

Cash invested: $28,000 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$524
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $656

Break-even live

Break-even rent $965

Max offer price $100,000

Occupancy floor 58%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	23d	1	0.17mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	43d	1	0.19mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	23d	1	0.24mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	43d	1	0.33mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	43d	1	0.36mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	23d	1	0.41mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	17d	1	0.44mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	23d	1	0.45mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	23d	1	0.46mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	43d	1	0.46mi
39 N Bentalou St Baltimore, MD	3.0	2.5	1844	$1,700	$0.92	3d	1	0.48mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	3d	1	0.53mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	23d	1	0.54mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	3d	1	0.55mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	43d	1	0.56mi
2225 W Baltimore St Baltimore, MD	3.0	2.5	1200	$1,600	$1.33	23d	1	0.56mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	43d	1	0.56mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	23d	1	0.58mi
1846 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1250	$1,300	$1.04	43d	1	0.58mi
1914 Mosher St Unit 1914 Baltimore, MD	4.0	2.5	1200	$1,700	$1.42	43d	1	0.59mi
1814 Penrose Ave Baltimore, MD	3.0	1.0	1624	$1,700	$1.05	17d	1	0.63mi
813 N Fulton Ave Unit 1 Baltimore, MD	2.0	1.0	1200	$1,350	$1.12	43d	1	0.65mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	43d	1	0.68mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,434	$1.67	43d	1	0.68mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	23d	1	0.68mi
1912 W Baltimore St Unit 2 Baltimore, MD	2.0	1.5	1200	$2,100	$1.75	23d	1	0.69mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	4d	1	0.72mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	12d	1	0.72mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	43d	1	0.75mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	43d	1	0.76mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	23d	1	0.77mi
1509 Edmondson Ave #1 Baltimore, MD	3.0	2.0	1600	$2,275	$1.42	23d	1	0.82mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	43d	1	0.82mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	23d	1	0.82mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	23d	1	0.82mi
307 S Smallwood St Baltimore, MD	2.0	2.5	1400	$1,350	$0.96	43d	1	0.83mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	23d	1	0.83mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	44d	1	0.86mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	23d	1	0.86mi
1519 Penrose Ave Baltimore, MD	3.0	2.0	1200	$1,875	$1.56	43d	1	0.86mi

Listing history 28 events

1. 2026-06-18
   days on market $100,000 Active 112 DOM
2. 2026-06-17
   days on market $100,000 Active 111 DOM
3. 2026-06-16
   days on market $100,000 Active 110 DOM
4. 2026-06-15
   days on market $100,000 Active 109 DOM
5. 2026-06-13
   days on market $100,000 Active 107 DOM
6. 2026-06-09
   days on market $100,000 Active 103 DOM
7. 2026-06-08
   days on market $100,000 Active 102 DOM
8. 2026-06-07
   days on market $100,000 Active 101 DOM
9. 2026-06-04
   days on market $100,000 Active 98 DOM
10. 2026-06-03
    days on market $100,000 Active 97 DOM
11. 2026-06-02
    days on market $100,000 Active 96 DOM
12. 2026-06-01
    days on market $100,000 Active 95 DOM
13. 2026-05-31
    days on market $100,000 Active 94 DOM
14. 2026-02-26
    listed $115,000 Active 423-char remark

    Show marketing remark (423 chars)

    2519 Arunah Ave is a 3-story, end of unit, colonial style house. This comfortable1,350 sqft home has; 3 bedrooms and 1.5 baths. A spiral staircase leads to the basement. The entrance to its covered patio, has a small gate, which gives it extra charm. It has easy access to public transportation, Coppin University, Mondawmin Mall, several churches and schools. This home is great for first time buyers and investors alike.

15. 2026-02-11
    historical $115,000 423-char remark

    Show marketing remark (423 chars)

    2519 Arunah Ave is a 3-story, end of unit, colonial style house. This comfortable1,350 sqft home has; 3 bedrooms and 1.5 baths. A spiral staircase leads to the basement. The entrance to its covered patio, has a small gate, which gives it extra charm. It has easy access to public transportation, Coppin University, Mondawmin Mall, several churches and schools. This home is great for first time buyers and investors alike.

16. 2017-05-31
    soldstatus $37,000 369-char remark

    Show marketing remark (369 chars)

    Value-priced home is ready for a savvy investor or owner-occupant. Move right in to this solid brick end-unit and update it to your taste over time or add it to your rental portfolio. 3 upper-level BR's and a partially-finished basement family room with a half bath. Eat-in kitchen with a separate dining room too! Seller will make no repairs - sold in AS-IS condition.

17. 2017-05-31
    soldstatus $37,000 Sold

    Show marketing remark (369 chars)

    Value-priced home is ready for a savvy investor or owner-occupant. Move right in to this solid brick end-unit and update it to your taste over time or add it to your rental portfolio. 3 upper-level BR's and a partially-finished basement family room with a half bath. Eat-in kitchen with a separate dining room too! Seller will make no repairs - sold in AS-IS condition.

18. 2017-04-27
    status Contingent (No Kick Out)
19. 2017-02-06
    listed $40,000 Active
20. 2016-10-11
    historical
21. 2016-10-11
    historical Expired
22. 2016-07-12
    price
23. 2016-06-21
    price
24. 2016-04-05
    price
25. 2016-01-19
    listed Active
26. 2016-01-18
    listed $55,000
27. 1996-06-28
    soldstatus $42,000
28. 1996-06-28
    soldstatus $42,000

ⓘ 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: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $196/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,543
• − Mortgage interest: −$5,602
• − Property taxes: −$2,357
• − Insurance: −$500
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$2,909
• Taxable income: $6,728
• Est. tax owed @ 24.0%: −$1,615
• After-tax cash flow: $6,254/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

+173.8% since first listed

15 events — show timeline

• 2026-02-26 Listed $115,000 BRIGHT MLS
• 2026-02-11 Coming Soon $115,000 BRIGHT MLS
• 2017-05-31 Sold (MLS) $37,000 MRIS
• 2017-05-31 Sold (MLS) $37,000 BRIGHT MLS
• 2017-04-27 Pending — MRIS
• 2017-02-06 Listed $40,000 MRIS
• 2016-10-11 Delisted — MRIS
• 2016-10-11 Listing Removed — BRIGHT MLS
• 2016-07-12 Price Changed — MRIS
• 2016-06-21 Price Changed — MRIS
• 2016-04-05 Price Changed — MRIS
• 2016-01-19 Listed — MRIS
• 2016-01-18 Listed $55,000 BRIGHT MLS
• 1996-06-28 Sold (Public Records) $42,000 Public Records
• 1996-06-28 Sold (Public Records) $42,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,357 · +9.1% YoY. Source: county tax records.