1618 N Regester · Baltimore, MD 21213

$200,000

3 bd · 1.0 ba · 504 sqft · Townhouse public records · 160 Days on market

Built 1920 1,307 sqft lot $397/sqft · 197% above area Est $227k · 12% under

---

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 +13.8/30.0
• ARV discount +12.8/15.0
• Appreciation +4.7/10.0
• 1% rule +4.3/10.0
• DSCR +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

REDUCED - Experience affordable urban luxury living in this stunning Colonial townhouse, beautifully renovated in 2025. Nestled in the desirable Broadway East neighborhood, this home seamlessly blends classic charm with modern elegance. Step inside to discover a fully finished basement that offers endless possibilities-perfect for a secluded bedroom retreat or an entertainment haven. The main living areas are bathed in natural light, showcasing exquisite exposed brick and thoughtful design elements that create a warm and inviting atmosphere. With three spacious bedrooms, three well-appointed full bathrooms, and a first floor half bath, this residence makes efficient use of every square inch. The kitchen is remarkable with coveted gas range cooking, stone counters, stainless appliances, and ample cabinet space. The open-concept layout encourages effortless flow between the living, dining, and kitchen areas, making it ideal for both intimate gatherings and grand celebrations. Enjoy city views from the second floor deck complemented by a large grass lot across the street and views of historic American Brewery building, all of which will enhance the tranquil ambiance of your home. Parking is a breeze with a dedicated driveway and plenty of on-street options. This property not only offers a luxurious feel but also the convenience of urban living, with easy access to local amenities and vibrant community life in our "city of neighborhoods". Indulge in the modern lifestyle this remarkable home provides, where every detail has been meticulously crafted for comfort and sophistication. Your dream home awaits!

Key facts

• Dedicated driveway
• Exposed brick
• Large grass lot

Tags

• FULLY FINISHED BASEMENT
• EXPOSED BRICK
• GAS RANGE COOKING
• OPEN-CONCEPT LAYOUT
• DEDICATED DRIVEWAY
• LARGE GRASS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $18 ($216/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 $186k (6.8% below list).
• Recommended offer: $176k (12.0% 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: 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $247 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.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $200k implies a 2567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (median comp): $226,921
• List price: $200,000
• Delta: -11.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.90×
• Total profit: $-5,595
• Equity at exit: $52,458

10-year hold

• IRR: 5.9%
• Equity multiple: 1.64×
• Total profit: $35,870
• Equity at exit: $58,734

Cash invested: $56,000 (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 21213

• Home prices YoY: -0.1%
• Rents YoY: 5.2%
• Active inventory: 319
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$323 /mo · $3,875/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $18

Break-even live

Break-even rent $1,842

Max offer price $200,000

Occupancy floor 94%

Sensitivity live

Price	-10% $131	-5% $75	+0% $18	+5% $-39	+10% $-95
Rent	-10% $-129	-5% $-56	+0% $18	+5% $92	+10% $165
Rate	-1.0pp $119	-0.5pp $69	base $18	+0.5pp $-34	+1.0pp $-87

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	44d	1	0.32mi
2221 E Preston St Baltimore, MD	2.0	1.0	658	$1,200	$1.82	24d	1	0.47mi
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	24d	1	0.54mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	3d	1	0.86mi
520 Somerset St Baltimore, MD	1.0–2.0	1.0–2.0	634	$1,578	$2.49	44d	1	0.94mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	24d	1	0.95mi
231 E North Ave Baltimore, MD	3.0	1.0	430	$1,200	$2.79	17d	3	1.00mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	44d	6	1.02mi
500 N Rose St Baltimore, MD	3.0	2.0	520	$1,200	$2.31	5d	1	1.06mi
214 E Chase St Unit 2 Baltimore, MD	2.0	1.0	600	$1,185	$1.98	44d	1	1.06mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	2d	17	1.09mi
1101 N Calvert St Baltimore, MD	2.0	1.0–2.0	910	$2,274	$2.50	2d	19	1.11mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	44d	1	1.12mi
2821 Mathews St Unit 27-668 Baltimore, MD	2.0	1.0	730	$1,050	$1.44	24d	1	1.18mi
9 E Mount Royal Ave Baltimore, MD	1.0–2.0	1.0–2.0	724	$2,495	$3.44	2d	15	1.18mi
2315 St Paul St Baltimore, MD	1.0–2.0	1.0	579	$1,595	$2.75	2d	5	1.23mi
1214 N Charles St Baltimore, MD	2.0	1.0–2.0	1103	$2,333	$2.11	2d	14	1.25mi
3221 The Alameda Unit 2 Baltimore, MD	2.0	1.0	750	$1,200	$1.60	24d	1	1.30mi
38 W Biddle St Baltimore, MD	2.0	1.0–2.0	750	$1,699	$2.27	5d	1	1.32mi
1201 W Mount Royal Ave Baltimore, MD	2.0	1.0–2.0	916	$2,894	$3.16	3d	12	1.36mi
501 Saint Paul St Baltimore, MD	2.0	1.0–2.0	690	$2,231	$3.23	2d	12	1.39mi
716 Washington Pl Baltimore, MD	2.0	1.0	663	$1,751	$2.64	24d	1	1.40mi
900 Cathedral St Baltimore, MD	3.0	1.0	902	$2,699	$2.99	3d	4	1.41mi
101 W Read St Baltimore, MD	2.0	1.0–2.0	773	$2,275	$2.94	3d	16	1.42mi
210 S Caroline St Baltimore, MD	1.0–2.0	1.0	808	$1,965	$2.43	44d	23	1.44mi
20 E Franklin St Baltimore, MD	2.0	1.0	706	$1,500	$2.12	5d	1	1.45mi
222 E Saratoga St Baltimore, MD	2.0	1.0–2.0	1034	$2,665	$2.58	18d	6	1.48mi
816 Park Ave Unit 816-5 Baltimore, MD	2.0	1.0	647	$1,200	$1.85	44d	1	1.49mi
1111 Park Ave Baltimore, MD	2.0	1.0–2.0	738	$2,139	$2.90	3d	21	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $200,000 Active 160 DOM
2. 2026-06-17
   days on market $200,000 Active 159 DOM
3. 2026-06-16
   days on market $200,000 Active 158 DOM
4. 2026-06-15
   days on market $200,000 Active 157 DOM
5. 2026-06-13
   days on market $200,000 Active 155 DOM
6. 2026-06-09
   days on market $200,000 Active 151 DOM
7. 2026-06-08
   days on market $200,000 Active 150 DOM
8. 2026-06-07
   days on market $200,000 Active 149 DOM
9. 2026-06-04
   days on market $200,000 Active 146 DOM
10. 2026-06-03
    days on market $200,000 Active 145 DOM
11. 2026-06-02
    days on market $200,000 Active 144 DOM
12. 2026-06-01
    days on market $200,000 Active 143 DOM
13. 2026-05-31
    days on market $200,000 Active 142 DOM
14. 2026-03-09
    price $200,000 1637-char remark

    Show marketing remark (1637 chars)

    REDUCED - Experience affordable urban luxury living in this stunning Colonial townhouse, beautifully renovated in 2025. Nestled in the desirable Broadway East neighborhood, this home seamlessly blends classic charm with modern elegance. Step inside to discover a fully finished basement that offers endless possibilities-perfect for a secluded bedroom retreat or an entertainment haven. The main living areas are bathed in natural light, showcasing exquisite exposed brick and thoughtful design elements that create a warm and inviting atmosphere. With three spacious bedrooms, three well-appointed full bathrooms, and a first floor half bath, this residence makes efficient use of every square inch. The kitchen is remarkable with coveted gas range cooking, stone counters, stainless appliances, and ample cabinet space. The open-concept layout encourages effortless flow between the living, dining, and kitchen areas, making it ideal for both intimate gatherings and grand celebrations. Enjoy city views from the second floor deck complemented by a large grass lot across the street and views of historic American Brewery building, all of which will enhance the tranquil ambiance of your home. Parking is a breeze with a dedicated driveway and plenty of on-street options. This property not only offers a luxurious feel but also the convenience of urban living, with easy access to local amenities and vibrant community life in our "city of neighborhoods". Indulge in the modern lifestyle this remarkable home provides, where every detail has been meticulously crafted for comfort and sophistication. Your dream home awaits!

15. 2026-01-09
    listed $235,000 Active 1637-char remark

    Show marketing remark (1637 chars)

    REDUCED - Experience affordable urban luxury living in this stunning Colonial townhouse, beautifully renovated in 2025. Nestled in the desirable Broadway East neighborhood, this home seamlessly blends classic charm with modern elegance. Step inside to discover a fully finished basement that offers endless possibilities-perfect for a secluded bedroom retreat or an entertainment haven. The main living areas are bathed in natural light, showcasing exquisite exposed brick and thoughtful design elements that create a warm and inviting atmosphere. With three spacious bedrooms, three well-appointed full bathrooms, and a first floor half bath, this residence makes efficient use of every square inch. The kitchen is remarkable with coveted gas range cooking, stone counters, stainless appliances, and ample cabinet space. The open-concept layout encourages effortless flow between the living, dining, and kitchen areas, making it ideal for both intimate gatherings and grand celebrations. Enjoy city views from the second floor deck complemented by a large grass lot across the street and views of historic American Brewery building, all of which will enhance the tranquil ambiance of your home. Parking is a breeze with a dedicated driveway and plenty of on-street options. This property not only offers a luxurious feel but also the convenience of urban living, with easy access to local amenities and vibrant community life in our "city of neighborhoods". Indulge in the modern lifestyle this remarkable home provides, where every detail has been meticulously crafted for comfort and sophistication. Your dream home awaits!

16. 2018-08-10
    soldstatus $7,500 Sold 210-char remark

    Show marketing remark (210 chars)

    PUBLIC ONSITE AUCTION: Fri. , July 13, 2018 @ 12:45PM. List Price is Suggested Opening Bid Only. 2 Story Townhome in Broadway East. Property is vacant. Believed to contain 3BR/1BA. Agents Register Your Clients.

17. 2018-07-24
    status Contract 210-char remark

    Show marketing remark (210 chars)

    PUBLIC ONSITE AUCTION: Fri. , July 13, 2018 @ 12:45PM. List Price is Suggested Opening Bid Only. 2 Story Townhome in Broadway East. Property is vacant. Believed to contain 3BR/1BA. Agents Register Your Clients.

18. 2018-06-21
    listed $5,000 Active 210-char remark

    Show marketing remark (210 chars)

    PUBLIC ONSITE AUCTION: Fri. , July 13, 2018 @ 12:45PM. List Price is Suggested Opening Bid Only. 2 Story Townhome in Broadway East. Property is vacant. Believed to contain 3BR/1BA. Agents Register Your Clients.

19. 1999-01-27
    historical
20. 1998-08-28
    listed

ⓘ 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: $3,875 · $323/mo
• Projected year-2 tax: $3,875 · $323/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: $22,376
• − Mortgage interest: −$11,203
• − Property taxes: −$3,875
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$5,818
• Taxable loss: −$3,101
• Est. tax savings @ 24.0%: +$744
• After-tax cash flow: $960/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

+3900.0% since first listed

7 events — show timeline

• 2026-03-09 Price Changed $200,000 BRIGHT MLS
• 2026-01-09 Listed $235,000 BRIGHT MLS
• 2018-08-10 Sold (MLS) $7,500 MRIS
• 2018-07-24 Pending — MRIS
• 2018-06-21 Listed $5,000 MRIS
• 1999-01-27 Delisted — MRIS
• 1998-08-28 Listed — MRIS

Property tax history

+19.4%/yr

Latest (2025): $3,875 · +617.4% YoY. Source: county tax records.