805 Wilbert Ave · Baltimore, MD 21212

$85,000

2 bd · 1.0 ba · 840 sqft · Townhouse public records · 60 Days on market

Built 1951 871 sqft lot $101/sqft · 21% below area Est $107k · 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick townhome with 2 bedrooms and 1 full bath, offering a practical layout and plenty of opportunity to personalize. Ideal for buyers seeking value and a place to make their own. Convenient location close to everyday amenities and commuter routes.

Key facts

• Built 1951
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 (+4.7%/yr); 133 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; solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent is only 18% of the median local income ($97k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 + 4.7% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $85k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.30%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $107,430
• List price: $85,000
• Delta: -20.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 Richwood Ave	0.15mi	2/1.0	840 (0%)	2mo	$118,900	$142	92
815 E Cold Spring Ln	0.04mi	3/2.0 (+1)	840 (0%)	2mo	$197,000	$235	87
4709 Midwood Ave	0.08mi	3/1.0 (+1)	864 (+3%)	10mo	$75,000	$87	79
4713 Midwood Ave	0.08mi	2/1.0	864 (+3%)	18mo	$140,000	$162	77
4703 Midwood Ave	0.07mi	2/2.0	864 (+3%)	24mo	$165,000	$191	68
637 Willow Ave	0.11mi	3/1.0 (+1)	960 (+14%)	16mo	$109,900	$114	52

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.77×
• Total profit: $18,379
• Equity at exit: $12,674

10-year hold

• IRR: 28.2%
• Equity multiple: 3.72×
• Total profit: $64,681
• Equity at exit: $7,349

Cash invested: $23,800 (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 21212

• Rents YoY: 4.7%
• Active inventory: 133
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$446
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $466

Break-even live

Break-even rent $832

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $514	-5% $490	+0% $466	+5% $442	+10% $418
Rent	-10% $354	-5% $410	+0% $466	+5% $522	+10% $579
Rate	-1.0pp $509	-0.5pp $488	base $466	+0.5pp $444	+1.0pp $422

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 E Cold Spring Ln Baltimore, MD	2.0	1.5	997	$1,400	$1.40	24d	1	0.02mi
815 Gilrubin Ct Baltimore, MD	2.0	1.0	900	$1,695	$1.88	44d	1	0.24mi
812 Nat Ct Apt 12 Baltimore, MD	2.0	1.0	900	$1,295	$1.44	44d	1	0.24mi
5001 Midwood Ave Apt 2A Baltimore, MD	2.0	1.0	750	$1,265	$1.69	44d	1	0.26mi
509 Richwood Ave Unit 1 Baltimore, MD	1.0	1.0	800	$1,200	$1.50	24d	1	0.30mi
4646 York Rd Unit 4 Baltimore, MD	1.0	1.0	800	$1,150	$1.44	18d	1	0.31mi
4654 York Rd Unit 2 Baltimore, MD	1.0	1.0	900	$1,050	$1.17	44d	1	0.32mi
4101 Saint Georges Ave Unit 4109-01 Baltimore, MD	1.0	1.0	742	$1,250	$1.68	44d	1	0.33mi
4101 Saint Georges Ave Unit 4212-03 Baltimore, MD	1.0	1.0	742	$750	$1.01	2d	1	0.33mi
4101 Saint Georges Ave Unit 4212-09 Baltimore, MD	1.0	1.0	742	$825	$1.11	3d	1	0.33mi
956 Argonne Dr Baltimore, MD	1.0–2.0	1.0	662	$1,295	$1.95	5d	6	0.38mi
1260 Rossiter Ave Baltimore, MD	2.0	1.0	710	$1,250	$1.76	2d	37	0.40mi
1275 Kitmore Rd Baltimore, MD	2.0	1.0	827	$1,525	$1.84	44d	1	0.52mi
1275 Kitmore Rd Unit 1248B-A Baltimore, MD	2.0	1.0	812	$1,360	$1.67	5d	1	0.52mi
1275 Kitmore Rd Unit 1245K-T Baltimore, MD	3.0	1.0	935	$1,895	$2.03	5d	1	0.52mi
1275 Kitmore Rd Unit 1221B-T Baltimore, MD	2.0	1.0	811	$1,560	$1.92	24d	1	0.52mi
1275 Kitmore Rd Unit 1259K-T Baltimore, MD	2.0	1.0	811	$1,535	$1.89	5d	1	0.52mi
1275 Kitmore Rd Unit 1263K-T Baltimore, MD	2.0	1.0	811	$1,485	$1.83	5d	1	0.52mi
1275 Kitmore Rd Unit 1215B-T Baltimore, MD	2.0	1.0	811	$1,435	$1.77	5d	1	0.52mi
1275 Kitmore Rd Unit 1260K-T Baltimore, MD	2.0	1.0	811	$1,410	$1.74	5d	1	0.52mi
1275 Kitmore Rd Unit 1262B-A Baltimore, MD	2.0	1.0	923	$1,320	$1.43	2d	1	0.52mi
1275 Kitmore Rd Unit 1246K-E Baltimore, MD	1.0	1.0	622	$1,240	$1.99	5d	1	0.52mi
1275 Kitmore Rd Unit 1267K-T Baltimore, MD	2.0	1.0	827	$1,585	$1.92	44d	1	0.52mi
1275 Kitmore Rd Unit 1276B-A Baltimore, MD	2.0	1.0	812	$1,360	$1.67	44d	1	0.52mi
416 Winston Ave Unit 426-01 Baltimore, MD	2.0	1.0	890	$1,250	$1.40	44d	1	0.55mi
416 Winston Ave Unit 426-08 Baltimore, MD	2.0	1.0	790	$1,050	$1.33	24d	1	0.55mi
416 Winston Ave Unit 426-09 Baltimore, MD	1.0	1.0	790	$950	$1.20	24d	1	0.55mi
5200 Ready Ave Baltimore, MD	3.0	1.5	1116	$1,950	$1.75	4d	1	0.60mi
3721 Ellerslie Ave Baltimore, MD	1.0–3.0	1.0–2.0	894	$1,382	$1.54	2d	1	0.69mi
5307 York Rd Baltimore, MD	2.0	1.0	1120	$1,200	$1.07	44d	1	0.71mi
612 Chestnut Hill Ave Unit 1 Baltimore, MD	2.0	1.0	900	$1,999	$2.22	44d	1	0.75mi
600 E 37th St Apt 2 Baltimore, MD	1.0	1.0	800	$1,350	$1.69	44d	1	0.79mi
600 E 37th St Apt 1 Baltimore, MD	1.0	1.0	720	$1,360	$1.89	17d	1	0.79mi
367 Homeland Southway Unit 1B Baltimore, MD	1.0	1.0	860	$1,750	$2.03	13d	1	0.80mi
1006 Cameron Rd Baltimore, MD	2.0	1.0	1032	$950	$0.92	44d	1	0.82mi
5543 Lothian Rd Baltimore, MD	2.0	1.0	507	$1,122	$2.21	44d	1	0.84mi
317 Homeland Southway Unit 2A Baltimore, MD	1.0	1.0	745	$1,650	$2.21	44d	1	0.85mi
1090 Cameron Rd Baltimore, MD	2.0	1.0	832	$1,675	$2.01	4d	1	0.89mi
1504 Upshire Rd Unit 1E Baltimore, MD	2.0	1.0	1000	$1,400	$1.40	44d	1	0.91mi
5618 Midwood Ave Unit 1 Baltimore, MD	2.0	1.0	800	$1,250	$1.56	24d	1	0.91mi

Listing history 9 events

1. 2026-06-07
   days on market $85,000 Active 60 DOM
2. 2026-06-04
   days on market $85,000 Active 57 DOM
3. 2026-06-03
   days on market $85,000 Active 56 DOM
4. 2026-06-02
   days on market $85,000 Active 55 DOM
5. 2026-06-01
   days on market $85,000 Active 54 DOM
6. 2026-05-31
   days on market $85,000 Active 53 DOM
7. 2026-04-14
   price $85,000 257-char remark

   Show marketing remark (257 chars)

   Charming brick townhome with 2 bedrooms and 1 full bath, offering a practical layout and plenty of opportunity to personalize. Ideal for buyers seeking value and a place to make their own. Convenient location close to everyday amenities and commuter routes.

8. 2026-04-08
   listed $95,000 Active 257-char remark

   Show marketing remark (257 chars)

   Charming brick townhome with 2 bedrooms and 1 full bath, offering a practical layout and plenty of opportunity to personalize. Ideal for buyers seeking value and a place to make their own. Convenient location close to everyday amenities and commuter routes.

9. 1986-09-11
   soldstatus $20,000

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/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 7/10 Severe FEMA zone X (unshaded) · 99% 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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,069
• − Mortgage interest: −$4,761
• − Property taxes: −$1,450
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$2,473
• Taxable income: $4,562
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $4,499/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): 33,974
• Household income: $96,685
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 769.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 49% Black 35% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -392.44%
• Current HPI: 267.4569
• Rent YoY: ▲ 4.65%
• 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

+325.0% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $85,000 BRIGHT MLS
• 2026-04-08 Listed $95,000 BRIGHT MLS
• 1986-09-11 Sold (Public Records) $20,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $1,450 · +1.3% YoY. Source: county tax records.