219 N Montford Ave · Baltimore, MD 21224

$87,000

3 bd · 1.0 ba · 1,224 sqft · Townhouse public records · 17 Days on market

Built 1880

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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 +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Key facts

• Brick exterior
• Historic rowhouse
• 360 sf basement

Tags

• HISTORIC ROWHOUSE
• BRICK EXTERIOR
• 360 SF BASEMENT
• R-8 GENERAL RESIDENCE ZONING
• BALTIMORE CITY LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $87k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.

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: Commodore John Rodgers Elementary/Middle (math 4% / reading 13%, grade F, #664 of 860 statewide, top 78%, 855 students, 72% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 57% FRL vs 79% district-wide (22 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 (+1.3%/yr); 393 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 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 + 1.3% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $74k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1880 — 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 $85,695 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.24% ✓
• Cap rate: 17.86%
• Cash-on-cash: 41.30%
• DSCR: 2.84
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $235,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2435 Jefferson St	0.11mi	3/1.0	1,260 (+3%)	1mo	$140,000	$111	89
410 N Patterson Park Ave	0.11mi	3/1.0	1,180 (-4%)	0mo	$180,000	$153	88
410 N Chester St	0.25mi	2/1.5 (-1)	1,260 (+3%)	1mo	$180,000	$143	76
220 N Luzerne Ave	0.13mi	3/1.0	1,372 (+12%)	1mo	$120,000	$87	73
122 Ellwood Ave	0.52mi	3/1.5	1,200 (-2%)	0mo	$235,000	$196	70
145 N Milton Ave	0.10mi	2/2.0 (-1)	1,353 (+10%)	1mo	$260,000	$192	68
134 N Curley St	0.41mi	2/2.0 (-1)	1,170 (-4%)	1mo	$270,000	$231	64
325 S Castle St	0.59mi	2/1.5 (-1)	1,196 (-2%)	0mo	$275,000	$230	62
629 N Kenwood Ave	0.38mi	2/1.5 (-1)	1,100 (-10%)	1mo	$76,500	$70	58
280 S Robinson St	0.73mi	2/1.0 (-1)	1,282 (+5%)	1mo	$294,000	$229	53
2428 Fleet St	0.68mi	2/2.5 (-1)	1,300 (+6%)	1mo	$285,000	$219	46
1009 N Washington St N	0.62mi	2/2.5 (-1)	1,386 (+13%)	0mo	$235,000	$170	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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 2.48×
• Total profit: $36,136
• Equity at exit: $12,972

10-year hold

• IRR: 41.6%
• Equity multiple: 4.60×
• Total profit: $87,684
• Equity at exit: $7,522

Cash invested: $24,360 (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 21224

• Rents YoY: 1.3%
• Active inventory: 393
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$456
• Tax from tax record: −$206 /mo · $2,466/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $838

Break-even live

Break-even rent $884

Max offer price $87,000

Occupancy floor 52%

Sensitivity live

Price	-10% $888	-5% $863	+0% $838	+5% $814	+10% $789
Rent	-10% $685	-5% $762	+0% $838	+5% $915	+10% $992
Rate	-1.0pp $882	-0.5pp $861	base $838	+0.5pp $816	+1.0pp $793

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 E Fayette St Baltimore, MD	3.0	1.0	1224	$1,800	$1.47	45d	1	0.03mi
402 N Milton Ave Unit 402B Baltimore, MD	2.0	1.0	950	$1,290	$1.36	45d	1	0.06mi
224 N Rose St Baltimore, MD	2.0	2.5	1120	$1,875	$1.67	19d	1	0.08mi
230 N Rose St Baltimore, MD	2.0	1.5	1200	$1,545	$1.29	45d	1	0.08mi
2317 E Fayette St Baltimore, MD	3.0	1.5	1315	$2,000	$1.52	14d	1	0.09mi
437 N Montford Ave Baltimore, MD	3.0	1.5	1100	$1,450	$1.32	45d	1	0.09mi
233 N Rose St Baltimore, MD	2.0	2.5	934	$1,750	$1.87	19d	1	0.09mi
227 N Rose St Baltimore, MD	2.0	4.0	1420	$1,600	$1.13	25d	1	0.10mi
420 N Montford Ave Baltimore, MD	3.0	1.0	1350	$1,450	$1.07	45d	1	0.10mi
425 N Milton Ave Baltimore, MD	3.0	1.0	1200	$1,525	$1.27	16d	1	0.10mi
107 N Port St Baltimore, MD	2.0	2.0	870	$1,995	$2.29	25d	1	0.11mi
104 N Rose St Baltimore, MD	3.0	2.0	936	$2,500	$2.67	45d	1	0.13mi
225 N Luzerne Ave Baltimore, MD	3.0	1.0	1198	$1,350	$1.13	20d	1	0.14mi
2308 Jefferson St Baltimore, MD	3.0	1.0	907	$1,450	$1.60	45d	1	0.14mi
218 N Glover St Baltimore, MD	2.0	2.0	1360	$1,750	$1.29	45d	1	0.16mi
2608 E Fayette St Unit 1 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	16d	1	0.16mi
2242 E Fairmount Ave Baltimore, MD	3.0	2.0	1345	$2,850	$2.12	45d	1	0.16mi
2208 Orleans St Baltimore, MD	3.0	1.0	1310	$1,775	$1.35	45d	1	0.17mi
16 N Bradford St Baltimore, MD	2.0	3.5	930	$2,400	$2.58	6d	1	0.18mi
108 N Madeira St Baltimore, MD	2.0	2.0	1098	$1,900	$1.73	45d	1	0.18mi
517 N Rose St Baltimore, MD	3.0	1.0	845	$1,400	$1.66	6d	1	0.19mi
127 N Glover St Baltimore, MD	2.0	1.5	1110	$2,100	$1.89	4d	1	0.19mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	25d	1	0.19mi
406 N Collington Ave Baltimore, MD	2.0	2.5	1216	$1,875	$1.54	45d	1	0.21mi
502 N Glover St Baltimore, MD	2.0	1.5	827	$1,250	$1.51	22d	1	0.21mi
9 N Luzerne Ave Baltimore, MD	3.0	2.5	1380	$2,450	$1.78	6d	1	0.22mi
139 N Lakewood Ave Baltimore, MD	4.0	2.5	1370	$2,500	$1.82	45d	1	0.23mi
139 N Lakewood Ave Unit 1 Baltimore, MD	4.0	2.0	1370	$2,500	$1.82	45d	1	0.23mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	16d	1	0.23mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	45d	1	0.23mi
2608 McElderry St Baltimore, MD	3.0	1.0	1144	$1,550	$1.35	25d	1	0.25mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	25d	1	0.26mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	25d	1	0.30mi
720 N Port St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	45d	1	0.31mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	19d	1	0.31mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	16d	1	0.31mi
627 N Lakewood Ave Baltimore, MD	3.0	2.5	1175	$1,900	$1.62	23d	1	0.31mi
2212 E Monument St Unit 2 Baltimore, MD	2.0	1.0	1200	$1,550	$1.29	19d	1	0.32mi
2815 Orleans St Baltimore, MD	2.0	1.0	1204	$1,600	$1.33	3d	1	0.33mi
2015 E Fairmount Ave Baltimore, MD	3.0	3.5	1402	$2,500	$1.78	45d	1	0.35mi

Listing history 19 events

1. 2026-02-07
   status Pending
2. 2026-01-27
   historical Active Under Contract
3. 2026-01-10
   listed $87,000 Active
4. 2021-02-19
   status Pending
5. 2021-02-19
   historical
6. 2021-01-28
   listed $50,000 Active
7. 2018-05-18
   historical
8. 2018-05-18
   historical Temporarily Off-Market
9. 2018-04-27
   status Active
10. 2018-04-27
    status Active
11. 2018-04-11
    status Pending
12. 2018-04-11
    status Contract
13. 2018-03-28
    listed $50,000 Active
14. 2018-03-28
    listed Active
15. 2018-01-03
    soldstatus $74,000
16. 2018-01-03
    soldstatus $74,000 Sold
17. 2017-11-28
    status Contract
18. 2017-11-06
    listed $66,000 Active
19. 2017-11-06
    listed $66,000

ⓘ 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: $2,466 · $206/mo
• Projected year-2 tax: $2,466 · $206/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 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: $23,337
• − Mortgage interest: −$4,873
• − Property taxes: −$2,466
• − Insurance: −$435
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$2,531
• Taxable income: $9,298
• Est. tax owed @ 24.0%: −$2,232
• After-tax cash flow: $7,829/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: 59,407
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

+31.8% since first listed

19 events — show timeline

• 2026-02-07 Pending — BRIGHT MLS
• 2026-01-27 Contingent — BRIGHT MLS
• 2026-01-10 Listed $87,000 BRIGHT MLS
• 2021-02-19 Pending — BRIGHT MLS
• 2021-02-19 Listing Removed — BRIGHT MLS
• 2021-01-28 Listed $50,000 BRIGHT MLS
• 2018-05-18 Delisted — MRIS
• 2018-05-18 Listing Removed — BRIGHT MLS
• 2018-04-27 Relisted — BRIGHT MLS
• 2018-04-27 Relisted — MRIS
• 2018-04-11 Pending — BRIGHT MLS
• 2018-04-11 Pending — MRIS
• 2018-03-28 Listed — MRIS
• 2018-03-28 Listed $50,000 BRIGHT MLS
• 2018-01-03 Sold (MLS) $74,000 MRIS
• 2018-01-03 Sold (MLS) $74,000 BRIGHT MLS
• 2017-11-28 Pending — MRIS
• 2017-11-06 Listed $66,000 MRIS
• 2017-11-06 Listed $66,000 BRIGHT MLS

Property tax history

-0.6%/yr

Latest (2025): $2,466 · -17.5% YoY. Source: county tax records.