3532 Cliftmont Ave · Baltimore, MD 21213

$180,000

3 bd · 2.0 ba · 1,200 sqft · Townhouse public records · 44 Days on market

Built 1943 1,200 sqft lot Est $120k · 50% over

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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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• Appreciation +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 3532 Cliftmont Ave in Baltimore, a charming two-level brick home offering 1,200 square feet of comfortable living space. This well-maintained property features beautiful hardwood floors, a bright and spacious living area, and a separate dining space that creates a warm and inviting atmosphere for everyday living and entertaining. The home includes 3 bedrooms and 2 bathrooms, providing a functional layout with plenty of room for family, guests, or a home office. Built with durable brick construction and connected to a public water source, this property combines classic character with practical features. Conveniently designed across two levels, this home offers both comfort and pot

Key facts

• Built 1943
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.0% in Baltimore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.2%/yr); 319 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); 40% 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 43% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $222 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 5.2% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $124k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1943 — 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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $120,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4117 Eastmont Ave	0.38mi	3/2.0	1,176 (-2%)	1mo	$224,900	$191	78
3805 Elmora Ave	0.24mi	3/2.0	1,096 (-9%)	1mo	$11,700	$11	73
3555 Elmora Ave	0.42mi	4/2.0 (+1)	1,178 (-2%)	1mo	$254,000	$216	72
4000 Balfern Ave	0.32mi	3/1.5	1,120 (-7%)	1mo	$157,000	$140	71
4603 Chatford Ave	0.48mi	3/1.5	1,170 (-2%)	1mo	$205,000	$175	71
3733 Ravenwood Ave	0.30mi	3/2.0	1,350 (+12%)	1mo	$135,000	$100	65
3802 Lyndale Ave	0.17mi	2/1.5 (-1)	1,050 (-12%)	1mo	$160,000	$152	64
3533 Elmley Ave	0.40mi	3/1.5	1,344 (+12%)	1mo	$70,000	$52	58
3131 Chesterfield Ave	0.30mi	2/1.0 (-1)	1,068 (-11%)	1mo	$75,000	$70	58
3238 Ravenwood Ave	0.74mi	3/1.5	1,158 (-4%)	0mo	$70,000	$60	57
2821 Erdman Ave	0.66mi	2/2.0 (-1)	1,260 (+5%)	0mo	$75,000	$60	56
2902 Clifton Park Ter	0.64mi	3/1.5	1,344 (+12%)	1mo	$66,000	$49	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.57% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.14×
• Total profit: $7,269
• Equity at exit: $47,212

10-year hold

• IRR: 10.8%
• Equity multiple: 2.18×
• Total profit: $59,721
• Equity at exit: $52,860

Cash invested: $50,400 (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 21213

• Home prices YoY: -0.1%
• Rents YoY: 5.2%
• Active inventory: 319
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$944
• Tax from tax record: −$216 /mo · $2,587/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $205

Break-even live

Break-even rent $1,563

Max offer price $180,000

Occupancy floor 84%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3544 Chesterfield Ave Baltimore, MD	3.0	1.5	1200	$1,635	$1.36	43d	1	0.07mi
3566 Dudley Ave Baltimore, MD	2.0	1.0	896	$1,800	$2.01	23d	1	0.19mi
3305 Dudley Ave Baltimore, MD	3.0	2.0	1413	$1,950	$1.38	43d	1	0.22mi
3573 Shannon Dr Baltimore, MD	4.0	2.0	1493	$2,300	$1.54	17d	1	0.22mi
3551 Shannon Dr Baltimore, MD	3.0	2.0	1485	$2,358	$1.59	23d	1	0.22mi
3646 Lyndale Ave Baltimore, MD	2.0	1.5	840	$1,475	$1.76	43d	1	0.25mi
3610 Elmley Ave Baltimore, MD	2.0	1.5	1200	$1,550	$1.29	20d	1	0.27mi
3028 Kenyon Ave Baltimore, MD	2.0	2.0	1075	$1,395	$1.30	43d	1	0.36mi
3902 Erdman Ave Unit 1 Baltimore, MD	2.0	1.0	1000	$1,275	$1.27	23d	1	0.39mi
3914 Erdman Ave #1 Baltimore, MD	3.0	1.0	1200	$1,319	$1.10	17d	1	0.40mi
4022 Ardley Ave Baltimore, MD	2.0	1.0	896	$1,750	$1.95	43d	1	0.44mi
4116 Raymonn Ave Baltimore, MD	3.0	1.5	1244	$1,950	$1.57	43d	1	0.46mi
3512 Elmora Ave Baltimore, MD	3.0	1.5	1472	$1,900	$1.29	20d	1	0.46mi
2848 Pelham Ave Baltimore, MD	3.0	2.0	1164	$1,700	$1.46	43d	1	0.48mi
2837 Pelham Ave Baltimore, MD	4.0	2.0	1164	$1,675	$1.44	43d	1	0.49mi
4320 Sheldon Ave Baltimore, MD	3.0	1.5	1280	$1,800	$1.41	23d	1	0.51mi
2828 Lake Ave Baltimore, MD	3.0	2.0	1164	$1,850	$1.59	4d	1	0.51mi
2817 Pelham Ave Baltimore, MD	3.0	2.0	1464	$1,950	$1.33	23d	1	0.52mi
3436 Cardenas Ave Baltimore, MD	2.0	1.0	1146	$1,395	$1.22	43d	1	0.57mi
4300 Orchard Ridge Blvd Baltimore, MD	1.0–3.0	1.0–2.0	1021	$1,809	$1.77	43d	1	0.59mi
3515 Parklawn Ave Baltimore, MD	3.0	2.0	1240	$1,700	$1.37	2d	1	0.61mi
4400 Asbury Ave Baltimore, MD	3.0	2.0	1270	$1,995	$1.57	4d	1	0.62mi
3335 Lyndale Ave Baltimore, MD	2.0	2.0	1344	$1,600	$1.19	23d	1	0.65mi
3339 Elmora Ave Baltimore, MD	3.0	2.0	896	$1,600	$1.79	43d	1	0.66mi
3326 Elmora Ave Baltimore, MD	3.0	1.0	1200	$1,450	$1.21	23d	1	0.67mi
3317 Lyndale Ave Baltimore, MD	3.0	1.0	900	$1,300	$1.44	43d	1	0.67mi
3343 Ravenwood Ave Unit 3343 Baltimore, MD	2.0	2.0	948	$1,855	$1.96	17d	1	0.67mi
3315 Lyndale Ave Baltimore, MD	2.0	1.5	896	$1,650	$1.84	17d	1	0.67mi
4409 Moravia Rd Baltimore, MD	2.0	1.0	861	$1,385	$1.61	43d	3	0.68mi
3322 Ravenwood Ave Baltimore, MD	3.0	2.0	932	$1,800	$1.93	23d	1	0.69mi
4024 Eierman Ave Baltimore, MD	3.0	2.0	1136	$1,825	$1.61	43d	1	0.70mi
3222 Lyndale Ave Unit 1 Baltimore, MD	3.0	1.5	1500	$2,200	$1.47	12d	1	0.72mi
3218 Lyndale Ave Baltimore, MD	3.0	1.5	1020	$1,500	$1.47	23d	1	0.73mi
3221 Lyndale Ave Baltimore, MD	2.0	2.0	1020	$1,700	$1.67	23d	1	0.73mi
3213 Elmley Ave Baltimore, MD	2.0	1.0	1188	$1,395	$1.17	43d	1	0.73mi
2113 Belair Rd Baltimore, MD	3.0	1.0	1344	$1,795	$1.34	43d	1	0.82mi
5305 Moravia Rd Baltimore, MD	3.0	1.0	679	$1,993	$2.93	2d	1	0.88mi
4901 Gunther Ave Baltimore, MD	1.0–3.0	1.0–2.0	742	$1,463	$1.97	2d	1	0.88mi
5731 Denwood Ave Baltimore, MD	3.0	1.5	1152	$1,700	$1.48	21d	1	0.93mi
5731 Denwood Ave Baltimore, MD	3.0	1.5	1440	$1,700	$1.18	23d	1	0.93mi

Listing history 8 events

1. 2026-04-21
   status Pending
2. 2026-03-07
   listed $180,000 Active
3. 2026-02-28
   historical $180,000
4. 2025-12-01
   historical
5. 2025-08-18
   listed $185,000 Active
6. 2023-11-29
   soldstatus $124,000
7. 1986-06-12
   soldstatus $46,000
8. 1981-01-19
   soldstatus $35,000

ⓘ 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: $2,587 · $216/mo
• Projected year-2 tax: $2,587 · $216/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: $21,864
• − Mortgage interest: −$10,083
• − Property taxes: −$2,587
• − Insurance: −$900
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,236
• Taxable loss: −$441
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $2,564/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): 28,058
• Household income: $51,344
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1868.0

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 (86%)
• Race & ethnicity: Black 86% White 6% Hispanic / Latino 4% Two or more races 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.57%
• Current HPI: 427.4453
• Rent YoY: ▲ 5.25%
• 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

+414.3% since first listed

8 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-03-07 Listed $180,000 BRIGHT MLS
• 2026-02-28 Coming Soon $180,000 BRIGHT MLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-08-18 Listed $185,000 BRIGHT MLS
• 2023-11-29 Sold (Public Records) $124,000 Public Records
• 1986-06-12 Sold (Public Records) $46,000 Public Records
• 1981-01-19 Sold (Public Records) $35,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,587 · +8.9% YoY. Source: county tax records.