30 E 25th St · Baltimore, MD 21218

$475,000

2 bd · None ba · 3,135 sqft · MultiFamily public records · 23 Days on market

Built 1900 1,615 sqft lot Est $455k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.5/15.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

30 East 25th Street is a six-unit mixed-use investment property located along the East 25th Street commercial corridor in Baltimore’s Charles Village neighborhood. The property includes four residential apartments and two commercial suites, creating diversified income through a combination of apartment and street-level commercial tenancy. Priced at $79,167 per unit and $152 per square foot, the offering presents a lower-basis entry point into one of North Baltimore’s most recognizable mixed-use corridors. Current operations project a 9.20% cap rate and 10.4% cash-on-cash return at market rents, supported by residential demand and commercial visibility along 25th Street. The resi

Key facts

• Commercial suites
• Hardwood flooring
• Diversified income

Tags

• MIXED-USE INVESTMENT PROPERTY
• DIVERSIFIED INCOME
• RESIDENTIAL APARTMENTS
• COMMERCIAL SUITES
• FLEXIBLE LAYOUTS
• HARDWOOD FLOORING

Property features AI

Finance

• Other: Land assessed value provided; Improvement assessed value provided; Property located in city limits of Baltimore
• Financial info: Total actual rent reported: $65,952; Ground rent paid annually

Exterior

• Parking: Street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Electric hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Estimated year built
• Construction: Brick construction; Brick/mortar foundation; Flat rubber roof
• Exterior features: Street parking available; Lot dimensions approximately 16'8" x 95'; No tidal water on property; Above-grade other structures

Interior

• Bedrooms: Two single-room units; Two one-bedroom units
• Heating & cooling: Heat pumps (electric); Central air conditioning (electric)
• Interior features: Interior townhouse/rowhouse layout; Above-grade finished living area (estimated 3,135)

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $475k).
• Recommended offer: $468k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 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.
• Zoned schools: Elmer A. Henderson: A Johns Hopkins Partnership (math 2% / reading 16%, grade F, #650 of 860 statewide, top 77%, 642 students, 80% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 62% FRL vs 79% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 43% at this address vs 12% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Baltimore City Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 333 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 + 1.6% rent growth), your $133k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($468k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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.
• Current owner paid $35k; list at $475k implies a 1257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $467,875 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.55%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $454,575
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2541 Saint Paul St	0.07mi	2/—	3,027 (-3%)	2mo	$220,000	$73	89
2210 Maryland Ave	0.28mi	3/— (+1)	2,997 (-4%)	6mo	$400,000	$133	70
2212 Maryland Ave	0.28mi	3/— (+1)	2,997 (-4%)	6mo	$400,000	$133	70
3001 N Calvert St	0.46mi	3/— (+1)	3,307 (+6%)	1mo	$550,000	$166	63
2311 N Calvert St	0.20mi	3/3.0 (+1)	2,800 (-11%)	9mo	$405,000	$145	60
2800 Huntingdon Ave	0.42mi	3/2.5 (+1)	3,300 (+5%)	16mo	$325,000	$98	54
2619 Saint Paul St	0.14mi	3/— (+1)	2,784 (-11%)	20mo	$435,000	$156	53
2024 Saint Paul St	0.36mi	3/— (+1)	2,805 (-10%)	14mo	$450,000	$160	49
1906 Mount Royal Ter	0.74mi	3/3.0 (+1)	3,262 (+4%)	6mo	$420,000	$129	48
1609 Saint Paul St	0.68mi	3/— (+1)	2,810 (-10%)	2mo	$540,000	$192	44
1624 N Calvert St	0.68mi	1/— (-1)	2,800 (-11%)	9mo	$425,000	$152	38

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.86×
• Total profit: $113,895
• Equity at exit: $70,824

10-year hold

• IRR: 28.5%
• Equity multiple: 3.38×
• Total profit: $316,034
• Equity at exit: $41,069

Cash invested: $133,000 (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 21218

• Rents YoY: 1.6%
• Active inventory: 333
• Price-to-rent: 30.3×

Monthly cashflow live

• Estimated rent: $7,830 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$332 /mo · $3,986/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,644
• Net cashflow: $3,165

Break-even live

Break-even rent $3,824

Max offer price $475,000

Occupancy floor 55%

Sensitivity live

Price	-10% $3,434	-5% $3,299	+0% $3,165	+5% $3,030	+10% $2,896
Rent	-10% $2,546	-5% $2,855	+0% $3,165	+5% $3,474	+10% $3,783
Rate	-1.0pp $3,404	-0.5pp $3,285	base $3,165	+0.5pp $3,042	+1.0pp $2,916

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$7,830
Total (6 units)			$7,830

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2227 Saint Paul St Unit 2 Baltimore, MD	2.0	2.0	3428	$1,200	$0.35	46d	1	0.21mi
139 E North Ave Unit 3 Baltimore, MD	1.0	1.0	3060	$1,300	$0.42	46d	1	0.50mi
1824 Saint Paul St Unit 3 Baltimore, MD	2.0	1.0	2397	$1,275	$0.53	46d	1	0.52mi
411 E Lafayette Ave Baltimore, MD	3.0	2.5	2450	$2,900	$1.18	26d	1	0.64mi
1643 Guilford Ave Baltimore, MD	3.0	3.5	2273	$3,200	$1.41	46d	1	0.67mi
3214 Abell Ave Baltimore, MD	3.0	1.5	2300	$2,800	$1.22	26d	1	0.68mi
101 E 33rd St Unit 2 Baltimore, MD	1.0	1.0	2550	$1,500	$0.59	15d	1	0.68mi
1602 Park Ave Unit 3F Baltimore, MD	1.0	1.0	4290	$1,300	$0.30	17d	1	0.87mi
32 E Preston St Unit B Baltimore, MD	3.0	3.0	2500	$2,890	$1.16	46d	1	0.92mi
2535 Brookfield Ave Baltimore, MD	3.0	1.0	2736	$1,500	$0.55	46d	1	0.95mi
805 Brooks Ln #2 Baltimore, MD	2.0	1.0	2120	$1,500	$0.71	5d	1	0.99mi
1020 Park Ave Baltimore, MD	2.0	2.0–2.5	2004	$3,712	$1.85	5d	11	1.08mi
2312 Eutaw Pl Unit A Baltimore, MD	2.0	2.5	4464	$2,300	$0.52	46d	1	1.14mi
1929 McCulloh St Baltimore, MD	3.0	2.5	3293	$2,595	$0.79	46d	1	1.20mi
1614 McCulloh St #1 Baltimore, MD	3.0	3.0	2885	$2,400	$0.83	46d	1	1.21mi
919 Saint Paul St Apt 1 Baltimore, MD	1.0	1.0	4221	$1,850	$0.44	17d	1	1.22mi
2014 McCulloh St Unit 1 Baltimore, MD	1.0	1.0	2440	$1,200	$0.49	46d	1	1.23mi
2020 McCulloh St Unit 1 Baltimore, MD	2.0	2.0	2440	$1,650	$0.68	46d	1	1.23mi
2020 McCulloh St Unit 2 Baltimore, MD	2.0	2.0	2440	$1,950	$0.80	46d	1	1.23mi
1927 Druid Hill Ave #2 Baltimore, MD	3.0	2.0	3312	$2,350	$0.71	46d	1	1.25mi
1532 N Broadway Baltimore, MD	3.0	4.0	2696	$2,700	$1.00	5d	1	1.30mi
549 Mosher St Baltimore, MD	3.0	1.0	2200	$1,350	$0.61	46d	1	1.38mi

Listing history 31 events

1. 2026-06-21
   statusdays on market $475,000 Pending 23 DOM
2. 2026-06-18
   days on market $475,000 Active 22 DOM
3. 2026-06-17
   days on market $475,000 Active 21 DOM
4. 2026-06-16
   days on market $475,000 Active 20 DOM
5. 2026-06-15
   days on market $475,000 Active 19 DOM
6. 2026-06-13
   days on market $475,000 Active 17 DOM
7. 2026-06-09
   days on market $475,000 Active 13 DOM
8. 2026-06-08
   days on market $475,000 Active 12 DOM
9. 2026-06-07
   days on market $475,000 Active 11 DOM
10. 2026-06-04
    days on market $475,000 Active 8 DOM
11. 2026-06-03
    days on market $475,000 Active 7 DOM
12. 2026-06-02
    days on market $475,000 Active 6 DOM
13. 2026-06-01
    days on market $475,000 Active 5 DOM
14. 2026-05-31
    days on market $475,000 Active 4 DOM
15. 2026-05-27
    listed $475,000 Active
16. 2024-04-23
    historical $1,015
17. 2024-04-11
    listed $1,015
18. 2024-04-10
    historical $1,015
19. 2024-03-13
    listed $1,015
20. 2021-02-02
    historical
21. 2021-02-02
    historical
22. 2020-11-18
    listed $1,250,000 Active
23. 2020-11-18
    listed $1,250,000 Active
24. 2012-11-08
    price $40,000 Sold
25. 2012-11-08
    soldstatus $35,000 Sold
26. 2012-11-08
    soldstatus $35,000
27. 2012-10-05
    status Contract
28. 2012-10-05
    historical
29. 2012-09-27
    price $59,000
30. 2012-08-09
    listed $99,000 Active
31. 2012-08-09
    listed $40,000

ⓘ 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: $3,986 · $332/mo
• Projected year-2 tax: $4,582 · $382/mo
• Expected delta: +$596/yr (+$50/mo · 14.9%)

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

Taxation est. · year 1

• Rental income: $93,960
• − Mortgage interest: −$26,607
• − Property taxes: −$3,986
• − Insurance: −$2,375
• − Repairs & maintenance: −$7,517
• − Management: −$7,517
• − Depreciation: −$13,818
• Taxable income: $32,139
• Est. tax owed @ 24.0%: −$7,713
• After-tax cash flow: $30,262/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): 44,014
• Household income: $62,488
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 2564.0

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 0.58)
• Race & ethnicity: Black 60% White 26% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% French/Haitian/Cajun 2% Chinese 2%

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: ▼ -463.14%
• Current HPI: 292.3986
• Rent YoY: ▲ 1.63%
• 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

+1087.5% since first listed

17 events — show timeline

• 2026-05-27 Listed $475,000 BRIGHT MLS
• 2024-04-23 Rental Removed $1,015 APPFOLIO
• 2024-04-11 Listed for Rent $1,015 APPFOLIO
• 2024-04-10 Rental Removed $1,015 APPFOLIO
• 2024-03-13 Listed for Rent $1,015 APPFOLIO
• 2021-02-02 Listing Removed — BRIGHT MLS
• 2021-02-02 Listing Removed — BRIGHT MLS
• 2020-11-18 Listed $1,250,000 BRIGHT MLS
• 2020-11-18 Listed $1,250,000 BRIGHT MLS
• 2012-11-08 Sold (MLS) $35,000 BRIGHT MLS
• 2012-11-08 Sold (MLS) $35,000 MRIS
• 2012-11-08 Price Changed $40,000 MRIS
• 2012-10-05 Pending — MRIS
• 2012-10-05 Listing Removed — BRIGHT MLS
• 2012-09-27 Price Changed $59,000 MRIS
• 2012-08-09 Listed $99,000 MRIS
• 2012-08-09 Listed $40,000 BRIGHT MLS

Property tax history

+8.0%/yr

Latest (2012): $3,986 · +0.1% YoY. Source: county tax records.