2712 W Mosher St · Baltimore, MD 21216

$187,500

3 bd · 1.0 ba · 1,288 sqft · Townhouse public records · 134 Days on market

Built 1920 $146/sqft · 258% above area

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * * * * * * * Property has been rented * * * * * * * * * * * * * * * * * * * Welcome to 2712 Mosher St. , Baltimore, MD 21216 — a fully renovated 3-bedroom, 2-bath home offering modern comfort and timeless charm. Enjoy an open floor plan with a spacious living and dining area, a beautifully updated kitchen with granite countertops and white cabinets, and durable LVP flooring throughout. This home features a brand-new HVAC system and updated electrical for peace of mind. The bedrooms are generously sized, and both bathrooms have been tastefully updated. Conveniently located near schools, parks, amenities, and transportation, this move-in-ready home i

Key facts

• Fully renovated
• Open floor plan
• White cabinets

Tags

• FULLY RENOVATED
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• WHITE CABINETS
• DURABLE LVP FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $188k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $180k (3.8% below list).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+6.1%/yr); 252 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,803/mo this rent would consume 51% of the median local household income ($42k/yr) (locally 2264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y ago; this cycle's ask is 10317% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; list at $188k implies a 178% 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 $165,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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: 0.96% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $52,371
• List price: $187,500
• Delta: 258.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2711 Riggs Ave	0.05mi	3/1.0	1,288 (0%)	2mo	$134,000	$104	96
3004 Brighton St	0.50mi	3/1.0	1,288 (0%)	1mo	$44,000	$34	76
2435 Lauretta Ave	0.52mi	3/1.0	1,260 (-2%)	1mo	$45,000	$36	72
1528 N Ellamont St	0.62mi	3/2.5	1,328 (+3%)	1mo	$209,000	$157	59
3224 Belmont Ave	0.54mi	3/1.5	1,178 (-8%)	1mo	$77,000	$65	58
537 Longwood St	0.43mi	4/2.0 (+1)	1,176 (-9%)	0mo	$60,000	$51	56
1625 N Rosedale St	0.62mi	3/1.0	1,396 (+8%)	2mo	$36,000	$26	56
3018 Presstman St	0.48mi	4/2.0 (+1)	1,400 (+9%)	1mo	$108,000	$77	53
2404 W Lafayette Ave	0.37mi	3/2.0	1,476 (+15%)	2mo	$135,000	$91	53
2920 Brighton St	0.48mi	3/2.5	1,440 (+12%)	2mo	$247,500	$172	51
3020 Brighton St	0.51mi	4/2.5 (+1)	1,406 (+9%)	2mo	$209,000	$149	48
2829 Baker St	0.46mi	4/3.5 (+1)	1,460 (+13%)	2mo	$215,400	$148	40

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-9,617
• Equity at exit: $27,957

10-year hold

• IRR: 8.0%
• Equity multiple: 1.69×
• Total profit: $36,149
• Equity at exit: $16,212

Cash invested: $52,500 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$983
• Tax from tax record: −$127 /mo · $1,527/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $236

Break-even live

Break-even rent $1,505

Max offer price $187,500

Occupancy floor 82%

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	23d	1	0.06mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	3d	1	0.10mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	3d	1	0.12mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	43d	1	0.32mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	23d	1	0.35mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	43d	1	0.38mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	43d	1	0.38mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	43d	1	0.42mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	43d	1	0.42mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	23d	1	0.42mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	44d	1	0.42mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	23d	1	0.43mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	43d	1	0.45mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	23d	1	0.45mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	23d	1	0.46mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	43d	1	0.49mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	43d	1	0.52mi
1530 N Rosedale St Baltimore, MD	3.0	2.0	1641	$1,895	$1.15	14d	1	0.54mi
1513 N Ellamont St Baltimore, MD	3.0	1.0	1700	$1,700	$1.00	23d	1	0.56mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	43d	1	0.58mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	23d	1	0.59mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	43d	1	0.62mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	43d	1	0.65mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	4d	1	0.67mi
3003 W North Ave Baltimore, MD	1.0–2.0	1.0	841	$935	$1.11	2d	3	0.68mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	4d	1	0.71mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	43d	1	0.72mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	23d	1	0.73mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	23d	1	0.73mi
1914 Mosher St Unit 1914 Baltimore, MD	4.0	2.5	1200	$1,700	$1.42	43d	1	0.75mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	10d	1	0.75mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	23d	1	0.75mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	43d	1	0.77mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	23d	1	0.80mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	23d	1	0.80mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	43d	1	0.81mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	43d	1	0.81mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	43d	1	0.86mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	23d	1	0.87mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	17d	1	0.87mi

Listing history 36 events

1. 2026-06-02
   remarks 693-char remark
2. 2026-06-02
   statusdays on market $187,500 Pending 134 DOM
3. 2026-05-14
   historical
4. 2026-05-04
   historical $1,800
5. 2026-05-04
   listed $1,800
6. 2026-03-05
   price $187,500
7. 2025-12-31
   listed $200,000 Active
8. 2025-12-31
   historical
9. 2025-12-02
   status Active
10. 2025-11-03
    historical
11. 2025-10-24
    listed $200,000 Active
12. 2025-10-01
    historical
13. 2024-07-09
    historical $1,800
14. 2024-03-26
    historical
15. 2024-02-28
    listed $1,800
16. 2024-01-14
    price $210,000
17. 2023-12-09
    price $217,500
18. 2023-11-22
    price $225,000
19. 2023-11-03
    status Active
20. 2023-09-20
    historical
21. 2023-09-20
    listed $240,000 Active
22. 2023-09-08
    historical
23. 2022-12-28
    historical
24. 2022-12-26
    historical
25. 2022-11-28
    historical
26. 2022-11-22
    price $79,999
27. 2022-11-10
    price $82,500
28. 2022-11-07
    listed $85,500 Active
29. 2006-10-20
    soldstatus $67,500
30. 2006-04-20
    soldstatus $67,500
31. 2006-03-08
    historical
32. 2006-02-09
    listed $67,500
33. 2006-02-01
    historical
34. 2005-11-17
    listed
35. 2002-07-09
    historical
36. 2002-04-01
    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: $1,527 · $127/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$259/yr (+$22/mo · 16.9%)

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,634
• − Mortgage interest: −$10,503
• − Property taxes: −$1,527
• − Insurance: −$938
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$5,455
• Taxable loss: −$249
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $2,887/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

-97.3% since first listed

34 events — show timeline

• 2026-05-14 Listing Removed — BRIGHT MLS
• 2026-05-04 Rental Removed $1,800 BRIGHTMLS
• 2026-05-04 Listed for Rent $1,800 BRIGHTMLS
• 2026-03-05 Price Changed $187,500 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-12-31 Listed $200,000 BRIGHT MLS
• 2025-12-02 Relisted — BRIGHT MLS
• 2025-11-03 Listing Removed — BRIGHT MLS
• 2025-10-24 Listed $200,000 BRIGHT MLS
• 2025-10-01 Coming Soon — BRIGHT MLS
• 2024-07-09 Rental Removed $1,800 BRIGHTMLS
• 2024-03-26 Listing Removed — BRIGHT MLS
• 2024-02-28 Listed for Rent $1,800 BRIGHTMLS
• 2024-01-14 Price Changed $210,000 BRIGHT MLS
• 2023-12-09 Price Changed $217,500 BRIGHT MLS
• 2023-11-22 Price Changed $225,000 BRIGHT MLS
• 2023-11-03 Relisted — BRIGHT MLS
• 2023-09-20 Listing Removed — BRIGHT MLS
• 2023-09-20 Listed $240,000 BRIGHT MLS
• 2023-09-08 Coming Soon — BRIGHT MLS
• 2022-12-28 Listing Removed — BRIGHT MLS
• 2022-12-26 Coming Soon — BRIGHT MLS
• 2022-11-28 Listing Removed — BRIGHT MLS
• 2022-11-22 Price Changed $79,999 BRIGHT MLS
• 2022-11-10 Price Changed $82,500 BRIGHT MLS
• 2022-11-07 Listed $85,500 BRIGHT MLS
• 2006-10-20 Sold (Public Records) $67,500 Public Records
• 2006-04-20 Sold (MLS) $67,500 MRIS
• 2006-03-08 Delisted — MRIS
• 2006-02-09 Listed $67,500 MRIS
• 2006-02-01 Delisted — MRIS
• 2005-11-17 Listed — MRIS
• 2002-07-09 Delisted — MRIS
• 2002-04-01 Listed — MRIS

Property tax history

+1.1%/yr

Latest (2025): $1,527 · +18.2% YoY. Source: county tax records.