649 N Bentalou St · Baltimore, MD 21216

$72,000

3 bd · 2.0 ba · 1,398 sqft · Townhouse public records · 23 Days on market

Built 1926 1,306 sqft lot $52/sqft · 54% below area ↓ 15% since listing

---

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
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 649 N Bentalou St - a spacious semi-detached brick townhome in Baltimore City’s Evergreen Lawn community! This 3 bedroom, 1.5 bath end-unit offers nearly 1,400 square feet above grade plus a partially finished walkout basement with additional living space potential. Features include a covered front porch, upgraded electrical panel, generous room sizes, and abundant natural light thanks to the semi-detached layout. Spacious primary bedroom offers excellent owner’s suite potential. Conveniently located near commuter routes, shopping, parks, and public transportation. Ideal opportunity for buyers looking to build equity or investors seeking strong upside poten

Key facts

• Covered front porch
• Near shopping
• Near parks

Tags

• SEMI-DETACHED BRICK TOWNHOME
• COVERED FRONT PORCH
• UPGRADED ELECTRICAL PANEL
• ABUNDANT NATURAL LIGHT
• NEAR SHOPPING
• NEAR PARKS

Property features AI

Finance

• Financial info: Ground rent of $120 paid semi-annually; Ownership is ground rent; Below-grade area approximately 759 total; above-grade finished area approximately 1,398; below-grade finished area approximately 359; below-grade unfinished area approximately 400

Exterior

• Parking: One off-street parking space; On-street parking available
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Brick construction
• Construction: Brick foundation (brick/mortar)
• Exterior features: Semi-annexed (semi-detached) property; Above-grade and below-grade structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Radiator heating fueled by natural gas; Window air conditioning units (electric)
• Interior features: Partially finished basement with rear entrance and walkout level; 2+ access exits

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $72k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.6% 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 (+6.1%/yr); 252 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,802/mo this rent would consume 51% of the median local household income ($42k/yr) (locally 2264% 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 $498 of loan paydown is wiped out by about $2k 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 + 6.1% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1926 — 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 $70,920 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.50% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.21%
• DSCR: 3.28
• GRM: 3.3

CMA / ARV

• ARV (median comp): $196,513
• List price: $72,000
• Delta: -63.36%
• 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
2416 W Franklin St	0.23mi	3/2.0	1,435 (+3%)	2mo	$67,000	$47	83
2404 W Lafayette Ave	0.19mi	3/2.0	1,476 (+6%)	2mo	$135,000	$91	80
2435 Lauretta Ave	0.23mi	3/1.0	1,260 (-10%)	1mo	$45,000	$36	68
2514 W Lafayette Ave	0.26mi	3/2.0	1,560 (+12%)	2mo	$232,000	$149	67
2216 W Fayette St	0.49mi	3/1.5	1,326 (-5%)	1mo	$77,000	$58	66
633 N Brice St	0.19mi	4/2.5 (+1)	1,250 (-11%)	2mo	$78,000	$62	65
2400 W Lafayette Ave	0.19mi	4/2.0 (+1)	1,584 (+13%)	2mo	$263,000	$166	62
1906 W Saratoga St	0.41mi	3/1.5	1,273 (-9%)	2mo	$155,000	$122	62
2711 Riggs Ave	0.55mi	3/1.0	1,288 (-8%)	2mo	$134,000	$104	56
2516 W Fairmount Ave	0.59mi	3/1.0	1,304 (-7%)	2mo	$30,000	$23	56
2576 W Baltimore St W	0.67mi	3/2.0	1,200 (-14%)	2mo	$152,000	$127	43
1601 Ruxton Ave	0.70mi	3/1.0	1,568 (+12%)	1mo	$90,000	$57	42

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 52.7%
• Equity multiple: 3.43×
• Total profit: $48,994
• Equity at exit: $10,735

10-year hold

• IRR: 59.3%
• Equity multiple: 7.89×
• Total profit: $138,845
• Equity at exit: $6,225

Cash invested: $20,160 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$378
• Tax from tax record: −$156 /mo · $1,870/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $860

Break-even live

Break-even rent $713

Max offer price $72,000

Occupancy floor 47%

Sensitivity live

Price	-10% $901	-5% $881	+0% $860	+5% $840	+10% $820
Rent	-10% $718	-5% $789	+0% $860	+5% $932	+10% $1,003
Rate	-1.0pp $897	-0.5pp $879	base $860	+0.5pp $842	+1.0pp $823

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	25d	1	0.12mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	45d	1	0.22mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	25d	1	0.32mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	25d	1	0.33mi
1914 Mosher St Unit 1914 Baltimore, MD	4.0	2.5	1200	$1,700	$1.42	45d	1	0.38mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	25d	1	0.39mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	45d	1	0.42mi
813 N Fulton Ave Unit 1 Baltimore, MD	2.0	1.0	1200	$1,350	$1.12	45d	1	0.43mi
1846 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1250	$1,300	$1.04	45d	1	0.43mi
1814 Penrose Ave Baltimore, MD	3.0	1.0	1624	$1,700	$1.05	19d	1	0.48mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	19d	1	0.48mi
39 N Bentalou St Baltimore, MD	3.0	2.5	1844	$1,700	$0.92	4d	1	0.49mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	5d	1	0.51mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	13d	1	0.51mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	25d	1	0.55mi
2225 W Baltimore St Baltimore, MD	3.0	2.5	1200	$1,600	$1.33	25d	1	0.57mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	25d	1	0.58mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	45d	1	0.58mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	25d	1	0.59mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	25d	1	0.60mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,434	$1.67	45d	1	0.60mi
1509 Edmondson Ave #1 Baltimore, MD	3.0	2.0	1600	$2,275	$1.42	25d	1	0.60mi
1912 W Baltimore St Unit 2 Baltimore, MD	2.0	1.5	1200	$2,100	$1.75	25d	1	0.61mi
834 N Stricker St Baltimore, MD	4.0	1.0	1200	$1,500	$1.25	21d	1	0.64mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	4d	1	0.65mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	4d	1	0.66mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	45d	1	0.66mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	45d	1	0.67mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	45d	1	0.68mi
1519 Penrose Ave Baltimore, MD	3.0	2.0	1200	$1,875	$1.56	45d	1	0.69mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	25d	1	0.69mi
1518 1/2 W Lexington St Baltimore, MD	2.0	2.0	1650	$1,200	$0.73	5d	1	0.70mi
1315 Harlem Ave Unit B Baltimore, MD	2.0	1.0	900	$1,425	$1.58	25d	1	0.72mi
1315 Harlem Ave Unit C Baltimore, MD	2.0	1.0	900	$1,425	$1.58	45d	1	0.72mi
1433 N Fulton Ave Baltimore, MD	2.0	1.0	1200	$1,500	$1.25	45d	1	0.72mi
1635 Frederick Ave Baltimore, MD	3.0	2.0	1224	$1,850	$1.51	45d	1	0.76mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	25d	1	0.76mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	45d	1	0.76mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	45d	1	0.77mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	5d	1	0.78mi

Listing history 5 events

1. 2026-05-31
   days on market $72,000 Active 23 DOM
2. 2026-05-18
   status Active 739-char remark
3. 2026-05-15
   historical 739-char remark
4. 2026-05-12
   price $72,000 739-char remark
5. 2026-05-05
   listed $85,000 Active 739-char remark

ⓘ 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: $1,870 · $156/mo
• Projected year-2 tax: $1,870 · $156/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,627
• − Mortgage interest: −$4,033
• − Property taxes: −$1,870
• − Insurance: −$360
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$2,095
• Taxable income: $9,809
• Est. tax owed @ 24.0%: −$2,354
• After-tax cash flow: $7,970/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

-15.3% since first listed

5 events — show timeline

• 2026-05-31 Listing Removed — BRIGHT MLS
• 2026-05-18 Relisted — BRIGHT MLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2026-05-12 Price Changed $72,000 BRIGHT MLS
• 2026-05-05 Listed $85,000 BRIGHT MLS

Property tax history

+0.4%/yr

Latest (2025): $1,870 · +5.6% YoY. Source: county tax records.