2667 Saint Benedict St · Baltimore, MD 21223

$15,000

2 bd · 1.0 ba · 1,144 sqft · Townhouse public records · 90 Days on market

Built 1920 871 sqft lot $13/sqft · 68% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 6/2/2026 @ 10:00 AM. Bidding ends 6/4/2026 @ 11:20 AM. The list price is the suggested opening bid. Deposit: $5,000. This two-story townhouse is located in the Millhill neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Grace Medical Center, Westside Shopping Center, and Carroll Park. This property is vacant. The area provides easy access to the major traffic artery, Wilkens Ave, connecting to other parts of Baltimore.

Key facts

• Two-story townhouse
• Built 1920
• Listed 89 days

Tags

• TWO-STORY TOWNHOUSE
• MILLHILL NEIGHBORHOOD
• EASY ACCESS TO WILKENS AVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (6.0% below list) — sets the bar for market timing.
• Cap rate 88.8% 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: 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); 425 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); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 38% 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $14,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 9.67% ✓
• Cap rate: 88.83%
• Cash-on-cash: 294.77%
• DSCR: 14.12
• GRM: 0.9

CMA / ARV

• ARV (median comp): $46,614
• List price: $15,000
• Delta: -67.82%
• 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
2642 Wilkens Ave	0.03mi	2/1.5	1,174 (+3%)	4mo	$51,000	$43	89
2402 Wilkens Ave	0.23mi	2/1.0	1,092 (-4%)	0mo	$45,000	$41	81
2737 Wilkens Ave	0.13mi	3/1.0 (+1)	1,232 (+8%)	4mo	$53,000	$43	72
2408 Wilkens Ave	0.23mi	3/2.0 (+1)	1,092 (-4%)	2mo	$99,900	$91	71
2008 Wilkens Ave	0.56mi	2/1.5	1,100 (-4%)	4mo	$145,000	$132	63
1052 Parksley Ave	0.49mi	2/1.0	1,050 (-8%)	4mo	$110,000	$105	60
43 Wheeler Ave N	0.72mi	3/1.0 (+1)	1,144 (0%)	3mo	$34,000	$30	59
2544 W Fairmount Ave	0.66mi	2/1.5	1,204 (+5%)	2mo	$55,000	$46	56
2576 W Baltimore St W	0.62mi	3/2.0 (+1)	1,200 (+5%)	2mo	$152,000	$127	52
1834 Wilkens Ave	0.69mi	3/1.0 (+1)	1,200 (+5%)	3mo	$36,000	$30	52
2516 W Fairmount Ave	0.67mi	3/1.0 (+1)	1,304 (+14%)	2mo	$30,000	$23	39
5 Rosedale St S	0.75mi	3/2.0 (+1)	1,280 (+12%)	1mo	$110,000	$86	36

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: —
• Equity multiple: 17.71×
• Total profit: $70,188
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 43.11×
• Total profit: $176,842
• Equity at exit: $1,297

Cash invested: $4,200 (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: 425
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$79
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $1,032

Break-even live

Break-even rent $145

Max offer price $15,000

Occupancy floor 24%

Sensitivity live

Price	-10% $1,040	-5% $1,036	+0% $1,032	+5% $1,027	+10% $1,023
Rent	-10% $917	-5% $974	+0% $1,032	+5% $1,089	+10% $1,146
Rate	-1.0pp $1,039	-0.5pp $1,036	base $1,032	+0.5pp $1,028	+1.0pp $1,024

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2671 Saint Benedict St Baltimore, MD	2.0	1.0	1144	$1,325	$1.16	45d	1	0.02mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	45d	1	0.08mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	45d	1	0.12mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	5d	1	0.14mi
332 S Franklintown Rd Unit 2 Baltimore, MD	2.0	1.0	776	$795	$1.02	25d	1	0.28mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	25d	1	0.28mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	45d	1	0.44mi
307 S Smallwood St Baltimore, MD	2.0	2.5	1400	$1,350	$0.96	45d	1	0.50mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	25d	1	0.52mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	45d	1	0.55mi
514 S Payson St Unit 2 Baltimore, MD	3.0	2.0	1264	$1,750	$1.38	45d	1	0.57mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	21d	1	0.60mi
2225 W Baltimore St Baltimore, MD	3.0	2.5	1200	$1,600	$1.33	25d	1	0.68mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	25d	1	0.69mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	19d	1	0.73mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,375	$1.60	45d	1	0.85mi
1912 W Baltimore St Unit 2 Baltimore, MD	2.0	1.5	1200	$2,100	$1.75	25d	1	0.86mi
2429 Washington Blvd Baltimore, MD	1.0	1.0	940	$600	$0.64	25d	1	0.87mi
1931 Griffis Ave Baltimore, MD	2.0	1.0	912	$1,349	$1.48	5d	1	0.89mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	25d	1	0.94mi
3392 Saint Benedict St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	25d	1	0.94mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	25d	1	0.95mi
1635 Frederick Ave Baltimore, MD	3.0	2.0	1224	$1,850	$1.51	45d	1	0.98mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	25d	1	0.99mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	25d	1	1.01mi
2056 Griffis Ave Baltimore, MD	3.0	1.5	1230	$1,495	$1.22	23d	1	1.02mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	25d	1	1.02mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	5d	1	1.04mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	45d	1	1.05mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	25d	1	1.05mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	23d	1	1.08mi
1846 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1250	$1,300	$1.04	45d	1	1.09mi
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	45d	1	1.15mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	45d	1	1.16mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	25d	1	1.16mi
1303 James St Baltimore, MD	2.0	1.5	1160	$1,350	$1.16	25d	1	1.16mi
1262 Glyndon Ave Baltimore, MD	2.0	3.0	1258	$1,850	$1.47	25d	1	1.17mi
28 N Norris St Baltimore, MD	1.0	2.0	700	$1,450	$2.07	45d	1	1.18mi
147 Denison St Baltimore, MD	1.0	1.0	1370	$1,100	$0.80	25d	1	1.19mi
1101 S Carey St Baltimore, MD	2.0	2.0	1400	$1,200	$0.86	23d	1	1.19mi

Listing history 24 events

1. 2026-06-21
   days on market $15,000 Active 90 DOM
2. 2026-06-18
   days on market $15,000 Active 87 DOM
3. 2026-06-17
   days on market $15,000 Active 86 DOM
4. 2026-06-16
   days on market $15,000 Active 85 DOM
5. 2026-06-15
   days on market $15,000 Active 84 DOM
6. 2026-06-13
   days on market $15,000 Active 82 DOM
7. 2026-06-09
   days on market $15,000 Active 78 DOM
8. 2026-06-08
   days on market $15,000 Active 77 DOM
9. 2026-06-07
   remarks 586-char remark
10. 2026-06-07
    days on market $15,000 Active 76 DOM
11. 2026-06-04
    days on market $15,000 Active 73 DOM
12. 2026-06-03
    days on market $15,000 Active 72 DOM
13. 2026-06-02
    days on market $15,000 Active 71 DOM
14. 2026-06-01
    days on market $15,000 Active 70 DOM
15. 2026-05-31
    days on market $15,000 Active 69 DOM
16. 2026-03-23
    listed $15,000 Active 584-char remark

    Show marketing remark (584 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 6/2/2026 @ 10:00 AM. Bidding ends 6/4/2026 @ 11:20 AM. The list price is the suggested opening bid. Deposit: $5,000. This two-story townhouse is located in the Millhill neighborhood of Baltimore City. Residents can enjoy the nearby facilities and attractions such as the Grace Medical Center, Westside Shopping Center, and Carroll Park. This property is vacant. The area provides easy access to the major traffic artery, Wilkens Ave, connecting to other parts of Baltimore.

17. 2025-07-16
    historical
18. 2025-06-26
    listed $20,000 Active
19. 2018-06-08
    soldstatus $15,000 Closed
20. 2018-06-08
    soldstatus $15,000 Sold
21. 2018-05-09
    status Pending
22. 2018-05-09
    status Contract
23. 2018-04-23
    listed $10,000 Active
24. 2018-04-23
    listed $10,000 Active

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $352 · $29/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: $17,407
• − Mortgage interest: −$840
• − Property taxes: −$352
• − Insurance: −$75
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$436
• Taxable income: $12,918
• Est. tax owed @ 24.0%: −$3,100
• After-tax cash flow: $9,280/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

+50.0% since first listed

9 events — show timeline

• 2026-03-23 Listed $15,000 BRIGHT MLS
• 2025-07-16 Listing Removed — BRIGHT MLS
• 2025-06-26 Listed $20,000 BRIGHT MLS
• 2018-06-08 Sold (MLS) $15,000 MRIS
• 2018-06-08 Sold (MLS) $15,000 BRIGHT MLS
• 2018-05-09 Pending — BRIGHT MLS
• 2018-05-09 Pending — MRIS
• 2018-04-23 Listed $10,000 MRIS
• 2018-04-23 Listed $10,000 BRIGHT MLS

Property tax history

-3.8%/yr

Latest (2025): $352 · -68.3% YoY. Source: county tax records.