2449 Woodbrook Ave · Baltimore, MD 21217

$34,900

3 bd · 1.0 ba · 1,432 sqft · Townhouse public records · 134 Days on market

Built 1920 871 sqft lot $24/sqft · 46% below area ↓ 22% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! Come and take a look at this Townhouse that is waiting for your magic touch! The main level features an ample living area, a separate dining room and a blank kitchen, which is ideal for you to bring your imagination. The second level offers 3 decent-sized bedrooms and a full bathroom. The fully finished basement offers additional space for storage or can be transformed into a family area! Located just moments away from public transport and commercial establishments. Don’t miss your chance to make this delightful home your own! Come and schedule your showings now!

Key facts

• Ample living area
• Separate dining room
• Built 1920

Tags

• AMPLE LIVING AREA
• SEPARATE DINING ROOM
• FULLY FINISHED BASEMENT
• ADDITIONAL SPACE FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.6% 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); 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,736/mo this rent would consume 54% 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.97% ✓
• Cap rate: 44.58%
• Cash-on-cash: 136.73%
• DSCR: 7.08
• GRM: 1.7

CMA / ARV

• ARV (median comp): $71,880
• List price: $34,900
• Delta: -51.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2453 Mcculloh St	0.18mi	3/1.0	1,460 (+2%)	3mo	$99,900	$68	86
1719 Baker St	0.38mi	2/1.0 (-1)	1,400 (-2%)	2mo	$19,250	$14	72
2115 Mcculloh St	0.35mi	3/1.5	1,350 (-6%)	4mo	$77,000	$57	69
700 Cumberland St	0.19mi	4/2.0 (+1)	1,280 (-11%)	3mo	$107,800	$84	62
2818 Woodbrook Ave	0.30mi	3/1.0	1,232 (-14%)	3mo	$45,500	$37	60
2820 Woodbrook Ave	0.30mi	3/1.5	1,232 (-14%)	2mo	$85,000	$69	59
2105 Whittier Ave	0.50mi	3/1.5	1,587 (+11%)	1mo	$80,000	$50	56
1722 N Bentalou St	0.70mi	4/2.0 (+1)	1,450 (+1%)	3mo	$245,000	$169	54
2521 Reisterstown Rd	0.65mi	3/2.0	1,578 (+10%)	3mo	$215,000	$136	46
1901 Linden Ave	0.60mi	2/1.5 (-1)	1,240 (-13%)	1mo	$275,000	$222	42
831 Lennox St	0.58mi	3/3.5	1,600 (+12%)	3mo	$363,740	$227	41
2009 Ruxton Ave	0.69mi	4/2.0 (+1)	1,600 (+12%)	1mo	$234,000	$146	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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.35×
• Total profit: $71,870
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 19.74×
• Total profit: $183,109
• Equity at exit: $3,018

Cash invested: $9,772 (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: 331
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$183
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $1,113

Break-even live

Break-even rent $327

Max offer price $34,900

Occupancy floor 31%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Retreat St Baltimore, MD	3.0	2.0	1098	$1,800	$1.64	23d	1	0.09mi
2409 Francis St Baltimore, MD	3.0	1.0	1298	$1,500	$1.16	43d	1	0.10mi
1507 Retreat St Unit 1 Baltimore, MD	3.0	3.0	1098	$2,500	$2.28	43d	1	0.10mi
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	2d	1	0.12mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$1,141	$1.16	4d	4	0.14mi
2433 Druid Hill Ave Baltimore, MD	2.0	2.5	1092	$1,999	$1.83	43d	1	0.14mi
2449 Druid Hill Ave Baltimore, MD	2.0	1.0	1100	$1,800	$1.64	43d	1	0.15mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	16d	1	0.15mi
2636 Pennsylvania Ave Baltimore, MD	1.0–2.0	1.0	846	$956	$1.13	23d	4	0.17mi
1624 Westwood Ave Baltimore, MD	3.0	2.0	1000	$1,900	$1.90	43d	1	0.18mi
1121 Whitelock St Baltimore, MD	2.0	1.0	1180	$1,300	$1.10	43d	1	0.20mi
1205 Clendenin St Baltimore, MD	3.0	1.5	1560	$800	$0.51	23d	1	0.21mi
1806 N Mount St Baltimore, MD	3.0	3.0	1200	$1,700	$1.42	20d	1	0.21mi
1614 N Calhoun St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	43d	1	0.26mi
2511 Madison Ave #2 Baltimore, MD	3.0	1.0	1100	$1,650	$1.50	43d	1	0.27mi
1729 N Fulton Ave Baltimore, MD	3.0	2.0	1081	$1,795	$1.66	43d	1	0.27mi
2143 Druid Hill Ave Unit 2 Baltimore, MD	2.0	1.0	915	$1,400	$1.53	43d	1	0.30mi
1534 N Stricker St Baltimore, MD	2.0	1.5	900	$1,475	$1.64	14d	1	0.32mi
2339 Eutaw Pl Ste 1 Baltimore, MD	2.0	1.0	1300	$1,275	$0.98	43d	1	0.35mi
1616 N Fulton Ave Baltimore, MD	3.0	2.0	1620	$1,795	$1.11	4d	1	0.36mi
2028 Druid Hill Ave Unit 1 Baltimore, MD	3.0	2.5	1437	$1,750	$1.22	2d	1	0.38mi
2028 Druid Hill Ave Baltimore, MD	3.0	2.5	1437	$1,799	$1.25	10d	1	0.38mi
1722 N Monroe St Baltimore, MD	3.0	1.5	1000	$1,350	$1.35	23d	1	0.38mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	14d	1	0.38mi
2037 McCulloh St Unit 3 Baltimore, MD	2.0	2.0	937	$1,650	$1.76	17d	1	0.39mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	43d	1	0.40mi
1930 N Payson St Baltimore, MD	2.0	2.0	980	$1,500	$1.53	23d	1	0.44mi
2231 Orem Ave Baltimore, MD	3.0	1.5	1140	$1,750	$1.54	17d	1	0.45mi
1931 McCulloh St Unit 1 Baltimore, MD	3.0	1.0	1000	$1,500	$1.50	43d	1	0.46mi
1346 N Carey St Baltimore, MD	2.0	1.5	1100	$1,500	$1.36	43d	1	0.46mi
1433 N Fulton Ave Baltimore, MD	2.0	1.0	1200	$1,500	$1.25	43d	1	0.47mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	1104	$1,400	$1.27	43d	1	0.47mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	1104	$1,650	$1.49	43d	1	0.47mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	1104	$1,400	$1.27	43d	1	0.47mi
1920 McCulloh St Apt 2 Baltimore, MD	2.0	1.0	1000	$1,450	$1.45	43d	1	0.48mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	17d	1	0.48mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	43d	1	0.48mi
2202 Brookfield Ave Baltimore, MD	2.0	1.0	980	$1,600	$1.63	43d	1	0.48mi
2401 Brookfield Ave Baltimore, MD	2.0–3.0	1.0–2.0	1102	$1,675	$1.52	23d	3	0.51mi
2407 Brookfield Ave Unit 4 Baltimore, MD	2.0	2.0	1300	$1,550	$1.19	43d	1	0.52mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $34,900 Pending 134 DOM
2. 2026-06-09
   days on market $34,900 Active 132 DOM
3. 2026-06-08
   days on market $34,900 Active 131 DOM
4. 2026-06-07
   days on market $34,900 Active 130 DOM
5. 2026-06-04
   days on market $34,900 Active 127 DOM
6. 2026-06-03
   days on market $34,900 Active 126 DOM
7. 2026-06-02
   days on market $34,900 Active 125 DOM
8. 2026-06-01
   days on market $34,900 Active 124 DOM
9. 2026-05-31
   days on market $34,900 Active 123 DOM
10. 2026-05-18
    price $34,900 591-char remark

    Show marketing remark (591 chars)

    Priced to sell! Come and take a look at this Townhouse that is waiting for your magic touch! The main level features an ample living area, a separate dining room and a blank kitchen, which is ideal for you to bring your imagination. The second level offers 3 decent-sized bedrooms and a full bathroom. The fully finished basement offers additional space for storage or can be transformed into a family area! Located just moments away from public transport and commercial establishments. Don’t miss your chance to make this delightful home your own! Come and schedule your showings now!

11. 2026-03-31
    price $40,000 591-char remark

    Show marketing remark (591 chars)

    Priced to sell! Come and take a look at this Townhouse that is waiting for your magic touch! The main level features an ample living area, a separate dining room and a blank kitchen, which is ideal for you to bring your imagination. The second level offers 3 decent-sized bedrooms and a full bathroom. The fully finished basement offers additional space for storage or can be transformed into a family area! Located just moments away from public transport and commercial establishments. Don’t miss your chance to make this delightful home your own! Come and schedule your showings now!

12. 2026-03-20
    status Active 591-char remark

    Show marketing remark (591 chars)

    Priced to sell! Come and take a look at this Townhouse that is waiting for your magic touch! The main level features an ample living area, a separate dining room and a blank kitchen, which is ideal for you to bring your imagination. The second level offers 3 decent-sized bedrooms and a full bathroom. The fully finished basement offers additional space for storage or can be transformed into a family area! Located just moments away from public transport and commercial establishments. Don’t miss your chance to make this delightful home your own! Come and schedule your showings now!

13. 2026-03-13
    status Pending 591-char remark

    Show marketing remark (591 chars)

    Priced to sell! Come and take a look at this Townhouse that is waiting for your magic touch! The main level features an ample living area, a separate dining room and a blank kitchen, which is ideal for you to bring your imagination. The second level offers 3 decent-sized bedrooms and a full bathroom. The fully finished basement offers additional space for storage or can be transformed into a family area! Located just moments away from public transport and commercial establishments. Don’t miss your chance to make this delightful home your own! Come and schedule your showings now!

14. 2026-02-23
    price $44,900 591-char remark

    Show marketing remark (591 chars)

    Priced to sell! Come and take a look at this Townhouse that is waiting for your magic touch! The main level features an ample living area, a separate dining room and a blank kitchen, which is ideal for you to bring your imagination. The second level offers 3 decent-sized bedrooms and a full bathroom. The fully finished basement offers additional space for storage or can be transformed into a family area! Located just moments away from public transport and commercial establishments. Don’t miss your chance to make this delightful home your own! Come and schedule your showings now!

15. 2026-01-21
    listed $49,850 Active 591-char remark

    Show marketing remark (591 chars)

    Priced to sell! Come and take a look at this Townhouse that is waiting for your magic touch! The main level features an ample living area, a separate dining room and a blank kitchen, which is ideal for you to bring your imagination. The second level offers 3 decent-sized bedrooms and a full bathroom. The fully finished basement offers additional space for storage or can be transformed into a family area! Located just moments away from public transport and commercial establishments. Don’t miss your chance to make this delightful home your own! Come and schedule your showings now!

16. 2025-03-19
    soldstatus $129,000
17. 2023-05-24
    soldstatus $60,000
18. 2005-09-07
    soldstatus $45,000

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $726 · $60/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: $20,833
• − Mortgage interest: −$1,955
• − Property taxes: −$726
• − Insurance: −$174
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$1,015
• Taxable income: $13,629
• Est. tax owed @ 24.0%: −$3,271
• After-tax cash flow: $10,091/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

-22.4% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $34,900 BRIGHT MLS
• 2026-03-31 Price Changed $40,000 BRIGHT MLS
• 2026-03-20 Relisted — BRIGHT MLS
• 2026-03-13 Pending — BRIGHT MLS
• 2026-02-23 Price Changed $44,900 BRIGHT MLS
• 2026-01-21 Listed $49,850 BRIGHT MLS
• 2025-03-19 Sold (Public Records) $129,000 Public Records
• 2023-05-24 Sold (Public Records) $60,000 Public Records
• 2005-09-07 Sold (Public Records) $45,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $726 · +1.0% YoY. Source: county tax records.