1220 Brentwood Ave · Baltimore, MD 21202

$129,900

3 bd · 1.0 ba · 1,600 sqft · Townhouse · 42 Days on market

Built 1920 $81/sqft · 51% below area

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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 +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity to flip or buy and hold this 3BR townhouse/rowhouse on quite street in Johnston Square neighborhood. Major renovations happening in this area, with sales ranging from $120k - $300K. House is currently occupied, but will convey vacant. Showings/Tours require 2-hour notice . Owner will provide access to the property.

Key facts

• Three unit property
• Built 1920
• Listed 42 days

Tags

• THREE UNIT PROPERTY
• STRONG CASH FLOW POTENTIAL
• MULTIPLE INCOME POSSIBILITIES
• FULLY REVITALIZED BLOCK
• NEWLY RENOVATED HOMES
• HIGH DEMAND RENTAL AREA

Property features AI

Finance

• Other: Approximately 1,600 finished square feet above grade (estimated); Approximately 600 unfinished square feet below grade (estimated); Total below-grade area about 600 sq ft (estimated)
• Financial info: Fee simple ownership; Below average condition

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas heating and hot water
• Home design: Brick construction; Permanent foundation; Above-grade and below-grade finished/unfinished areas
• Construction: Brick construction; Permanent foundation; Estimated year built
• Exterior features: End of row/townhouse; Pets allowed (cats and dogs)

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Estimated living area; Has fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 flat; 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 41% of the median local income ($59k/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 $898 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 + 0.6% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1920 — 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: 1.55% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.41%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (median comp): $266,422
• List price: $129,900
• Delta: -51.24%
• 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
731 E Preston St	0.12mi	3/2.5	1,700 (+6%)	5mo	$283,500	$167	74
733 E Preston St	0.12mi	3/2.5	1,500 (-6%)	5mo	$155,000	$103	74
1206 Turpin Ln	0.17mi	3/2.5	1,728 (+8%)	1mo	$215,000	$124	72
707 E Preston St	0.09mi	3/2.5	1,762 (+10%)	2mo	$275,000	$156	71
422 E Lanvale St	0.32mi	4/3.0 (+1)	1,566 (-2%)	1mo	$280,000	$179	68
1100 N Calvert St #2	0.24mi	2/2.5 (-1)	1,486 (-7%)	3mo	$350,000	$236	63
1209 N Charles St #314	0.33mi	2/2.0 (-1)	1,482 (-7%)	4mo	$295,000	$199	60
1024 N Central Ave	0.50mi	4/2.0 (+1)	1,451 (-9%)	1mo	$204,000	$141	52
1209 N Charles St #115	0.33mi	2/2.0 (-1)	1,384 (-14%)	2mo	$279,888	$202	52
1502 E Hoffman St	0.65mi	3/2.5	1,500 (-6%)	3mo	$220,000	$147	51
2227 Cecil Ave	0.73mi	3/2.0	1,764 (+10%)	2mo	$195,000	$111	43
1433 E Federal St	0.63mi	3/3.0	1,814 (+13%)	2mo	$181,900	$100	38

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 · 0.59% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.64×
• Total profit: $23,213
• Equity at exit: $19,369

10-year hold

• IRR: 23.2%
• Equity multiple: 2.78×
• Total profit: $64,639
• Equity at exit: $11,231

Cash invested: $36,372 (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 21202

• Home prices YoY: -8.0%
• Rents YoY: 0.6%
• Active inventory: 134
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$681
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $770

Break-even live

Break-even rent $1,042

Max offer price $129,900

Occupancy floor 57%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	2d	1	0.10mi
218 E Preston St Baltimore, MD	2.0	1.0	1250	$1,724	$1.38	43d	1	0.18mi
814 Showell Ct Baltimore, MD	3.0	1.0	1152	$2,000	$1.74	22d	1	0.19mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	43d	6	0.20mi
1121 N Calvert St Baltimore, MD	2.0	1.0	1300	$1,550	$1.19	43d	1	0.23mi
1101 N Calvert St Baltimore, MD	2.0	1.0–2.0	910	$2,274	$2.50	2d	19	0.23mi
1009 Hillman St Baltimore, MD	3.0	1.0	1200	$1,650	$1.38	20d	1	0.23mi
908 E Preston St Baltimore, MD	3.0	2.0	1560	$1,300	$0.83	43d	1	0.24mi
226 E Eager St Baltimore, MD	3.0	2.0	1484	$650	$0.44	43d	1	0.24mi
1032 Valley St Baltimore, MD	4.0	2.0	1900	$2,150	$1.13	4d	1	0.24mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	1d	17	0.27mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	43d	1	0.29mi
456 E Federal St Baltimore, MD	2.0	2.0	1450	$1,850	$1.28	43d	1	0.29mi
458 E Federal St Baltimore, MD	2.0	2.5	1300	$1,850	$1.42	4d	1	0.29mi
1101 Saint Paul St Baltimore, MD	1.0–2.0	1.0–2.0	1108	$2,200	$1.99	18d	3	0.29mi
412 E Federal St Baltimore, MD	2.0	2.5	1100	$1,700	$1.55	24d	1	0.29mi
437 Pitman Pl Baltimore, MD	2.0	3.0	1520	$1,650	$1.09	4d	1	0.30mi
412 E Lanvale St Baltimore, MD	3.0	2.0	1600	$3,100	$1.94	4d	1	0.36mi
1209 N Charles St Baltimore, MD	1.0–2.0	1.0–2.0	1462	$2,750	$1.88	2d	2	0.37mi
1214 N Charles St Baltimore, MD	2.0	1.0–2.0	1103	$2,333	$2.11	1d	14	0.39mi
351 Greenmount Ave Baltimore, MD	3.0	1.5	1616	$1,850	$1.14	43d	1	0.45mi
1801 Guilford Ave Baltimore, MD	3.0	3.5	1921	$2,595	$1.35	24d	3	0.46mi
1807 Guilford Ave Unit G-1807 Baltimore, MD	3.0	3.5	1920	$2,750	$1.43	43d	1	0.47mi
1809 Guilford Ave Unit G-1809 Baltimore, MD	3.0	3.5	1920	$2,750	$1.43	43d	1	0.47mi
1813 Guilford Ave Unit G-1813 Baltimore, MD	3.0	3.5	1920	$2,750	$1.43	43d	1	0.47mi
1704 Saint Paul St Unit 1 Baltimore, MD	2.0	1.0	1141	$1,550	$1.36	4d	1	0.48mi
1823 Guilford Ave Unit G-1823 Baltimore, MD	3.0	3.5	1920	$2,750	$1.43	43d	1	0.48mi
1027 N Central Ave Baltimore, MD	3.0	1.0	1200	$1,600	$1.33	22d	1	0.48mi
1245 E Eager St Baltimore, MD	3.0	1.0	1592	$1,200	$0.75	24d	1	0.48mi
1827 Guilford Ave Unit G-1809 Baltimore, MD	3.0	3.5	1920	$2,750	$1.43	24d	1	0.49mi
918 N Central Ave Baltimore, MD	3.0	1.0	1514	$1,400	$0.92	15d	1	0.50mi
931 N Central Ave Baltimore, MD	3.0	1.0	1085	$1,400	$1.29	24d	1	0.52mi
1232 Ashland Ave Baltimore, MD	3.0	1.0	1200	$1,600	$1.33	22d	1	0.52mi
1317 E Eager St Baltimore, MD	4.0	1.5	1400	$1,900	$1.36	22d	1	0.53mi
624 Stirling St Baltimore, MD	4.0	3.0	1812	$2,450	$1.35	43d	1	0.53mi
900 Cathedral St Baltimore, MD	3.0	1.0	902	$2,699	$2.99	2d	4	0.54mi
101 W Read St Baltimore, MD	2.0	1.0–2.0	773	$2,275	$2.94	3d	16	0.55mi
1226 E Madison St Baltimore, MD	3.0	1.0	1100	$2,179	$1.98	4d	1	0.55mi
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	2d	1	0.56mi
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	16d	1	0.56mi

Listing history 23 events

1. 2026-06-18
   days on market $129,900 Active 42 DOM
2. 2026-06-17
   days on market $129,900 Active 41 DOM
3. 2026-06-16
   days on market $129,900 Active 40 DOM
4. 2026-06-15
   days on market $129,900 Active 39 DOM
5. 2026-06-13
   statusdays on market $129,900 Active 37 DOM
6. 2026-06-10
   remarks 525-char remark
7. 2026-06-10
   status $129,900 Pending 35 DOM
8. 2026-06-09
   days on market $129,900 Active 35 DOM
9. 2026-06-08
   days on market $129,900 Active 34 DOM
10. 2026-06-07
    days on market $129,900 Active 33 DOM
11. 2026-06-04
    days on market $129,900 Active 30 DOM
12. 2026-06-03
    days on market $129,900 Active 29 DOM
13. 2026-06-02
    days on market $129,900 Active 28 DOM
14. 2026-06-02
    price $129,900 Active 27 DOM
15. 2026-06-01
    days on market $138,000 Active 27 DOM
16. 2026-05-31
    days on market $138,000 Active 26 DOM
17. 2026-05-14
    price $139,000 497-char remark
18. 2026-05-05
    listed $148,000 Active 497-char remark
19. 2026-03-23
    soldstatus $75,000
20. 2026-02-24
    soldstatus $75,000 Closed 345-char remark

    Show marketing remark (345 chars)

    Great investment opportunity to flip or buy and hold this 3BR townhouse/rowhouse on quite street in Johnston Square neighborhood. Major renovations happening in this area, with sales ranging from $120k - $300K. House is currently occupied, but will convey vacant. Showings/Tours require 2-hour notice . Owner will provide access to the property.

21. 2026-01-10
    status Pending 345-char remark

    Show marketing remark (345 chars)

    Great investment opportunity to flip or buy and hold this 3BR townhouse/rowhouse on quite street in Johnston Square neighborhood. Major renovations happening in this area, with sales ranging from $120k - $300K. House is currently occupied, but will convey vacant. Showings/Tours require 2-hour notice . Owner will provide access to the property.

22. 2026-01-05
    listed $100,000 Active 345-char remark

    Show marketing remark (345 chars)

    Great investment opportunity to flip or buy and hold this 3BR townhouse/rowhouse on quite street in Johnston Square neighborhood. Major renovations happening in this area, with sales ranging from $120k - $300K. House is currently occupied, but will convey vacant. Showings/Tours require 2-hour notice . Owner will provide access to the property.

23. 1987-06-24
    soldstatus $9,500

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$179/yr (+$15/mo · 17.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $24,207
• − Mortgage interest: −$7,276
• − Property taxes: −$1,057
• − Insurance: −$650
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$3,779
• Taxable income: $7,572
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $7,425/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): 20,683
• Household income: $59,377
• Rent vs Own: 78.6% rent · 21.4% own
• Severe rent burden: 1863.0

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 0.63)
• Race & ethnicity: Black 52% White 31% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 2% Arabic 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: ▼ -25.44%
• Current HPI: 291.3702
• Rent YoY: ▲ 0.59%
• 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

+1267.4% since first listed

11 events — show timeline

• 2026-06-11 Relisted — BRIGHT MLS
• 2026-06-09 Pending — BRIGHT MLS
• 2026-06-02 Price Changed $129,900 BRIGHT MLS
• 2026-05-25 Price Changed $138,000 BRIGHT MLS
• 2026-05-14 Price Changed $139,000 BRIGHT MLS
• 2026-05-05 Listed $148,000 BRIGHT MLS
• 2026-03-23 Sold (Public Records) $75,000 Public Records
• 2026-02-24 Sold (MLS) $75,000 BRIGHT MLS
• 2026-01-10 Pending — BRIGHT MLS
• 2026-01-05 Listed $100,000 BRIGHT MLS
• 1987-06-24 Sold (Public Records) $9,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,057 · +28.6% YoY. Source: county tax records.