2583 W Fayette St · Baltimore, MD 21223

$135,000

2 bd · 1.0 ba · 1,260 sqft · Townhouse public records · 37 Days on market

Built 1915 $107/sqft · 147% above 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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2583 W Fayette Street. This property has been beautifully renovated and is move-in ready. The main living area is bright and airy, with recessed lighting throughout. This level features a family room with a focal point electric fireplace, a separate dining room, and a kitchen with stainless steel appliances and an island. There is also a separate laundry room and access to the backyard with porch. The upper level features two bedrooms, each with an electric fireplace, and a full bathroom with a beautifully updated shower. The lower level features another full bathroom, storage room and a finished bonus room. Don't miss your chance to see this home. Schedule your tour today!

Key facts

• Backyard with porch
• Finished bonus room
• Electric fireplace

Tags

• ELECTRIC FIREPLACE
• STAINLESS STEEL APPLIANCES
• FINISHED BONUS ROOM
• SEPARATE LAUNDRY ROOM
• UPDATED SHOWER
• BACKYARD WITH PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 rising fast (+7.5%/yr); 422 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); 42% 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 42% of the median local income ($46k/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 $933 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 + 7.5% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 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 $38k; list at $135k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1915 — 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: 1.20% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (median comp): $54,698
• List price: $135,000
• Delta: 146.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2544 W Fairmount Ave	0.04mi	2/1.5	1,204 (-4%)	2mo	$55,000	$46	87
2516 W Fairmount Ave	0.08mi	3/1.0 (+1)	1,304 (+4%)	2mo	$30,000	$23	84
2576 W Baltimore St W	0.06mi	3/2.0 (+1)	1,200 (-5%)	2mo	$152,000	$127	78
2435 Lauretta Ave	0.39mi	3/1.0 (+1)	1,260 (0%)	1mo	$45,000	$36	76
2216 W Fayette St	0.35mi	3/1.5 (+1)	1,326 (+5%)	1mo	$77,000	$58	67
28 S Bernice Ave	0.66mi	3/1.0 (+1)	1,280 (+2%)	1mo	$147,000	$115	61
1906 W Saratoga St	0.62mi	3/1.5 (+1)	1,273 (+1%)	2mo	$155,000	$122	60
5 Rosedale St S	0.59mi	3/2.0 (+1)	1,280 (+2%)	1mo	$110,000	$86	60
2416 W Franklin St	0.38mi	3/2.0 (+1)	1,435 (+14%)	2mo	$67,000	$47	48
2402 Wilkens Ave	0.66mi	2/1.0	1,092 (-13%)	0mo	$45,000	$41	47
2408 Wilkens Ave	0.66mi	3/2.0 (+1)	1,092 (-13%)	2mo	$99,900	$91	36
2680 Saint Benedict St	0.67mi	3/2.0 (+1)	1,445 (+15%)	2mo	$45,000	$31	33

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.40×
• Total profit: $15,078
• Equity at exit: $20,129

10-year hold

• IRR: 22.0%
• Equity multiple: 3.26×
• Total profit: $85,275
• Equity at exit: $11,672

Cash invested: $37,800 (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 21223

• Rents YoY: 7.5%
• Active inventory: 422
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$708
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $460

Break-even live

Break-even rent $1,035

Max offer price $135,000

Occupancy floor 67%

Sensitivity live

Price	-10% $537	-5% $499	+0% $460	+5% $422	+10% $384
Rent	-10% $333	-5% $397	+0% $460	+5% $524	+10% $588
Rate	-1.0pp $528	-0.5pp $495	base $460	+0.5pp $425	+1.0pp $390

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	44d	1	0.16mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	24d	1	0.17mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	18d	1	0.22mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	44d	1	0.28mi
39 N Bentalou St Baltimore, MD	3.0	2.5	1844	$1,700	$0.92	3d	1	0.28mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	24d	1	0.31mi
2225 W Baltimore St Baltimore, MD	3.0	2.5	1200	$1,600	$1.33	24d	1	0.32mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	24d	1	0.34mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	44d	1	0.37mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	24d	1	0.42mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	24d	1	0.51mi
307 S Smallwood St Baltimore, MD	2.0	2.5	1400	$1,350	$0.96	44d	1	0.51mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,375	$1.60	44d	1	0.56mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	44d	1	0.56mi
1912 W Baltimore St Unit 2 Baltimore, MD	2.0	1.5	1200	$2,100	$1.75	24d	1	0.57mi
476 S Bentalou St Baltimore, MD	2.0	1.5	1630	$1,300	$0.80	44d	1	0.58mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	24d	1	0.61mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	44d	1	0.61mi
607 N Longwood St Baltimore, MD	1.0	1.0	1750	$650	$0.37	5d	1	0.61mi
1846 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1250	$1,300	$1.04	44d	1	0.64mi
1814 Penrose Ave Baltimore, MD	3.0	1.0	1624	$1,700	$1.05	18d	1	0.65mi
2671 Saint Benedict St Baltimore, MD	2.0	1.0	1144	$1,325	$1.16	44d	1	0.70mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	44d	1	0.71mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	44d	1	0.73mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	44d	1	0.77mi
1635 Frederick Ave Baltimore, MD	3.0	2.0	1224	$1,850	$1.51	44d	1	0.78mi
514 S Payson St Unit 2 Baltimore, MD	3.0	2.0	1264	$1,750	$1.38	44d	1	0.78mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	5d	1	0.80mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	24d	1	0.82mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	24d	1	0.82mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	5d	1	0.83mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	24d	1	0.84mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	24d	1	0.84mi
941 Brunswick St Baltimore, MD	3.0	1.5	1516	$1,650	$1.09	18d	1	0.84mi
941 Brunswick St Baltimore, MD	3.0	1.5	1558	$1,600	$1.03	44d	1	0.84mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	4d	1	0.85mi
1518 1/2 W Lexington St Baltimore, MD	2.0	2.0	1650	$1,200	$0.73	5d	1	0.88mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	20d	1	0.88mi
1519 Penrose Ave Baltimore, MD	3.0	2.0	1200	$1,875	$1.56	44d	1	0.88mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	4d	1	0.91mi

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 37 DOM
2. 2026-06-17
   days on market $135,000 Active 36 DOM
3. 2026-06-16
   days on market $135,000 Active 35 DOM
4. 2026-06-15
   days on market $135,000 Active 34 DOM
5. 2026-06-13
   days on market $135,000 Active 32 DOM
6. 2026-06-09
   days on market $135,000 Active 28 DOM
7. 2026-06-08
   days on market $135,000 Active 27 DOM
8. 2026-06-07
   days on market $135,000 Active 26 DOM
9. 2026-06-04
   days on market $135,000 Active 23 DOM
10. 2026-06-03
    days on market $135,000 Active 22 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    status $135,000 Active 21 DOM
13. 2026-05-11
    status Pending 693-char remark

    Show marketing remark (693 chars)

    Welcome to 2583 W Fayette Street. This property has been beautifully renovated and is move-in ready. The main living area is bright and airy, with recessed lighting throughout. This level features a family room with a focal point electric fireplace, a separate dining room, and a kitchen with stainless steel appliances and an island. There is also a separate laundry room and access to the backyard with porch. The upper level features two bedrooms, each with an electric fireplace, and a full bathroom with a beautifully updated shower. The lower level features another full bathroom, storage room and a finished bonus room. Don't miss your chance to see this home. Schedule your tour today!

14. 2026-05-07
    status Active 693-char remark

    Show marketing remark (693 chars)

    Welcome to 2583 W Fayette Street. This property has been beautifully renovated and is move-in ready. The main living area is bright and airy, with recessed lighting throughout. This level features a family room with a focal point electric fireplace, a separate dining room, and a kitchen with stainless steel appliances and an island. There is also a separate laundry room and access to the backyard with porch. The upper level features two bedrooms, each with an electric fireplace, and a full bathroom with a beautifully updated shower. The lower level features another full bathroom, storage room and a finished bonus room. Don't miss your chance to see this home. Schedule your tour today!

15. 2026-05-04
    status Pending 693-char remark

    Show marketing remark (693 chars)

    Welcome to 2583 W Fayette Street. This property has been beautifully renovated and is move-in ready. The main living area is bright and airy, with recessed lighting throughout. This level features a family room with a focal point electric fireplace, a separate dining room, and a kitchen with stainless steel appliances and an island. There is also a separate laundry room and access to the backyard with porch. The upper level features two bedrooms, each with an electric fireplace, and a full bathroom with a beautifully updated shower. The lower level features another full bathroom, storage room and a finished bonus room. Don't miss your chance to see this home. Schedule your tour today!

16. 2026-04-17
    listed $135,000 Active 693-char remark

    Show marketing remark (693 chars)

    Welcome to 2583 W Fayette Street. This property has been beautifully renovated and is move-in ready. The main living area is bright and airy, with recessed lighting throughout. This level features a family room with a focal point electric fireplace, a separate dining room, and a kitchen with stainless steel appliances and an island. There is also a separate laundry room and access to the backyard with porch. The upper level features two bedrooms, each with an electric fireplace, and a full bathroom with a beautifully updated shower. The lower level features another full bathroom, storage room and a finished bonus room. Don't miss your chance to see this home. Schedule your tour today!

17. 2026-02-28
    soldstatus $38,000 Closed
18. 2026-02-11
    historical Active Under Contract
19. 2026-01-20
    price $45,000
20. 2025-10-25
    listed $55,000 Active
21. 2025-10-20
    historical $55,000

ⓘ 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: $642 · $53/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$415/yr (+$35/mo · 64.6%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,415
• − Mortgage interest: −$7,562
• − Property taxes: −$642
• − Insurance: −$675
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$3,927
• Taxable income: $3,502
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,685/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): 19,572
• Household income: $45,840
• Rent vs Own: 68.0% rent · 32.0% own
• Severe rent burden: 1755.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -97.99%
• Current HPI: 140.5836
• Rent YoY: ▲ 7.51%
• 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

+145.5% since first listed

9 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-07 Relisted — BRIGHT MLS
• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-17 Listed $135,000 BRIGHT MLS
• 2026-02-28 Sold (MLS) $38,000 BRIGHT MLS
• 2026-02-11 Contingent — BRIGHT MLS
• 2026-01-20 Price Changed $45,000 BRIGHT MLS
• 2025-10-25 Listed $55,000 BRIGHT MLS
• 2025-10-20 Coming Soon $55,000 BRIGHT MLS

Property tax history

+5.5%/yr

Latest (2025): $642 · +6.5% YoY. Source: county tax records.