6713 1/2 German Hill Rd · Baltimore, MD 21222

$195,000

3 bd · 1.5 ba · 1,420 sqft · Townhouse · 13 Days on market

Built 1952 Fair condition 3,485 sqft lot $137/sqft · at area comps Est $190k · at est. ↓ 5% since listing

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• ARV discount +6.2/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3 Bedroom 1 and 1/2 Bath Brick Semi-Detached Features Large Kitchen w/ Wood Cabinets, All Appliances Convey, Lower Level Family room with 1/2 bath, New Windows, Carpeting, Front Covered Porch, 1 car Garage, Off Street Parking, 4 Window Units, Must See!!

Key facts

• Garage
• Built 1952
• Listed 13 days

Property features AI

Exterior

• Parking: Detached front-entry garage (1 space)
• Utilities: Public water; Private sewer; Electric for cooling; Natural gas for heating and hot water
• Home design: Semi-detached; Brick construction
• Construction: Brick exterior; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Wood floors
• Bathrooms: 1 full bathroom on the main level; 1 half bathroom on the main level
• Heating & cooling: Radiator heating (natural gas); Window air conditioning units (electric)
• Interior features: Carpet; Table-space kitchen; Wood floors; Fully finished basement with outside/rear entrance and walkout stairs
• Laundry & utility: Washer; Dryer; Natural gas hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• 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: Graceland Park/O'Donnell Heights Elementary/Middle (math 4% / reading 10%, grade F, #726 of 860 statewide, top 86%, 699 students, 68% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 56% FRL vs 79% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 12% district-wide (+31 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 soft (-0.1%/yr); 238 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); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 41% of the median local income ($64k/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 $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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $195,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1952 — 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: 1.13% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $189,541
• List price: $195,000
• Delta: 2.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6713 1/2 German Hill Rd	0.00mi	3/1.5	1,420 (0%)	0mo	$185,000	$130	100
6833 Boston Ave	0.20mi	3/1.5	1,356 (-4%)	5mo	$245,000	$181	79
6826 Boston Ave	0.17mi	3/1.5	1,274 (-10%)	2mo	$216,700	$170	73
6424 Bushey St	0.28mi	3/2.0	1,350 (-5%)	4mo	$175,000	$130	73
6517 Odonnell St	0.17mi	3/3.0	1,478 (+4%)	8mo	$164,300	$111	73
6618 Marne Ave	0.33mi	3/2.0	1,274 (-10%)	6mo	$147,000	$115	60
1116 Dundalk Ave	0.13mi	4/2.0 (+1)	1,630 (+15%)	3mo	$250,000	$153	60
6929 Bank St	0.58mi	3/1.5	1,524 (+7%)	2mo	$223,000	$146	60
320 Joplin St	0.68mi	3/1.0	1,324 (-7%)	5mo	$200,000	$151	50
340 Gusryan St	0.74mi	2/2.0 (-1)	1,360 (-4%)	4mo	$225,000	$165	48
400 Imla St	0.65mi	3/2.0	1,264 (-11%)	3mo	$155,000	$123	47
416 Imla St	0.63mi	3/1.5	1,608 (+13%)	2mo	$240,000	$149	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.77×
• Total profit: $-12,537
• Equity at exit: $29,075

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,992
• Equity at exit: $16,860

Cash invested: $54,600 (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 21222

• Rents YoY: -0.1%
• Active inventory: 238
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $401

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 77%

Sensitivity live

Price	-10% $535	-5% $468	+0% $401	+5% $333	+10% $266
Rent	-10% $226	-5% $313	+0% $401	+5% $488	+10% $575
Rate	-1.0pp $499	-0.5pp $450	base $401	+0.5pp $350	+1.0pp $299

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1329 Bethlehem Ave Dundalk, MD	3.0	2.0	1800	$2,700	$1.50	0d	1	0.19mi
638 Villager Cir Dundalk, MD	3.0	3.5	1572	$2,450	$1.56	19d	1	0.21mi
6710 Hudson St Baltimore, MD	4.0	4.0	1156	$3,500	$3.03	25d	1	0.22mi
643 47th St Baltimore, MD	2.0	2.0	1620	$2,100	$1.30	14d	1	0.42mi
530 47th St Baltimore, MD	3.0	1.0	1424	$1,695	$1.19	0d	1	0.52mi
6722 Brentwood Ave Unit 2FL Dundalk, MD	3.0	1.0	900	$1,750	$1.94	45d	1	0.52mi
1504 Elrino St Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	6d	1	0.58mi
1533 Leslie Rd Dundalk, MD	4.0	1.0	1270	$2,000	$1.57	45d	1	0.62mi
6802 Conley St Baltimore, MD	2.0	1.5	939	$1,750	$1.86	23d	1	0.63mi
334 Kane St Baltimore, MD	2.0	2.0	1050	$1,675	$1.60	25d	1	0.64mi
416 Hornel St Unit 2 Baltimore, MD	2.0	1.0	1470	$1,400	$0.95	25d	1	0.65mi
1207 Anglesea St Baltimore, MD	2.0	2.0	1162	$2,150	$1.85	6d	1	0.67mi
442 Folcroft St Unit A Baltimore, MD	2.0	1.5	1071	$1,600	$1.49	5d	1	0.69mi
434 Folcroft St Unit A Baltimore, MD	3.0	1.5	1260	$1,500	$1.19	45d	1	0.70mi
340 Gusryan St Baltimore, MD	3.0	2.0	1300	$2,500	$1.92	45d	1	0.75mi
338 Gusryan St Baltimore, MD	2.0	1.5	1218	$1,700	$1.40	25d	1	0.75mi
328 Folcroft St Baltimore, MD	3.0	2.0	1460	$2,300	$1.58	25d	1	0.79mi
7124 Gough St Baltimore, MD	2.0	1.5	1096	$1,700	$1.55	23d	1	0.81mi
335 Drew St Unit 1 Baltimore, MD	2.0	1.0	1460	$1,600	$1.10	25d	1	0.83mi
1955 Walnut Ave Dundalk, MD	3.0	1.0	950	$2,300	$2.42	45d	1	0.87mi
7219 Conley St Baltimore, MD	4.0	1.5	1440	$1,950	$1.35	16d	1	0.88mi
7058 Eastbrook Ave Baltimore, MD	3.0	2.0	1228	$1,700	$1.38	13d	1	0.89mi
301 Cornwall St Baltimore, MD	4.0	2.0	1520	$2,900	$1.91	45d	1	0.90mi
301 Cornwall St Baltimore, MD	4.0	2.0	1520	$2,750	$1.81	12d	1	0.90mi
560 Bayview Blvd Baltimore, MD	1.0–3.0	1.0–3.0	1108	$3,372	$3.04	0d	29	0.90mi
7230 Conley St Unit 1 Baltimore, MD	3.0	1.5	1144	$2,100	$1.84	25d	1	0.91mi
7230 Conley St Unit 1 Baltimore, MD	3.0	1.5	1144	$2,100	$1.84	5d	1	0.91mi
7261 Bridgewood Dr Baltimore, MD	3.0	2.0	896	$2,495	$2.78	25d	1	0.94mi
708 Umbra St Baltimore, MD	3.0	1.5	1274	$2,000	$1.57	19d	1	0.97mi
7136 Eastbrook Ave Baltimore, MD	4.0	2.0	996	$2,200	$2.21	6d	1	0.97mi
7319 Conley St Baltimore, MD	3.0	2.0	1080	$1,950	$1.81	19d	1	1.01mi
7325 Conley St Baltimore, MD	3.0	2.0	1290	$1,950	$1.51	19d	1	1.02mi
501 Fairview Ave Baltimore, MD	3.0	1.5	1848	$1,824	$0.99	25d	1	1.06mi
523 Rappolla St Baltimore, MD	3.0	2.0	1650	$2,100	$1.27	25d	1	1.12mi
505 Northpoint Rd Baltimore, MD	3.0	2.0	1300	$2,195	$1.69	13d	1	1.13mi
608 Northpoint Rd Baltimore, MD	3.0	1.5	1148	$1,895	$1.65	25d	1	1.16mi
7448 Durwood Rd Dundalk, MD	3.0	2.0	1606	$1,995	$1.24	4d	1	1.24mi
611 Oldham St Baltimore, MD	2.0	1.0	1148	$1,800	$1.57	14d	1	1.25mi
7484 Rabon Ave Dundalk, MD	3.0	1.5	1499	$2,000	$1.33	45d	1	1.27mi
727 S Macon St Baltimore, MD	3.0	2.5	1600	$3,450	$2.16	45d	1	1.27mi

Listing history 2 events

1. 2026-05-18
   status Pending 263-char remark
2. 2026-05-05
   listed $195,000 Active 263-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,555
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$5,673
• Taxable income: $1,810
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $4,372/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 3-bedroom townhouse requires moderate renovations, including painting and flooring, to improve its condition and value.

Repairs flagged

• Major Paint — Paint appears worn and needs touch-up
• Major Flooring — Carpeting appears old and may need replacement

Value-add opportunities

• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics
• Both Flooring replacement — New flooring improves living space and adds value
• Both HVAC maintenance — Clean and efficient HVAC system ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears worn and needs touch-up	Major	$15,000–50,000
Flooring · Carpeting appears old and may need replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Flooring replacement — New flooring improves living space and adds value ↑
• Both HVAC maintenance — Clean and efficient HVAC system ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 County · 769,527 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 59,407
• Household income: $64,141
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 2566.0

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 0.60)
• Race & ethnicity: White 59% Black 18% Hispanic / Latino 15% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 11% 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: ▼ -251.44%
• Current HPI: 228.4218
• Rent YoY: ▼ -0.09%
• 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

-5.1% since first listed

3 events — show timeline

• 2026-06-12 Sold (MLS) $185,000 BRIGHT MLS
• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-05 Listed $195,000 BRIGHT MLS