1720 Rutland Ave · Baltimore, MD 21213

$239,900

3 bd · 1.0 ba · 594 sqft · Townhouse public records · 3 Days on market

Built 1913 1,190 sqft lot

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

This home gives the opportunity to be creative. 3 Bedroom 1 bathroom investment property with a rear concrete pad.

Key facts

• Open floor plan
• Modern cabinetry
• Finished basement

Tags

• RENOVATED TOWNHOME
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• MODERN CABINETRY
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Hot water from natural gas
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures; Below-grade finished area (690) and above-grade finished area (estimated 1,006)
• Exterior features: No tidal water

Interior

• Bedrooms: Two bedrooms on the upper level; One bedroom on the lower level
• Bathrooms: Three full bathrooms (two on upper level, one on lower level); One half bathroom on the main level
• Heating & cooling: Radiator heating (natural gas); Central air conditioning (electric)
• Interior features: Estimated living area; Fully finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $3 ($37/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 $187k (22.0% below list).
• Recommended offer: $187k (22.0% below list) — sets the bar for 1% rule.

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); Vanguard Collegiate Middle (math 3% / reading 15%, grade F, #212 of 225 statewide, top 95%, 343 students, 84% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL).
• Zoned-school proficiency averages 32% at this address vs 12% district-wide (+20 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 fast (+5.2%/yr); 319 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 44% 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 $296 of equity ($2k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y ago; this cycle's ask is 307% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $59k; list at $240k implies a 307% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $187,155 (22.0% below list)

Questions for the listing agent

1. Built in 1913 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.87×
• Total profit: $-8,906
• Equity at exit: $62,923

10-year hold

• IRR: 4.9%
• Equity multiple: 1.53×
• Total profit: $35,270
• Equity at exit: $70,451

Cash invested: $67,172 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $3

Break-even live

Break-even rent $1,868

Max offer price $239,900

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $71	+0% $3	+5% $-65	+10% $-133
Rent	-10% $-145	-5% $-71	+0% $3	+5% $77	+10% $151
Rate	-1.0pp $124	-0.5pp $64	base $3	+0.5pp $-59	+1.0pp $-122

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	45d	1	0.40mi
2221 E Preston St Baltimore, MD	2.0	1.0	658	$1,200	$1.82	25d	1	0.47mi
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	25d	1	0.49mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	4d	1	0.94mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	25d	1	1.00mi
520 Somerset St Baltimore, MD	1.0–2.0	1.0–2.0	634	$1,578	$2.49	45d	1	1.02mi
231 E North Ave Baltimore, MD	3.0	1.0	430	$1,200	$2.79	18d	3	1.05mi
500 N Rose St Baltimore, MD	3.0	2.0	520	$1,200	$2.31	6d	1	1.08mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	45d	6	1.09mi
214 E Chase St Unit 2 Baltimore, MD	2.0	1.0	600	$1,185	$1.98	45d	1	1.14mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	825	$2,624	$3.18	0d	19	1.16mi
2821 Mathews St Unit 27-668 Baltimore, MD	2.0	1.0	730	$1,050	$1.44	25d	1	1.16mi
1101 N Calvert St Baltimore, MD	2.0	1.0–2.0	910	$2,262	$2.49	0d	19	1.18mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	45d	1	1.19mi
3221 The Alameda Unit 2 Baltimore, MD	2.0	1.0	750	$1,200	$1.60	25d	1	1.23mi
2315 St Paul St Baltimore, MD	1.0–2.0	1.0	579	$1,595	$2.75	3d	5	1.25mi
9 E Mount Royal Ave Baltimore, MD	1.0–2.0	1.0–2.0	724	$2,495	$3.44	3d	15	1.25mi
1214 N Charles St Baltimore, MD	2.0	1.0–2.0	1103	$2,333	$2.11	3d	14	1.32mi
38 W Biddle St Baltimore, MD	2.0	1.0–2.0	750	$1,699	$2.27	6d	1	1.39mi
1201 W Mount Royal Ave Baltimore, MD	2.0	1.0–2.0	916	$2,902	$3.17	0d	20	1.42mi
1040 E 33rd St Baltimore, MD	1.0–2.0	1.0–2.0	775	$1,525	$1.97	0d	9	1.47mi
716 Washington Pl Baltimore, MD	2.0	1.0	663	$1,751	$2.64	25d	1	1.48mi
501 Saint Paul St Baltimore, MD	2.0	1.0–2.0	690	$2,242	$3.25	0d	8	1.48mi
900 Cathedral St Baltimore, MD	3.0	1.0	902	$2,699	$2.99	4d	4	1.49mi
101 W Read St Baltimore, MD	2.0	1.0–2.0	773	$2,275	$2.94	4d	16	1.50mi

Listing history 5 events

1. 2026-06-21
   days on market $239,900 Active 3 DOM
2. 2026-06-19
   statusdays on market $239,900 Active 1 DOM
3. 2026-06-18
   days on market $239,900 Coming Soon 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $239,900 Coming Soon 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: $1,409 · $117/mo
• Projected year-2 tax: $2,012 · $168/mo
• Expected delta: +$603/yr (+$50/mo · 42.8%)

ⓘ 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: $22,459
• − Mortgage interest: −$13,438
• − Property taxes: −$1,409
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$6,979
• Taxable loss: −$4,161
• Est. tax savings @ 24.0%: +$999
• After-tax cash flow: $1,035/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

+791.8% since first listed

8 events — show timeline

• 2026-06-17 Coming Soon $239,900 BRIGHT MLS
• 2025-06-27 Sold (MLS) $59,000 BRIGHT MLS
• 2025-05-22 Pending — BRIGHT MLS
• 2025-04-30 Listed $59,000 BRIGHT MLS
• 2001-03-30 Sold (Public Records) $26,900 Public Records
• 2001-03-28 Sold (MLS) $26,900 MRIS
• 2001-02-01 Delisted — MRIS
• 2000-11-20 Listed $26,900 MRIS

Property tax history

+8.3%/yr

Latest (2025): $1,409 · +442.6% YoY. Source: county tax records.