103 N Glover St · Baltimore, MD 21224

$81,000

3 bd · 1.0 ba · 888 sqft · Townhouse public records · 6 Days on market

Built 1900 840 sqft lot

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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
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Key facts

• Unfinished basement
• Kitchen layout
• Dining room

Tags

• RENOVATION OPPORTUNITY
• TRADITIONAL LIVING ROOM
• DINING ROOM
• KITCHEN LAYOUT
• UNFINISHED BASEMENT
• GOOD CEILING HEIGHT

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Above-grade finished area reported at 888 (assessor); Below-grade unfinished area reported at 444 (assessor); Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Other structures present above and below grade
• Exterior features: Not located in a federal flood zone; Urban location in city limits of Baltimore

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heating; Natural gas heating and natural gas hot water
• Interior features: Improved basement with space for finished rooms and internal stair access; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $81k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $81k).
• Cap rate 21.1% 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); Vanguard Collegiate Middle (math 3% / reading 15%, grade F, #212 of 225 statewide, top 95%, 343 students, 84% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL).
• Zoned-school proficiency averages 32% at this address vs 12% district-wide (+20 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 (+1.3%/yr); 400 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $560 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 + 1.3% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $81k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $81,000

Questions for the listing agent

1. Built in 1900 — 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: 2.42% ✓
• Cap rate: 21.07%
• Cash-on-cash: 52.77%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $208,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 N Streeper St	0.16mi	2/2.0 (-1)	912 (+3%)	0mo	$220,000	$241	79
530 N Curley St	0.34mi	3/1.0	960 (+8%)	2mo	$85,000	$89	69
615 S Rose St	0.63mi	2/1.0 (-1)	885 (-0%)	1mo	$151,000	$171	64
735 N Lakewood Ave	0.42mi	3/1.5	970 (+9%)	2mo	$80,000	$82	61
322 S Duncan St	0.57mi	2/1.5 (-1)	924 (+4%)	0mo	$280,000	$303	60
441 N East Ave	0.48mi	3/1.5	976 (+10%)	2mo	$175,000	$179	58
622 S Glover St	0.63mi	2/1.0 (-1)	832 (-6%)	0mo	$195,500	$235	55
311 S Chapel St	0.67mi	2/2.0 (-1)	858 (-3%)	0mo	$235,000	$274	54
2615 E Chase St	0.69mi	3/1.5	952 (+7%)	2mo	$149,000	$157	52
410 N Washington St	0.55mi	2/2.5 (-1)	950 (+7%)	2mo	$226,900	$239	50
318 S Duncan St S	0.57mi	2/2.0 (-1)	816 (-8%)	2mo	$289,900	$355	49
3534 E Fairmount Ave	0.64mi	2/1.0 (-1)	1,018 (+15%)	2mo	$86,000	$84	39

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 48.9%
• Equity multiple: 3.08×
• Total profit: $47,145
• Equity at exit: $12,077

10-year hold

• IRR: 53.7%
• Equity multiple: 5.85×
• Total profit: $109,947
• Equity at exit: $7,003

Cash invested: $22,680 (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 21224

• Rents YoY: 1.3%
• Active inventory: 400
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$425
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $997

Break-even live

Break-even rent $698

Max offer price $81,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,043	-5% $1,020	+0% $997	+5% $974	+10% $952
Rent	-10% $843	-5% $920	+0% $997	+5% $1,075	+10% $1,152
Rate	-1.0pp $1,038	-0.5pp $1,018	base $997	+0.5pp $976	+1.0pp $955

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 N Glover St Baltimore, MD	2.0	1.5	1110	$2,100	$1.89	5d	1	0.01mi
2608 E Fayette St Unit 1 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	17d	1	0.05mi
104 N Rose St Baltimore, MD	3.0	2.0	936	$2,500	$2.67	46d	1	0.08mi
233 N Rose St Baltimore, MD	2.0	2.5	934	$1,750	$1.87	20d	1	0.11mi
224 N Rose St Baltimore, MD	2.0	2.5	1120	$1,875	$1.67	20d	1	0.11mi
107 N Port St Baltimore, MD	2.0	2.0	870	$1,995	$2.29	26d	1	0.14mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	26d	1	0.16mi
402 N Milton Ave Unit 402B Baltimore, MD	2.0	1.0	950	$1,290	$1.36	46d	1	0.17mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	26d	1	0.18mi
502 N Glover St Baltimore, MD	2.0	1.5	827	$1,250	$1.51	22d	1	0.22mi
437 N Montford Ave Baltimore, MD	3.0	1.5	1100	$1,450	$1.32	46d	1	0.24mi
517 N Rose St Baltimore, MD	3.0	1.0	845	$1,400	$1.66	6d	1	0.24mi
16 N Bradford St Baltimore, MD	2.0	3.5	930	$2,400	$2.58	6d	1	0.24mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	26d	1	0.27mi
2308 Jefferson St Baltimore, MD	3.0	1.0	907	$1,450	$1.60	46d	1	0.30mi
108 N Madeira St Baltimore, MD	2.0	2.0	1098	$1,900	$1.73	46d	1	0.31mi
203 N Ellwood Ave Unit Main Baltimore, MD	2.0	2.0	880	$2,200	$2.50	26d	1	0.36mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	17d	1	0.36mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	46d	1	0.36mi
29 N Ellwood Ave Baltimore, MD	3.0	1.5	1100	$2,395	$2.18	26d	1	0.37mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	46d	1	0.38mi
720 N Port St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	46d	1	0.41mi
3205 Esther Pl Baltimore, MD	2.0	2.0	960	$1,850	$1.93	26d	1	0.43mi
211 S Madeira St Baltimore, MD	2.0	1.0	819	$1,650	$2.01	6d	1	0.44mi
227 S Madeira St Baltimore, MD	2.0	2.5	1100	$2,200	$2.00	46d	1	0.46mi
2729 Ashland Ave Baltimore, MD	3.0	1.0	1000	$1,350	$1.35	5d	1	0.49mi
712 N Duncan St Baltimore, MD	2.0	1.5	1000	$2,000	$2.00	46d	1	0.54mi
305 S Collington Ave Baltimore, MD	3.0	2.5	722	$2,895	$4.01	19d	1	0.54mi
328 S Collington Ave Baltimore, MD	2.0	2.0	1100	$2,300	$2.09	46d	1	0.57mi
16 S Wolfe St Unit B Baltimore, MD	2.0	2.0	1014	$1,800	$1.78	20d	1	0.60mi
3413 Leverton Ave Baltimore, MD	2.0	1.0	832	$1,000	$1.20	26d	1	0.63mi
1818 E Pratt St Apt B Baltimore, MD	2.0	1.0	800	$1,500	$1.88	46d	1	0.67mi
1923 Ashland Ave Baltimore, MD	2.0	2.0	862	$1,770	$2.05	22d	2	0.70mi
1923 Ashland Ave Unit 401 Baltimore, MD	2.0	2.0	850	$1,795	$2.11	22d	1	0.70mi
251 S Durham St Baltimore, MD	2.0	1.5	1120	$2,300	$2.05	26d	1	0.70mi
1927 Bank St Baltimore, MD	2.0	2.5	1106	$2,250	$2.03	0d	1	0.71mi
400 S Highland Ave Unit 402 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	46d	1	0.73mi
643 S Potomac St Baltimore, MD	2.0	1.0	785	$1,650	$2.10	46d	1	0.73mi
1910 Eastern Ave Unit 2 Baltimore, MD	2.0	1.0	850	$1,375	$1.62	22d	1	0.76mi
2018 Fountain St Baltimore, MD	2.0	1.0	1000	$1,550	$1.55	20d	1	0.78mi

Listing history 4 events

1. 2026-06-22
   days on market $81,000 Active 6 DOM
2. 2026-06-21
   days on market $81,000 Active 5 DOM
3. 2026-06-18
   days on market $81,000 Active 2 DOM
4. 2026-06-17
   listed $81,000 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 8/10 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: $23,527
• − Mortgage interest: −$4,537
• − Property taxes: −$1,115
• − Insurance: −$405
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$2,356
• Taxable income: $11,349
• Est. tax owed @ 24.0%: −$2,724
• After-tax cash flow: $9,245/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): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

+449.2% since first listed

4 events — show timeline

• 2026-06-16 Listed $81,000 BRIGHT MLS
• 1995-08-01 Sold (Public Records) $41,900 Public Records
• 1995-04-25 Sold (Public Records) $18,500 Public Records
• 1995-04-25 Sold (Public Records) $14,750 Public Records

Property tax history

-4.8%/yr

Latest (2025): $1,115 · +5.6% YoY. Source: county tax records.