1310 W Fairmount Ave · Baltimore, MD 21223

$120,000

None bd · None ba · 2,400 sqft · MultiFamily · 45 Days on market

Built 1915 Excellent condition 2,400 sqft lot $50/sqft · 57% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 2,400 sq ft lot
• Built 1915
• Listed 44 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $120k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Elmer A. Henderson: A Johns Hopkins Partnership (math 2% / reading 16%, grade F, #650 of 860 statewide, top 77%, 642 students, 80% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 62% FRL vs 79% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 43% at this address vs 12% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Baltimore City Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.5%/yr); 534 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 95% 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).
• At $2,058/mo this rent would consume 54% of the median local household income ($46k/yr) — 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 $830 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1915 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.46%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $276,587
• List price: $120,000
• Delta: -56.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51& 53 S Carrollton Ave	0.20mi	4/—	2,400 (0%)	11mo	$250,000	$104	81
1317 Hollins St	0.13mi	5/—	2,526 (+5%)	16mo	$185,000	$73	72
40 S Carrollton Ave	0.15mi	4/—	2,295 (-4%)	21mo	$400,000	$174	68
1315 Harlem Ave	0.52mi	7/—	2,520 (+5%)	6mo	$500,000	$198	62
31 S Arlington Ave	0.23mi	1/—	2,700 (+12%)	12mo	$350,000	$130	59
1706 Harlem Ave	0.60mi	3/3.0	2,520 (+5%)	8mo	$150,000	$60	57
1717 W Lombard St	0.37mi	—/—	2,482 (+3%)	24mo	$270,000	$109	57
207 S Fremont Ave	0.68mi	5/5.0	2,356 (-2%)	19mo	$715,000	$303	50
750 Dolphin St	0.66mi	4/3.0	2,640 (+10%)	6mo	$310,000	$117	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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.22×
• Total profit: $41,102
• Equity at exit: $17,892

10-year hold

• IRR: 37.8%
• Equity multiple: 5.32×
• Total profit: $145,253
• Equity at exit: $10,375

Cash invested: $33,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $335,000 ($118/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 21223

• Rents YoY: 7.5%
• Active inventory: 534
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $797

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 56%

Sensitivity live

Price	-10% $880	-5% $838	+0% $797	+5% $755	+10% $714
Rent	-10% $634	-5% $716	+0% $797	+5% $878	+10% $959
Rate	-1.0pp $857	-0.5pp $827	base $797	+0.5pp $766	+1.0pp $734

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1323 W Fayette St Baltimore, MD	2.0	1.0	1000	$1,350	$1.35	47d	1	0.04mi
7 N Carey St Unit 4 Baltimore, MD	1.0	1.0	—	$1,000	—	73d	1	0.06mi
10 S Carey St Baltimore, MD	2.0	1.0	1140	$1,550	$1.36	73d	1	0.07mi
16 S Carey St Baltimore, MD	1.0	1.0	—	$750	—	73d	1	0.08mi
24 N Norris St Baltimore, MD	1.0	2.0	700	$1,450	$2.07	32d	1	0.08mi
28 N Norris St Baltimore, MD	1.0	2.0	700	$1,450	$2.07	93d	1	0.08mi
1436 W Baltimore St #2 Baltimore, MD	1.0	1.0	4315	$1,100	$0.25	93d	1	0.10mi
1317 Hollins St Unit 2 Baltimore, MD	3.0	2.0	2352	$2,100	$0.89	41d	1	0.12mi
1317 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1490	$2,290	$1.54	46d	1	0.12mi
1317 Hollins St Unit 1 Baltimore, MD	3.0	1.0	1290	$1,890	$1.47	46d	1	0.12mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	53d	1	0.12mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	62d	1	0.12mi
7 S Carrollton Ave Baltimore, MD	2.0	2.0	4950	$1,750	$0.35	93d	1	0.14mi
21 S Carrollton Ave Baltimore, MD	2.0	1.0	—	$1,300	—	26d	1	0.15mi
200 N Carey St Unit 3 Baltimore, MD	2.0	1.0	—	$1,757	—	93d	1	0.15mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	93d	1	0.16mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	73d	1	0.16mi
1328 W Lombard St Baltimore, MD	3.0	3.5	2312	$3,600	$1.56	62d	1	0.16mi
48 S Carrollton Ave Unit 4 Baltimore, MD	2.0	1.0	670	$1,600	$2.39	93d	1	0.16mi
60 S Carrollton Ave Baltimore, MD	2.0	2.5	—	$1,650	—	67d	1	0.17mi
1518 1/2 W Lexington St Baltimore, MD	2.0	2.0	1650	$1,200	$0.73	53d	1	0.20mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	53d	1	0.20mi
1433 W Lombard St Unit 3 Baltimore, MD	1.0	1.0	3510	$1,299	$0.37	60d	1	0.21mi
1138 W Lombard St Baltimore, MD	3.0	3.5	2400	$1,795	$0.75	73d	1	0.21mi
1519 Penrose Ave Baltimore, MD	3.0	2.0	1200	$1,875	$1.56	93d	1	0.21mi
1037 W Baltimore St Apt C Baltimore, MD	2.0	1.0	—	$1,200	—	93d	1	0.22mi
104 S Carrollton Ave Baltimore, MD	3.0	4.0	1232	$1,999	$1.62	21d	1	0.22mi
1617 Frederick Ave Baltimore, MD	2.0	1.0	1718	$2,200	$1.28	31d	1	0.22mi
1029 W Baltimore St Unit C Baltimore, MD	1.0	1.0	—	$1,200	—	93d	1	0.23mi
1029 W Baltimore St Unit B Baltimore, MD	2.0	1.0	—	$1,300	—	73d	1	0.23mi
1123 W Lombard St Baltimore, MD	2.0	2.5	—	$1,900	—	93d	1	0.24mi
1041 Hollins St Baltimore, MD	2.0	1.0	1155	$1,650	$1.43	41d	1	0.24mi
1226 W Pratt St Baltimore, MD	2.0	1.5	1000	$1,750	$1.75	41d	1	0.24mi
1021 W Baltimore St Unit C Baltimore, MD	1.0	1.0	—	$850	—	93d	1	0.24mi
1115 W Lombard St Baltimore, MD	3.0	1.0	1468	$2,100	$1.43	93d	1	0.24mi
1117 W Lombard St Baltimore, MD	3.0	1.5	—	$2,100	—	93d	1	0.24mi
1412 W Saratoga St Unit 2 Baltimore, MD	1.0	1.0	—	$1,375	—	73d	1	0.25mi
1111 W Lombard St Baltimore, MD	3.0	1.0	1200	$1,295	$1.08	53d	1	0.25mi
119 S Carrollton Ave Baltimore, MD	2.0	1.5	—	$1,900	—	71d	1	0.25mi
1635 Frederick Ave Baltimore, MD	3.0	2.0	1224	$1,600	$1.31	30d	1	0.26mi

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water hook-up availablePublic sewer hook-up available
• Home design: Detached structureEstimated year builtMajor rehab needed
• Construction: Brick constructionBrick/mortar foundationApproximately 2,400 finished above-grade square feet
• Exterior features: Backs to parklandAdditional private lot(s)Above-grade other structures

Interior

• Interior features: Estimated living area

Listing history 50 events

1. 2026-08-08
   days on market $120,000 Active 45 DOM
2. 2026-08-06
   days on market $120,000 Active 43 DOM
3. 2026-08-05
   days on market $120,000 Active 42 DOM
4. 2026-08-04
   days on market $120,000 Active 41 DOM
5. 2026-08-03
   days on market $120,000 Active 40 DOM
6. 2026-07-31
   days on market $120,000 Active 37 DOM
7. 2026-07-30
   days on market $120,000 Active 35 DOM
8. 2026-07-28
   days on market $120,000 Active 34 DOM
9. 2026-07-26
   days on market $120,000 Active 32 DOM
10. 2026-07-24
    days on market $120,000 Active 30 DOM
11. 2026-07-23
    days on market $120,000 Active 29 DOM
12. 2026-07-22
    days on market $120,000 Active 28 DOM
13. 2026-07-21
    days on market $120,000 Active 27 DOM
14. 2026-07-20
    days on market $120,000 Active 26 DOM
15. 2026-07-18
    days on market $120,000 Active 24 DOM
16. 2026-07-18
    days on market $120,000 Active 23 DOM
17. 2026-07-16
    days on market $120,000 Active 22 DOM
18. 2026-07-15
    days on market $120,000 Active 21 DOM
19. 2026-07-14
    days on market $120,000 Active 20 DOM
20. 2026-07-13
    days on market $120,000 Active 19 DOM
21. 2026-07-13
    days on market $120,000 Active 18 DOM
22. 2026-07-11
    days on market $120,000 Active 17 DOM
23. 2026-07-10
    days on market $120,000 Active 16 DOM
24. 2026-07-09
    days on market $120,000 Active 15 DOM
25. 2026-07-07
    days on market $120,000 Active 13 DOM
26. 2026-07-06
    days on market $120,000 Active 12 DOM
27. 2026-07-05
    days on market $120,000 Active 11 DOM
28. 2026-07-03
    days on market $120,000 Active 9 DOM
29. 2026-07-02
    days on market $120,000 Active 8 DOM
30. 2026-07-01
    days on market $120,000 Active 7 DOM
31. 2026-06-30
    days on market $120,000 Active 6 DOM
32. 2026-06-29
    days on market $120,000 Active 5 DOM
33. 2026-06-28
    days on market $120,000 Active 4 DOM
34. 2026-06-27
    days on market $120,000 Active 3 DOM
35. 2026-06-26
    statusdays on market $120,000 Active 2 DOM
36. 2026-06-24
    days on market $120,000 Coming Soon 40 DOM
37. 2026-06-22
    days on market $120,000 Coming Soon 38 DOM
38. 2026-06-21
    days on market $120,000 Coming Soon 37 DOM
39. 2026-06-18
    days on market $120,000 Coming Soon 34 DOM
40. 2026-06-17
    days on market $120,000 Coming Soon 33 DOM
41. 2026-06-16
    days on market $120,000 Coming Soon 32 DOM
42. 2026-06-15
    days on market $120,000 Coming Soon 31 DOM
43. 2026-06-13
    days on market $120,000 Coming Soon 29 DOM
44. 2026-06-09
    days on market $120,000 Coming Soon 25 DOM
45. 2026-06-08
    days on market $120,000 Coming Soon 24 DOM
46. 2026-06-07
    days on market $120,000 Coming Soon 23 DOM
47. 2026-06-04
    days on market $120,000 Coming Soon 20 DOM
48. 2026-06-03
    days on market $120,000 Coming Soon 19 DOM
49. 2026-06-02
    days on market $120,000 Coming Soon 18 DOM
50. 2026-06-01
    days on market $120,000 Coming Soon 17 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $24,701
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$3,491
• Taxable income: $8,136
• Est. tax owed @ 24.0%: −$1,953
• After-tax cash flow: $7,609/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This property is move-in ready with no visible issues or repairs needed. The 'Coming Soon' sign suggests it's being prepared for sale or lease.

F Composite school gradezoned avg 10/100

Zoned Schools

Elementary Franklin Square Elementary/middle F MD #803/860 Nat'l #41,203/41,679 High Vivien T. Thomas Medical Arts Academy F MD #185/222 Nat'l #15,355/17,239

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

B Composite livability gradescore 76/100

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 · 624,249 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water hook-up availablePublic sewer hook-up available
• Home design: Detached structureEstimated year builtMajor rehab needed
• Construction: Brick constructionBrick/mortar foundationApproximately 2,400 finished above-grade square feet
• Exterior features: Backs to parklandAdditional private lot(s)Above-grade other structures

Interior

• Interior features: Estimated living area

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-25 Listed $120,000 BRIGHT MLS
• 2026-05-15 Coming Soon $120,000 BRIGHT MLS