1249 N Bentalou St · Baltimore, MD 21216

$165,000

5 bd · 2.0 ba · 1,532 sqft · Townhouse public records · 17 Days on market

Built 1940 Est $224k · 26% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

This property is part of a larger portfolio. Please contact for more details regarding associated listings. Closings will need to be coordinated with the other properties in the portfolio but may sell to individual buyers. Seller will only accept offers from serious buyers who can align with that timeline.

Key facts

• Built 1940
• Listed 17 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Block foundation; Built-up roof
• Exterior features: No tidal water; Above-grade and below-grade attached structures

Interior

• Bedrooms: Four bedrooms on the first upper level; One bedroom on the first lower level
• Bathrooms: Three full bathrooms (one on main level, one on first upper level, one on first lower level)
• Heating & cooling: Forced air heating (natural gas); Ceiling fans for cooling (electric); Natural gas hot water
• Interior features: Finished above-grade living area per assessor; Finished lower-level space; Connecting stairway to basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,144/mo this rent would consume 61% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.30% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $223,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 W Lafayette Ave	0.33mi	4/2.0 (-1)	1,584 (+3%)	2mo	$263,000	$166	72
1722 N Bentalou St	0.34mi	4/2.0 (-1)	1,450 (-5%)	3mo	$245,000	$169	68
2009 Ruxton Ave	0.53mi	4/2.0 (-1)	1,600 (+4%)	1mo	$234,000	$146	62
2522 Harlem Ave	0.53mi	4/2.0 (-1)	1,608 (+5%)	3mo	$114,000	$71	60
2754 Ellicott Driveway	0.54mi	4/2.0 (-1)	1,436 (-6%)	5mo	$170,000	$118	56
2927 Ellicott Dr	0.72mi	4/3.5 (-1)	1,540 (+0%)	2mo	$230,000	$149	53
2829 Baker St	0.64mi	4/3.5 (-1)	1,460 (-5%)	2mo	$215,400	$148	50
1607 Saint Stephens St	0.72mi	4/3.5 (-1)	1,550 (+1%)	8mo	$250,000	$161	46
1202 Dukeland St	0.56mi	4/2.0 (-1)	1,376 (-10%)	7mo	$164,000	$119	46
2544 Calverton Heights Ave	0.45mi	4/1.0 (-1)	1,324 (-14%)	3mo	$75,000	$57	45
2726 W Mosher St	0.55mi	4/1.0 (-1)	1,660 (+8%)	8mo	$75,000	$45	44
1940 W North Ave	0.51mi	5/3.0	1,307 (-15%)	8mo	$173,000	$132	41

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: 11.8%
• Equity multiple: 1.49×
• Total profit: $22,484
• Equity at exit: $24,602

10-year hold

• IRR: 23.0%
• Equity multiple: 3.25×
• Total profit: $104,136
• Equity at exit: $14,266

Cash invested: $46,200 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,144 high
• Mortgage (P&I): −$865
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $665

Break-even live

Break-even rent $1,302

Max offer price $165,000

Occupancy floor 64%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 Mosher St Unit 1914 Baltimore, MD	4.0	2.5	1200	$1,700	$1.42	44d	1	0.34mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	24d	1	0.38mi
2401 W North Ave Baltimore, MD	5.0	2.0	2037	$1,800	$0.88	4d	1	0.46mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	4d	1	0.46mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	0.59mi
834 N Stricker St Baltimore, MD	4.0	1.0	1200	$1,500	$1.25	20d	1	0.67mi
2128 N Pulaski St Baltimore, MD	4.0	3.0	2166	$2,200	$1.02	44d	1	0.67mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	44d	1	0.68mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	44d	1	0.72mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	12d	1	0.74mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	4d	1	0.74mi
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	2d	1	0.83mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	44d	1	0.91mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	18d	1	0.91mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	24d	1	0.91mi
910 N Arlington Ave Unit 2 Baltimore, MD	4.0	2.0	1220	$1,850	$1.52	24d	1	0.93mi
715 N Rosedale St Baltimore, MD	5.0	3.0	1542	$2,550	$1.65	44d	1	0.93mi
2216 Whittier Ave Baltimore, MD	5.0	1.5	1392	$1,975	$1.42	24d	1	0.95mi
1633 N Hilton St Baltimore, MD	4.0	2.5	1920	$2,600	$1.35	18d	1	1.04mi
3030 Windsor Ave Baltimore, MD	4.0	1.5	2124	$1,995	$0.94	4d	1	1.07mi
1725 Druid Hill Ave Baltimore, MD	4.0	3.0	2195	$2,100	$0.96	24d	1	1.10mi
1032 W Franklin St Baltimore, MD	4.0	4.5	1913	$2,650	$1.39	24d	1	1.12mi
1628 McCulloh St Unit 2 Baltimore, MD	4.0	2.5	2000	$2,000	$1.00	4d	1	1.15mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	1.32mi
311 S Pulaski St Baltimore, MD	5.0	3.0	1450	$2,400	$1.66	3d	1	1.35mi
311 S Pulaski St Baltimore, MD	5.0	3.0	1450	$2,400	$1.66	44d	1	1.35mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	1.38mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	1.40mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	4d	1	1.41mi
3619 Edmondson Ave Baltimore, MD	4.0	3.5	1962	$2,800	$1.43	44d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $165,000 Active 17 DOM
2. 2026-06-17
   days on market $165,000 Active 16 DOM
3. 2026-06-16
   days on market $165,000 Active 15 DOM
4. 2026-06-15
   days on market $165,000 Active 14 DOM
5. 2026-06-13
   pricedays on market $165,000 Active 12 DOM
6. 2026-06-09
   days on market $175,000 Active 8 DOM
7. 2026-06-08
   days on market $175,000 Active 7 DOM
8. 2026-06-07
   days on market $175,000 Active 6 DOM
9. 2026-06-04
   days on market $175,000 Active 3 DOM
10. 2026-06-03
    days on market $175,000 Active 2 DOM
11. 2026-06-02
    remarks 307-char remark
12. 2026-06-02
    listed $175,000 Active 1 DOM

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$331/yr (+$28/mo · 29.1%)

ⓘ 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: $25,730
• − Mortgage interest: −$9,243
• − Property taxes: −$1,137
• − Insurance: −$825
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$4,800
• Taxable income: $5,609
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $6,635/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

+192.2% since first listed

22 events — show timeline

• 2026-06-01 Listed $175,000 BRIGHT MLS
• 2018-03-01 Sold (Public Records) $4,552,396 Public Records
• 2015-11-25 Delisted — MRIS
• 2015-11-25 Listing Removed — BRIGHT MLS
• 2015-06-22 Listed $119,900 BRIGHT MLS
• 2015-06-22 Listed — MRIS
• 2012-11-13 Delisted — MRIS
• 2012-11-13 Sold (Public Records) $54,000 Public Records
• 2012-11-08 Sold (MLS) $54,500 BRIGHT MLS
• 2012-11-08 Sold (MLS) $54,500 MRIS
• 2012-10-17 Pending — MRIS
• 2012-10-16 Listing Removed — BRIGHT MLS
• 2012-09-20 Relisted — MRIS
• 2012-09-20 Price Changed $59,900 MRIS
• 2012-08-27 Delisted — MRIS
• 2012-06-20 Price Changed $69,990 MRIS
• 2012-04-03 Price Changed $75,900 MRIS
• 2011-11-05 Price Changed $84,900 MRIS
• 2011-08-21 Relisted — MRIS
• 2011-08-18 Delisted — MRIS
• 2011-08-17 Listed $89,900 MRIS
• 2011-08-17 Listed $59,900 BRIGHT MLS

Property tax history

-2.6%/yr

Latest (2025): $1,137 · +3.6% YoY. Source: county tax records.