520 Sanford Pl · Baltimore, MD 21217

$120,000

5 bd · 2.0 ba · 850 sqft · Townhouse · 73 Days on market

Built 1920 980 sqft lot $141/sqft · 14% above area Est $105k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Currently being used as a rooming house. Only one room is still tenant occupied, tenant would like to stay. Add this one to your rental portfolio, or turn it back into a single family home. Being sold as-is.

Key facts

• Built 1920
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/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: $113k (6.0% 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 (+6.6%/yr); 334 active listings in the ZIP; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,074/mo this rent would consume 65% of the median local household income ($38k/yr) (locally 2921% 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 $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 + 6.6% 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 73 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $89k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.73% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.08%
• DSCR: 2.25
• GRM: 4.8

CMA / ARV

• ARV (median comp): $104,888
• List price: $120,000
• Delta: 14.41%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2019 N Smallwood St	0.65mi	4/2.0 (-1)	800 (-6%)	2mo	$84,000	$105	53
1822 N Bentalou St	0.72mi	4/1.5 (-1)	840 (-1%)	12mo	$102,000	$121	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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.15×
• Total profit: $38,532
• Equity at exit: $17,892

10-year hold

• IRR: 36.2%
• Equity multiple: 4.96×
• Total profit: $132,939
• 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 →

ZIP-level market 21217

• Rents YoY: 6.6%
• Active inventory: 334
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $786

Break-even live

Break-even rent $1,078

Max offer price $120,000

Occupancy floor 57%

Sensitivity live

Price	-10% $854	-5% $820	+0% $786	+5% $752	+10% $718
Rent	-10% $623	-5% $704	+0% $786	+5% $868	+10% $950
Rate	-1.0pp $847	-0.5pp $817	base $786	+0.5pp $755	+1.0pp $724

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
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $120,000 Active 73 DOM
2. 2026-06-18
   days on market $120,000 Active 70 DOM
3. 2026-06-17
   days on market $120,000 Active 69 DOM
4. 2026-06-16
   days on market $120,000 Active 68 DOM
5. 2026-06-15
   days on market $120,000 Active 67 DOM
6. 2026-06-13
   days on market $120,000 Active 65 DOM
7. 2026-06-09
   days on market $120,000 Active 61 DOM
8. 2026-06-08
   days on market $120,000 Active 60 DOM
9. 2026-06-07
   days on market $120,000 Active 59 DOM
10. 2026-06-04
    days on market $120,000 Active 56 DOM
11. 2026-06-03
    days on market $120,000 Active 55 DOM
12. 2026-06-02
    days on market $120,000 Active 54 DOM
13. 2026-06-01
    days on market $120,000 Active 53 DOM
14. 2026-05-31
    days on market $120,000 Active 52 DOM
15. 2026-04-09
    listed $120,000 Active 223-char remark

    Show marketing remark (223 chars)

    Investor Alert! Currently being used as a rooming house. Only one room is still tenant occupied, tenant would like to stay. Add this one to your rental portfolio, or turn it back into a single family home. Being sold as-is.

16. 2026-01-27
    historical
17. 2025-11-21
    listed $141,000 Active
18. 2023-01-30
    soldstatus $89,000
19. 2022-12-27
    soldstatus $89,000 Closed
20. 2022-11-27
    historical Active Under Contract
21. 2022-10-24
    price $100,000
22. 2022-10-07
    price $105,000
23. 2022-09-11
    status Active
24. 2022-09-01
    status Pending
25. 2022-08-01
    price $110,000
26. 2022-07-14
    price $115,000
27. 2022-06-17
    price $120,000
28. 2022-05-20
    price $125,000
29. 2022-04-25
    price $135,000
30. 2022-04-25
    status Active
31. 2022-03-08
    historical
32. 2022-03-08
    listed $125,000
33. 2015-11-18
    soldstatus $72,500
34. 2015-11-05
    soldstatus $72,500 Sold
35. 2015-11-05
    soldstatus $72,500
36. 2015-09-06
    status Contingent (No Kick Out)
37. 2015-09-05
    historical
38. 2014-12-28
    price $79,000
39. 2014-12-09
    listed $89,900 Active
40. 2014-12-08
    listed $79,000
41. 1991-10-21
    soldstatus $31,500
42. 1983-05-20
    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: $2,072 · $173/mo
• Projected year-2 tax: $2,072 · $173/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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,885
• − Mortgage interest: −$6,722
• − Property taxes: −$2,072
• − Insurance: −$600
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$3,491
• Taxable income: $8,019
• Est. tax owed @ 24.0%: −$1,925
• After-tax cash flow: $7,511/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

+700.0% since first listed

28 events — show timeline

• 2026-04-09 Listed $120,000 BRIGHT MLS
• 2026-01-27 Listing Removed — BRIGHT MLS
• 2025-11-21 Listed $141,000 BRIGHT MLS
• 2023-01-30 Sold (Public Records) $89,000 Public Records
• 2022-12-27 Sold (MLS) $89,000 BRIGHT MLS
• 2022-11-27 Contingent — BRIGHT MLS
• 2022-10-24 Price Changed $100,000 BRIGHT MLS
• 2022-10-07 Price Changed $105,000 BRIGHT MLS
• 2022-09-11 Relisted — BRIGHT MLS
• 2022-09-01 Pending — BRIGHT MLS
• 2022-08-01 Price Changed $110,000 BRIGHT MLS
• 2022-07-14 Price Changed $115,000 BRIGHT MLS
• 2022-06-17 Price Changed $120,000 BRIGHT MLS
• 2022-05-20 Price Changed $125,000 BRIGHT MLS
• 2022-04-25 Price Changed $135,000 BRIGHT MLS
• 2022-04-25 Relisted — BRIGHT MLS
• 2022-03-08 Listed $125,000 BRIGHT MLS
• 2022-03-08 Listing Removed — BRIGHT MLS
• 2015-11-18 Sold (Public Records) $72,500 Public Records
• 2015-11-05 Sold (MLS) $72,500 BRIGHT MLS
• 2015-11-05 Sold (MLS) $72,500 MRIS
• 2015-09-06 Pending — MRIS
• 2015-09-05 Listing Removed — BRIGHT MLS
• 2014-12-28 Price Changed $79,000 MRIS
• 2014-12-09 Listed $89,900 MRIS
• 2014-12-08 Listed $79,000 BRIGHT MLS
• 1991-10-21 Sold (Public Records) $31,500 Public Records
• 1983-05-20 Sold (Public Records) $15,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,072 · +7.3% YoY. Source: county tax records.