1212 N Augusta Ave · Baltimore, MD 21229

$105,000

3 bd · 1.0 ba · 1,024 sqft · Townhouse public records · 58 Days on market

Built 1950 Est $120k · 12% under

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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
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1950
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 (+5.4%/yr); 252 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 34% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 + 5.4% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1950 — 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 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: 1.60% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.05%
• DSCR: 1.98
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $119,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4103 Glenhunt Rd	0.07mi	3/1.0	1,024 (0%)	12mo	$110,000	$107	87
4110 Glenhunt Rd	0.05mi	4/2.0 (+1)	1,024 (0%)	10mo	$241,500	$236	80
4108 Rokeby Rd	0.07mi	4/2.0 (+1)	1,024 (0%)	11mo	$235,000	$229	79
4211 Colborne Rd	0.19mi	3/2.0	1,120 (+9%)	8mo	$130,500	$117	64
3806 Rokeby Rd	0.26mi	3/1.0	1,160 (+13%)	2mo	$120,000	$103	64
825 Wicklow Rd	0.29mi	3/1.5	1,120 (+9%)	12mo	$192,000	$171	59
3718 Flowerton Rd	0.34mi	3/1.5	1,140 (+11%)	7mo	$125,000	$110	57
4209 Colborne Rd	0.19mi	4/2.0 (+1)	1,120 (+9%)	12mo	$255,000	$228	56
3814 Flowerton Rd	0.27mi	4/2.5 (+1)	1,140 (+11%)	6mo	$235,000	$206	52
789 N Grantley St	0.59mi	3/1.0	1,116 (+9%)	7mo	$75,000	$67	52
618 Denison St	0.69mi	3/1.0	1,080 (+6%)	8mo	$93,000	$86	52
3315 Presstman St	0.75mi	2/1.0 (-1)	988 (-4%)	5mo	$110,000	$111	50

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.73×
• Total profit: $21,585
• Equity at exit: $15,656

10-year hold

• IRR: 27.8%
• Equity multiple: 3.76×
• Total profit: $81,144
• Equity at exit: $9,078

Cash invested: $29,400 (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 21229

• Rents YoY: 5.4%
• Active inventory: 252
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$551
• Tax from tax record: −$195 /mo · $2,341/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $540

Break-even live

Break-even rent $999

Max offer price $105,000

Occupancy floor 63%

Sensitivity live

Price	-10% $600	-5% $570	+0% $540	+5% $511	+10% $481
Rent	-10% $407	-5% $474	+0% $540	+5% $607	+10% $673
Rate	-1.0pp $593	-0.5pp $567	base $540	+0.5pp $513	+1.0pp $485

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 N Augusta Ave Baltimore, MD	3.0	1.0	1024	$1,550	$1.51	24d	1	0.03mi
4103 Mountwood Rd Baltimore, MD	3.0	2.0	1030	$1,700	$1.65	44d	1	0.09mi
1307 Wildwood Pkwy Baltimore, MD	2.0	1.0	725	$1,295	$1.79	44d	1	0.15mi
4103 Stokes Dr Apt 1 Baltimore, MD	2.0	1.0	725	$1,095	$1.51	44d	1	0.16mi
3935 Stokes Dr #1 Baltimore, MD	2.0	1.0	1150	$1,400	$1.22	44d	1	0.18mi
917 Kevin Rd Baltimore, MD	3.0	2.0	1151	$1,795	$1.56	2d	1	0.21mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	44d	1	0.33mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	24d	1	0.46mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	0.59mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	24d	1	0.60mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.60mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	24d	1	0.61mi
3706 W Franklin St Unit 1 Baltimore, MD	2.0	1.0	735	$1,100	$1.50	5d	1	0.62mi
3709 Nortonia Rd #2 Baltimore, MD	2.0	1.0	1289	$1,450	$1.12	18d	1	0.63mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	44d	1	0.63mi
4520 Scarlet Oak Ln Baltimore, MD	2.0	1.0	1025	$1,500	$1.46	44d	1	0.67mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	0.69mi
709 Denison St Baltimore, MD	2.0	2.0	840	$1,630	$1.94	24d	1	0.73mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	44d	1	0.74mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	5d	1	0.79mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	44d	1	0.80mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	44d	1	0.80mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	5d	1	0.83mi
2103 Chelsea Ter Unit 1 Baltimore, MD	2.0	2.0	1500	$2,200	$1.47	15d	1	0.84mi
2103 Chelsea Ter Unit 2 Baltimore, MD	3.0	1.5	1500	$2,100	$1.40	15d	1	0.84mi
111 Upmanor Rd Baltimore, MD	3.0	1.5	1224	$2,163	$1.77	44d	1	0.85mi
3514 Clifton Ave Unit 21 Baltimore, MD	2.0	1.0	925	$1,150	$1.24	44d	1	0.89mi
3514 Clifton Ave Baltimore, MD	2.0	1.0	925	$1,199	$1.30	44d	1	0.89mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	44d	1	0.91mi
2220 Lyndhurst Ave Unit 1 Baltimore, MD	2.0	1.0	900	$1,175	$1.31	24d	1	0.91mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	44d	1	0.94mi
2 N Woodington Rd Baltimore, MD	1.0–2.0	1.0	738	$1,335	$1.81	3d	5	0.97mi
2 S Woodington Rd Baltimore, MD	2.0	1.0	856	$1,160	$1.36	15d	1	0.97mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	24d	1	1.03mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	45d	1	1.03mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	44d	1	1.03mi
3407 Elgin Ave Unit 5 Baltimore, MD	2.0	1.0	800	$1,250	$1.56	44d	1	1.05mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	24d	1	1.05mi
4601 Pen Lucy Rd Unit 4714-B Baltimore, MD	2.0	1.0	730	$1,205	$1.65	15d	1	1.10mi
4601 Pen Lucy Rd Unit 103-H Baltimore, MD	2.0	1.0	798	$1,315	$1.65	24d	1	1.10mi

Listing history 13 events

1. 2025-12-31
   status Pending
2. 2025-12-05
   status Active
3. 2025-12-02
   listed Active Under Contract
4. 2025-11-28
   soldstatus Closed
5. 2025-11-12
   listed Active Under Contract
6. 2025-11-07
   soldstatus Closed
7. 2025-10-12
   historical Active Under Contract
8. 2025-09-25
   price $105,000
9. 2025-09-25
   status Active
10. 2025-03-15
    historical
11. 2025-03-01
    listed $115,000 Active
12. 2025-02-26
    price $115,000
13. 2025-02-26
    historical $85,000

ⓘ 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: $2,341 · $195/mo
• Projected year-2 tax: $2,341 · $195/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 5/10 Major 24% 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: $20,199
• − Mortgage interest: −$5,882
• − Property taxes: −$2,341
• − Insurance: −$525
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$3,055
• Taxable income: $5,164
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $5,244/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 (73%)
• Race & ethnicity: Black 73% White 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

+23.5% since first listed

13 events — show timeline

• 2025-12-31 Pending — BRIGHT MLS
• 2025-12-05 Relisted — BRIGHT MLS
• 2025-12-02 Listed — BRIGHT MLS
• 2025-11-28 Sold (MLS) — BRIGHT MLS
• 2025-11-12 Listed — BRIGHT MLS
• 2025-11-07 Sold (MLS) — BRIGHT MLS
• 2025-10-12 Contingent — BRIGHT MLS
• 2025-09-25 Price Changed $105,000 BRIGHT MLS
• 2025-09-25 Relisted — BRIGHT MLS
• 2025-03-15 Listing Removed — BRIGHT MLS
• 2025-03-01 Listed $115,000 BRIGHT MLS
• 2025-02-26 Price Changed $115,000 BRIGHT MLS
• 2025-02-26 Coming Soon $85,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2025): $2,341 · +5.1% YoY. Source: county tax records.