3116 Cliftmont Ave · Baltimore, MD 21213

$209,500

3 bd · 2.0 ba · 1,328 sqft · Townhouse public records · 51 Days on market

Built 1925 1,600 sqft lot $158/sqft · 97% above area

---

Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Another high-quality home renovation by St. Ambrose Housing Aid Center. Your new home has been thoughtfully renovated and is ready for you to move right in. Features include a new roof, new windows and doors, new kitchen, new SS kitchen appliances, new washer & dryer, new bathrooms, new rear concrete parking pad, new plumbing, new electric, new furnace & central AC, beautifully refinished hardwood floors, fresh neutral paint and a rear second floor bonus room. The large lower level has tons of space for a family room, kids play room; whatever you wish. This house is ready for your finishing touches to make it your home! Buyer may be eligible for closing cost grants and favorabl

Key facts

• New kitchen
• New doors
• New washer and dryer

Tags

• NEW ROOF
• NEW WINDOWS
• NEW DOORS
• NEW KITCHEN
• NEW SS KITCHEN APPLIANCES
• NEW WASHER AND DRYER

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Effective year remodeled: 2026; Fee simple ownership
• Construction: Brick construction; Block and brick/mortar foundation; Cool/white roof; Built year source: assessor
• Exterior features: Above-grade and below-grade structures; Ground rent paid annually; Located in city limits

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level (1st upper level)
• Flooring: Ceramic tile; Luxury vinyl plank; Hardwood
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating fueled by natural gas; Central air conditioning (electric)
• Interior features: Excellent condition; Full unfinished basement with space for finished rooms
• Laundry & utility: Hot water heated by natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (14.1% below list).
• Recommended offer: $180k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 6.0% in Baltimore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.2%/yr); 319 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 ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $258 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 5.2% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $210k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $179,876 (14.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 0.86% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $106,224
• List price: $209,500
• Delta: 97.23%
• 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
2902 Clifton Park Ter	0.20mi	3/1.5	1,344 (+1%)	1mo	$66,000	$49	86
3533 Elmley Ave	0.25mi	3/1.5	1,344 (+1%)	1mo	$70,000	$52	83
2821 Erdman Ave	0.25mi	2/2.0 (-1)	1,260 (-5%)	0mo	$75,000	$60	75
3733 Ravenwood Ave	0.58mi	3/2.0	1,350 (+2%)	1mo	$135,000	$100	70
3238 Ravenwood Ave	0.30mi	3/1.5	1,158 (-13%)	0mo	$70,000	$60	62
3564 Elmora Ave	0.36mi	3/1.5	1,478 (+11%)	1mo	$133,500	$90	61
3555 Elmora Ave	0.36mi	4/2.0 (+1)	1,178 (-11%)	1mo	$254,000	$216	59
3406 Ramona Ave	0.67mi	3/2.0	1,408 (+6%)	0mo	$85,000	$60	58
3571 Dudley Ave	0.69mi	3/2.0	1,400 (+5%)	1mo	$175,000	$125	58
3532 Cliftmont Ave	0.55mi	3/2.0	1,200 (-10%)	2mo	$168,000	$140	57
3838 Lyndale Ave	0.58mi	2/2.0 (-1)	1,190 (-10%)	2mo	$113,500	$95	49
4117 Eastmont Ave	0.69mi	3/2.0	1,176 (-11%)	1mo	$224,900	$191	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.57% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.05×
• Total profit: $3,048
• Equity at exit: $54,950

10-year hold

• IRR: 8.7%
• Equity multiple: 1.94×
• Total profit: $55,260
• Equity at exit: $61,523

Cash invested: $58,660 (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 21213

• Home prices YoY: -0.1%
• Rents YoY: 5.2%
• Active inventory: 319
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,099
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $167

Break-even live

Break-even rent $1,587

Max offer price $209,500

Occupancy floor 86%

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3335 Lyndale Ave Baltimore, MD	2.0	2.0	1344	$1,600	$1.19	23d	1	0.19mi
3317 Lyndale Ave Baltimore, MD	3.0	1.0	900	$1,300	$1.44	43d	1	0.20mi
3315 Lyndale Ave Baltimore, MD	2.0	1.5	896	$1,650	$1.84	17d	1	0.20mi
3326 Elmora Ave Baltimore, MD	3.0	1.0	1200	$1,450	$1.21	23d	1	0.22mi
3222 Lyndale Ave Unit 1 Baltimore, MD	3.0	1.5	1500	$2,200	$1.47	12d	1	0.22mi
3213 Elmley Ave Baltimore, MD	2.0	1.0	1188	$1,395	$1.17	43d	1	0.22mi
3218 Lyndale Ave Baltimore, MD	3.0	1.5	1020	$1,500	$1.47	23d	1	0.22mi
3339 Elmora Ave Baltimore, MD	3.0	2.0	896	$1,600	$1.79	43d	1	0.23mi
3221 Lyndale Ave Baltimore, MD	2.0	2.0	1020	$1,700	$1.67	23d	1	0.24mi
3322 Ravenwood Ave Baltimore, MD	3.0	2.0	932	$1,800	$1.93	23d	1	0.26mi
3512 Elmora Ave Baltimore, MD	3.0	1.5	1472	$1,900	$1.29	20d	1	0.27mi
3551 Elmley Ave Baltimore, MD	3.0	1.5	1872	$2,095	$1.12	23d	1	0.27mi
3343 Ravenwood Ave Unit 3343 Baltimore, MD	2.0	2.0	948	$1,855	$1.96	17d	1	0.27mi
2113 Belair Rd Baltimore, MD	3.0	1.0	1344	$1,795	$1.34	43d	1	0.31mi
2828 Lake Ave Baltimore, MD	3.0	2.0	1164	$1,850	$1.59	4d	1	0.34mi
3610 Elmley Ave Baltimore, MD	2.0	1.5	1200	$1,550	$1.29	20d	1	0.35mi
3436 Cardenas Ave Baltimore, MD	2.0	1.0	1146	$1,395	$1.22	43d	1	0.36mi
3519 Kentucky Ave Baltimore, MD	3.0	2.0	1536	$2,100	$1.37	10d	1	0.45mi
3515 Parklawn Ave Baltimore, MD	3.0	2.0	1240	$1,700	$1.37	2d	1	0.45mi
3525 Kentucky Ave Baltimore, MD	3.0	1.5	1536	$1,950	$1.27	43d	1	0.45mi
2837 Pelham Ave Baltimore, MD	4.0	2.0	1164	$1,675	$1.44	43d	1	0.45mi
2817 Pelham Ave Baltimore, MD	3.0	2.0	1464	$1,950	$1.33	23d	1	0.46mi
3902 Erdman Ave Unit 1 Baltimore, MD	2.0	1.0	1000	$1,275	$1.27	23d	1	0.46mi
2848 Pelham Ave Baltimore, MD	3.0	2.0	1164	$1,700	$1.46	43d	1	0.47mi
3603 Ravenwood Ave Unit 1 Baltimore, MD	4.0	1.0	1566	$1,600	$1.02	43d	1	0.48mi
3914 Erdman Ave #1 Baltimore, MD	3.0	1.0	1200	$1,319	$1.10	17d	1	0.48mi
4104 Erdman Ave Unit 2 Baltimore, MD	2.0	1.0	1566	$1,075	$0.69	4d	1	0.53mi
3028 Kenyon Ave Baltimore, MD	2.0	2.0	1075	$1,395	$1.30	43d	1	0.54mi
2735 Chesterfield Ave Baltimore, MD	3.0	2.5	1536	$2,000	$1.30	10d	1	0.54mi
3572 Juneway Unit 1 Baltimore, MD	2.0	1.0	1800	$1,200	$0.67	43d	1	0.56mi
3305 Dudley Ave Baltimore, MD	3.0	2.0	1413	$1,950	$1.38	43d	1	0.60mi
3544 Chesterfield Ave Baltimore, MD	3.0	1.5	1200	$1,635	$1.36	43d	1	0.61mi
3300 Dudley Ave Baltimore, MD	4.0	2.0	1724	$2,200	$1.28	43d	1	0.62mi
3566 Dudley Ave Baltimore, MD	2.0	1.0	896	$1,800	$2.01	23d	1	0.73mi
3551 Shannon Dr Baltimore, MD	3.0	2.0	1485	$2,358	$1.59	23d	1	0.76mi
3573 Shannon Dr Baltimore, MD	4.0	2.0	1493	$2,300	$1.54	17d	1	0.76mi
2522 E Federal St Baltimore, MD	2.0	2.0	1760	$1,400	$0.80	43d	1	0.76mi
2311 E Lafayette Ave Baltimore, MD	3.0	1.0	1000	$1,400	$1.40	43d	1	0.78mi
1403 N Linwood Ave Baltimore, MD	3.0	2.0	1660	$1,995	$1.20	43d	1	0.81mi
2621 E Oliver St Baltimore, MD	3.0	2.0	1600	$1,700	$1.06	23d	1	0.82mi

Listing history 24 events

1. 2026-06-17
   status $209,500 Pending 51 DOM
2. 2026-06-17
   days on market $209,500 Active 51 DOM
3. 2026-06-16
   days on market $209,500 Active 50 DOM
4. 2026-06-15
   days on market $209,500 Active 49 DOM
5. 2026-06-13
   pricedays on market $209,500 Active 47 DOM
6. 2026-06-09
   days on market $214,500 Active 43 DOM
7. 2026-06-08
   days on market $214,500 Active 42 DOM
8. 2026-06-07
   days on market $214,500 Active 41 DOM
9. 2026-06-04
   days on market $214,500 Active 38 DOM
10. 2026-06-03
    days on market $214,500 Active 37 DOM
11. 2026-06-02
    days on market $214,500 Active 36 DOM
12. 2026-06-01
    days on market $214,500 Active 35 DOM
13. 2026-05-31
    days on market $214,500 Active 34 DOM
14. 2026-05-13
    price $219,500 720-char remark
15. 2026-05-07
    price $224,500 720-char remark
16. 2026-04-27
    listed $229,500 Active 720-char remark
17. 2024-09-23
    soldstatus $75,000
18. 2006-08-21
    soldstatus $84,000
19. 2001-02-12
    soldstatus $13,015
20. 2000-11-03
    historical
21. 2000-04-09
    listed $40,800
22. 1996-09-30
    soldstatus $42,000
23. 1996-09-30
    soldstatus $70,500
24. 1996-07-17
    soldstatus $34,000

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$733/yr (+$61/mo · 89.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,585
• − Mortgage interest: −$11,735
• − Property taxes: −$817
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$6,095
• Taxable loss: −$1,563
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $2,379/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): 28,058
• Household income: $51,344
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1868.0

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 (86%)
• Race & ethnicity: Black 86% White 6% Hispanic / Latino 4% Two or more races 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.57%
• Current HPI: 427.4453
• Rent YoY: ▲ 5.25%
• 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

+516.2% since first listed

14 events — show timeline

• 2026-06-17 Pending — BRIGHT MLS
• 2026-06-11 Price Changed $209,500 BRIGHT MLS
• 2026-05-26 Price Changed $214,500 BRIGHT MLS
• 2026-05-13 Price Changed $219,500 BRIGHT MLS
• 2026-05-07 Price Changed $224,500 BRIGHT MLS
• 2026-04-27 Listed $229,500 BRIGHT MLS
• 2024-09-23 Sold (Public Records) $75,000 Public Records
• 2006-08-21 Sold (Public Records) $84,000 Public Records
• 2001-02-12 Sold (MLS) $13,015 MRIS
• 2000-11-03 Delisted — MRIS
• 2000-04-09 Listed $40,800 MRIS
• 1996-09-30 Sold (Public Records) $70,500 Public Records
• 1996-09-30 Sold (Public Records) $42,000 Public Records
• 1996-07-17 Sold (Public Records) $34,000 Public Records

Property tax history

-5.8%/yr

Latest (2025): $817 · +1.8% YoY. Source: county tax records.