1302 Cox St · Baltimore, MD 21211

$189,900

3 bd · 1.0 ba · 768 sqft · Townhouse public records · 15 Days on market

Built 1920 2,178 sqft lot Est $184k · at est.

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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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +6.1/15.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare Hampden Opportunity – Home Plus Additional Lot Included! Welcome to 1302 Cox Street, a unique opportunity in one of Baltimore's most sought-after neighborhoods. Opportunities like this are exceptionally rare in Hampden, where inventory remains limited and demand continues to be driven by the area's vibrant character, walkability, and strong property values. The sale includes the improved property at 1302 Cox Street along with the adjoining lot at 3842 Quarry Avenue, providing buyers with added flexibility, future potential, and value that is difficult to find in today's market. The primary focus of this offering is the existing residence at 1302 Cox Street—a classic Hampd

Key facts

• Classic hampden home
• Convenient access
• Built 1920

Tags

• ADDITIONAL LOT INCLUDED
• CLASSIC HAMPDEN HOME
• RENOVATION OPPORTUNITIES
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Driveway; Off-street parking; On-street parking; Other parking options
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Semi-detached property; Located in Baltimore City (in city limits)
• Construction: Permanent foundation; Above-grade and below-grade structures; Year built per assessor
• Exterior features: Additional lot(s)

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heat; Natural gas heating and hot water
• Interior features: Unfinished basement; More than two access/egress points

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+4.3%/yr); 91 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); solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 4.3% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

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 $187,051 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.06% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $184,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1335 Morling Ave	0.08mi	2/1.5 (-1)	752 (-2%)	14mo	$210,000	$279	74
3506 Hickory Ave	0.38mi	2/1.0 (-1)	792 (+3%)	1mo	$190,000	$240	72
1417 Union Ave	0.17mi	2/1.0 (-1)	840 (+9%)	7mo	$250,000	$298	66
1204 Cox St	0.06mi	3/2.0	840 (+9%)	14mo	$303,100	$361	66
4345 Newport Ave	0.52mi	2/2.0 (-1)	832 (+8%)	2mo	$259,999	$312	51
3317 Paine St	0.63mi	2/1.0 (-1)	720 (-6%)	5mo	$125,000	$174	51
1349 Clipper Heights Ave	0.48mi	2/1.0 (-1)	862 (+12%)	4mo	$120,000	$139	49
1120 Roland Heights Ave	0.48mi	2/1.0 (-1)	882 (+15%)	2mo	$235,000	$266	47
4409 Falls Bridge Dr Unit K	0.73mi	2/1.0 (-1)	726 (-6%)	8mo	$102,000	$140	45
4407 Falls Bridge Dr Unit C	0.72mi	2/1.0 (-1)	674 (-12%)	3mo	$95,000	$141	38
1112 Roland Heights Ave	0.48mi	2/1.5 (-1)	882 (+15%)	14mo	$185,000	$210	34
4409 Falls Bridge Dr Unit C	0.73mi	2/1.0 (-1)	666 (-13%)	16mo	$95,900	$144	25

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 · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,005
• Equity at exit: $28,315

10-year hold

• IRR: 9.5%
• Equity multiple: 1.77×
• Total profit: $40,981
• Equity at exit: $16,419

Cash invested: $53,172 (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 21211

• Rents YoY: 4.3%
• Active inventory: 91
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$996
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $394

Break-even live

Break-even rent $1,519

Max offer price $189,900

Occupancy floor 75%

Sensitivity live

Price	-10% $501	-5% $448	+0% $394	+5% $340	+10% $286
Rent	-10% $235	-5% $314	+0% $394	+5% $474	+10% $553
Rate	-1.0pp $490	-0.5pp $442	base $394	+0.5pp $345	+1.0pp $295

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 W 40th St Baltimore, MD	3.0	1.5	944	$2,150	$2.28	6d	1	0.16mi
4032 Falls Rd Unit 2 Baltimore, MD	2.0	1.0	1040	$1,650	$1.59	45d	1	0.17mi
4032 Falls Rd Baltimore, MD	2.0	1.0	1040	$1,645	$1.58	45d	1	0.17mi
3744 Hickory Ave Baltimore, MD	2.0	1.0	900	$1,900	$2.11	45d	1	0.19mi
4233 Hickory Ave Baltimore, MD	2.0	1.0	650	$1,312	$2.02	25d	5	0.37mi
1130 Falls Hill Dr Baltimore, MD	1.0–2.0	1.0	529	$1,350	$2.55	3d	8	0.39mi
727 W 40th St Baltimore, MD	1.0–2.0	1.0–2.0	1101	$3,822	$3.47	3d	4	0.44mi
2080 Rockrose Ave Unit 2080-201 Baltimore, MD	2.0	2.0	1080	$2,100	$1.94	25d	1	0.59mi
3429 Chestnut Ave Unit 2 Baltimore, MD	2.0	1.5	750	$1,899	$2.53	25d	1	0.62mi
3429 Chestnut Ave Unit 5 Baltimore, MD	2.0	2.5	900	$1,800	$2.00	25d	1	0.62mi
3925 Beech Ave Unit 314 Baltimore, MD	2.0	2.0	1050	$1,950	$1.86	6d	1	0.62mi
4412 La Plata Ave Baltimore, MD	1.0–2.0	1.0	650	$1,534	$2.36	3d	12	0.64mi
4014 Linkwood Rd Unit D Baltimore, MD	2.0	1.5	1001	$1,800	$1.80	45d	1	0.70mi
3100 Fallscliff Rd Baltimore, MD	2.0	1.0–2.0	729	$2,660	$3.65	3d	10	0.70mi
4411 Falls Bridge Dr Unit L Baltimore, MD	2.0	1.0	700	$1,395	$1.99	45d	1	0.71mi
612 Harding Pl Baltimore, MD	2.0	1.0	800	$2,200	$2.75	6d	1	0.74mi
500 W University Pkwy Baltimore, MD	3.0	1.0–2.0	955	$3,020	$3.16	3d	60	0.75mi
105 W 39th St Baltimore, MD	2.0	1.0	753	$2,250	$2.99	6d	1	0.87mi
2001 W Cold Spring Ln Baltimore, MD	1.0–3.0	1.0–2.0	1154	$3,505	$3.04	3d	31	0.88mi
3811 Canterbury Rd Baltimore, MD	2.0	1.0–2.0	975	$2,495	$2.56	14d	5	0.97mi
1 E University Pkwy Baltimore, MD	1.0–3.0	1.0–2.0	1045	$2,500	$2.39	6d	2	1.16mi
2530 Edgecombe Cir N Baltimore, MD	2.0–3.0	1.0	920	$1,325	$1.44	3d	4	1.18mi
3501 Saint Paul St Baltimore, MD	3.0	1.0–2.5	916	$2,700	$2.95	3d	172	1.25mi
901 Druid Park Lake Dr Baltimore, MD	1.0–2.0	1.0	681	$1,250	$1.84	45d	1	1.27mi
3306 Auchentoroly Ter Apt 2 Baltimore, MD	2.0	1.0	600	$1,025	$1.71	4d	1	1.29mi
1606 Gwynns Falls Pkwy Baltimore, MD	2.0	1.0	748	$1,200	$1.60	25d	1	1.29mi
810 Brooks Ln Unit 2 Baltimore, MD	3.0	1.0	900	$1,350	$1.50	21d	1	1.31mi
2910 Reisterstown Rd Baltimore, MD	1.0–3.0	1.0	950	$1,414	$1.49	16d	4	1.31mi
2330 Bryant Ave Unit 4 Baltimore, MD	2.0	1.0	950	$1,500	$1.58	21d	1	1.31mi
2908 Reisterstown Rd Baltimore, MD	2.0	1.0	750	$1,299	$1.73	45d	1	1.31mi
2906 Reisterstown Rd Baltimore, MD	2.0	1.0	750	$1,299	$1.73	45d	1	1.32mi
3401 Woodbrook Ave Unit 1 Baltimore, MD	3.0	1.0	900	$1,199	$1.33	25d	1	1.34mi
2444 Callow Ave Unit B Baltimore, MD	2.0	1.0	980	$1,362	$1.39	6d	1	1.37mi
2752 Maryland Ave Unit 2ND FLOOR Baltimore, MD	2.0	1.0	900	$1,500	$1.67	19d	1	1.37mi
2438 Callow Ave Baltimore, MD	2.0	2.0	950	$1,462	$1.54	25d	1	1.38mi
4714 Greenspring Ave Baltimore, MD	2.0	1.0	890	$1,295	$1.46	45d	1	1.39mi
2824 Edgecombe Cir S Baltimore, MD	2.0	2.0	950	$1,475	$1.55	23d	1	1.39mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	1104	$1,400	$1.27	45d	1	1.40mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	1104	$1,400	$1.27	45d	1	1.40mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	1104	$1,650	$1.49	45d	1	1.40mi

Listing history 10 events

1. 2026-06-21
   days on market $189,900 Active 15 DOM
2. 2026-06-18
   days on market $189,900 Active 12 DOM
3. 2026-06-17
   days on market $189,900 Active 11 DOM
4. 2026-06-16
   days on market $189,900 Active 10 DOM
5. 2026-06-15
   days on market $189,900 Active 9 DOM
6. 2026-06-13
   days on market $189,900 Active 7 DOM
7. 2026-06-09
   days on market $189,900 Active 3 DOM
8. 2026-06-08
   days on market $189,900 Active 2 DOM
9. 2026-06-07
   remarks 687-char remark
10. 2026-06-07
    listed $189,900 Active 1 DOM

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $1,786 · $149/mo
• Expected delta: +$284/yr (+$24/mo · 18.9%)

ⓘ 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: $24,215
• − Mortgage interest: −$10,637
• − Property taxes: −$1,502
• − Insurance: −$950
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$5,524
• Taxable income: $1,727
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $4,313/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): 14,969
• Household income: $82,828
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 635.0

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 White (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 7% Hispanic / Latino 7% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China, Dominican Republic
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -409.24%
• Current HPI: 458.2576
• Rent YoY: ▲ 4.32%
• 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

1 event — show timeline

• 2026-06-06 Listed $189,900 BRIGHT MLS

Property tax history

-5.4%/yr

Latest (2025): $1,502 · +5.3% YoY. Source: county tax records.