1000 Mount Holly St · Baltimore, MD 21229

$99,000

3 bd · 1.0 ba · 1,290 sqft · Townhouse public records · 8 Days on market

Built 1948 2,360 sqft lot $77/sqft · 46% below area Est $184k · 46% under ↓ 6% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * Investor opportunity in Baltimore City! * * * 1000 Mount Holly St is a 3-bedroom, 1.5-bath end-of-group rowhome offering strong value-add potential for seasoned investors or portfolio builders. The end-unit configuration provides additional natural light, added privacy, and increased design flexibility. Property features a functional layout, spacious room sizes, and a rear yard, making it ideal for a renovation resale or long-term rental strategy. Zoned R-6 with no ground rent. Conveniently located near major commuter routes, public transportation, employment hubs, and ongoing redevelopment activity throughout the area. Sold strictly As-Is. Buyer to verify all property informati

Key facts

• Added privacy
• Rear yard
• Spacious room sizes

Tags

• ADDITIONAL NATURAL LIGHT
• ADDED PRIVACY
• INCREASED DESIGN FLEXIBILITY
• FUNCTIONAL LAYOUT
• SPACIOUS ROOM SIZES
• REAR YARD

Property features AI

Finance

• Other: Assessor sources used for finished area and year built information; Below-grade area includes finished and unfinished space (finished and unfinished areas recorded separately)

Exterior

• Parking: On-street parking
• Utilities: Natural gas heating and hot water; Public water; Public sewer
• Home design: End of row townhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Located within city limits (Baltimore City); Ground rent paid annually; No tidal water on property

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels); One half bathroom (lower level)
• Heating & cooling: Radiator heating; Cooling listed as Other
• Interior features: Partially finished basement with rear entrance; Finished and unfinished below-grade space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 14.7% 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 (+5.4%/yr); 252 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); 48% 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 37% of the median local income ($60k/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 $684 of loan paydown is wiped out by about $3k 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 + 5.4% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $99,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.92%
• DSCR: 2.33
• GRM: 4.5

CMA / ARV

• ARV (median comp): $183,951
• List price: $99,000
• Delta: -46.18%
• 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
1000 Mount Holly St	0.00mi	3/1.5	1,290 (0%)	1mo	$93,000	$72	97
1007 Mount Holly St	0.03mi	4/2.0 (+1)	1,290 (0%)	2mo	$210,000	$163	88
3821 Stokes Dr	0.11mi	3/2.0	1,254 (-3%)	1mo	$145,000	$116	85
1007 Wildwood Pkwy	0.18mi	3/1.0	1,216 (-6%)	2mo	$111,100	$91	81
3806 Rokeby Rd	0.06mi	3/1.0	1,160 (-10%)	2mo	$120,000	$103	79
3707 Colborne Rd	0.09mi	3/2.0	1,400 (+8%)	1mo	$220,000	$157	77
4105 Flowerton Rd	0.24mi	2/2.0 (-1)	1,260 (-2%)	2mo	$119,990	$95	74
300 Denison St	0.62mi	3/2.0	1,260 (-2%)	2mo	$205,000	$163	62
3224 Belmont Ave	0.55mi	3/1.5	1,178 (-9%)	1mo	$77,000	$65	58
1528 N Ellamont St	0.67mi	3/2.5	1,328 (+3%)	1mo	$209,000	$157	57
517 N Edgewood St	0.46mi	4/2.5 (+1)	1,430 (+11%)	2mo	$90,000	$63	48
509 Normandy Ave	0.41mi	4/2.5 (+1)	1,458 (+13%)	1mo	$212,000	$145	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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.17×
• Total profit: $32,563
• Equity at exit: $14,761

10-year hold

• IRR: 36.4%
• Equity multiple: 4.78×
• Total profit: $104,769
• Equity at exit: $8,560

Cash invested: $27,720 (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 21229

• Rents YoY: 5.4%
• Active inventory: 252
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$519
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $691

Break-even live

Break-even rent $964

Max offer price $99,000

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3935 Stokes Dr #1 Baltimore, MD	2.0	1.0	1150	$1,400	$1.22	43d	1	0.21mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	23d	1	0.22mi
4103 Mountwood Rd Baltimore, MD	3.0	2.0	1030	$1,700	$1.65	43d	1	0.26mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	23d	1	0.27mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	43d	1	0.28mi
4113 Mountwood Rd Baltimore, MD	3.0	1.0	1520	$1,795	$1.18	43d	1	0.28mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	23d	1	0.28mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	23d	1	0.30mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	43d	1	0.31mi
1216 N Augusta Ave Baltimore, MD	3.0	1.0	1024	$1,550	$1.51	23d	1	0.31mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	23d	1	0.31mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	43d	1	0.42mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	43d	1	0.45mi
917 Kevin Rd Baltimore, MD	3.0	2.0	1151	$1,795	$1.56	1d	1	0.46mi
409 Normandy Ave Baltimore, MD	4.0	1.0	1640	$1,500	$0.91	23d	1	0.49mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	43d	1	0.50mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	4d	1	0.54mi
3706 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1540	$1,350	$0.88	43d	1	0.56mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	43d	1	0.57mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	43d	1	0.59mi
202 N Edgewood St Baltimore, MD	3.0	2.0	1710	$2,250	$1.32	23d	1	0.62mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	4d	1	0.62mi
3709 Nortonia Rd #2 Baltimore, MD	2.0	1.0	1289	$1,450	$1.12	17d	1	0.63mi
1513 N Ellamont St Baltimore, MD	3.0	1.0	1700	$1,700	$1.00	23d	1	0.65mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	43d	1	0.70mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	43d	1	0.70mi
1530 N Rosedale St Baltimore, MD	3.0	2.0	1641	$1,895	$1.15	14d	1	0.72mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	23d	1	0.76mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	44d	1	0.76mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	23d	1	0.82mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	43d	1	0.83mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	43d	1	0.83mi
4520 Scarlet Oak Ln Baltimore, MD	2.0	1.0	1025	$1,500	$1.46	43d	1	0.84mi
2103 Chelsea Ter Unit 1 Baltimore, MD	2.0	2.0	1500	$2,200	$1.47	14d	1	0.85mi
2103 Chelsea Ter Unit 2 Baltimore, MD	3.0	1.5	1500	$2,100	$1.40	14d	1	0.85mi
3514 Clifton Ave Baltimore, MD	2.0	1.0	925	$1,199	$1.30	43d	1	0.85mi
3514 Clifton Ave Unit 21 Baltimore, MD	2.0	1.0	925	$1,150	$1.24	43d	1	0.85mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	3d	1	0.88mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	23d	1	0.90mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	23d	1	0.91mi

Listing history 2 events

1. 2026-05-16
   status Pending 702-char remark
2. 2026-05-08
   listed $99,000 Active 702-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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/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 5/10 Major 24% 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: $22,064
• − Mortgage interest: −$5,546
• − Property taxes: −$2,411
• − Insurance: −$495
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$2,880
• Taxable income: $7,202
• Est. tax owed @ 24.0%: −$1,729
• After-tax cash flow: $6,566/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 (73%)
• Race & ethnicity: Black 73% White 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

-6.1% since first listed

3 events — show timeline

• 2026-05-29 Sold (MLS) $93,000 BRIGHT MLS
• 2026-05-16 Pending — BRIGHT MLS
• 2026-05-08 Listed $99,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $2,411 · +5.2% YoY. Source: county tax records.