2915 W Mosher St · Baltimore, MD 21216

$30,000

3 bd · 1.0 ba · 1,408 sqft · Townhouse public records · 273 Days on market

Built 1920 1,306 sqft lot

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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
• 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 MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 4/21/2026 @ 10:00 AM. Bidding ends 4/23/2026 @ 12:00 PM. The list price is the suggested opening bid. Deposit: $5,000. This two-story townhouse is located in the Franklintown Road neighborhood of Baltimore City. Residents can enjoy the nearby attractions such as the Mosher, Franklintown & Rosedale Park, offering open areas and trails for recreation. For shopping, the Hollinswood Shopping Center lies relatively close, offering a large grocery and various retail options. This property is occupied. Major traffic access is via W Lafayette Ave and Poplar Grove St, which runs through West Baltimore and links to larger routes.

Key facts

• Major traffic access
• Two story townhouse
• Built 1920

Tags

• TWO STORY TOWNHOUSE
• OPEN AREAS AND TRAILS
• HOLLINSWOOD SHOPPING CENTER
• MAJOR TRAFFIC ACCESS

🔨 Auction listing. The $30,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $119,131 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $30k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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); 40% 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 $1,811/mo this rent would consume 52% 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 $823 of loan paydown is wiped out by about $4k 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 + 6.1% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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 $20k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 6.0% of price; 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 $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.86%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $119,131
• List price: $30,000
• Delta: -74.82%
• Verdict: UNDERPRICED
• 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	0.23mi	3/1.0	1,288 (-8%)	2mo	$134,000	$104	74
1625 N Rosedale St	0.56mi	3/1.0	1,396 (-1%)	2mo	$36,000	$26	71
3018 Presstman St	0.41mi	4/2.0 (+1)	1,400 (-1%)	1mo	$108,000	$77	70
2920 Brighton St	0.44mi	3/2.5	1,440 (+2%)	2mo	$247,500	$172	68
3004 Brighton St	0.45mi	3/1.0	1,288 (-8%)	1mo	$44,000	$34	64
3707 Colborne Rd	0.71mi	3/2.0	1,400 (-1%)	1mo	$220,000	$157	61
1528 N Ellamont St	0.51mi	3/2.5	1,328 (-6%)	1mo	$209,000	$157	60
2404 W Lafayette Ave	0.58mi	3/2.0	1,476 (+5%)	2mo	$135,000	$91	60
517 N Edgewood St	0.63mi	4/2.5 (+1)	1,430 (+2%)	2mo	$90,000	$63	56
2514 W Lafayette Ave	0.49mi	3/2.0	1,560 (+11%)	2mo	$232,000	$149	54
2435 Lauretta Ave	0.66mi	3/1.0	1,260 (-10%)	1mo	$45,000	$36	51
2400 W Lafayette Ave	0.59mi	4/2.0 (+1)	1,584 (+12%)	2mo	$263,000	$166	41

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: 18.0%
• Equity multiple: 1.76×
• Total profit: $25,255
• Equity at exit: $17,763

10-year hold

• IRR: 28.5%
• Equity multiple: 3.92×
• Total profit: $97,421
• Equity at exit: $10,300

Cash invested: $33,357 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$625
• Tax est. 1.5%: −$149 /mo · $1,787/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $608

Break-even live

Break-even rent $1,042

Max offer price $119,131

Occupancy floor 61%

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: $29,783
• Closing costs: $3,574
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	4d	1	0.16mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	0.17mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	44d	1	0.19mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	44d	1	0.20mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	4d	1	0.26mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	44d	1	0.30mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	44d	1	0.31mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	44d	1	0.32mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	24d	1	0.37mi
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	44d	1	0.37mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	24d	1	0.42mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	44d	1	0.46mi
1513 N Ellamont St Baltimore, MD	3.0	1.0	1700	$1,700	$1.00	24d	1	0.47mi
1530 N Rosedale St Baltimore, MD	3.0	2.0	1641	$1,895	$1.15	15d	1	0.47mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	44d	1	0.48mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	44d	1	0.49mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	24d	1	0.49mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	44d	1	0.51mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	24d	1	0.51mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	24d	1	0.51mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	44d	1	0.53mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.57mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	44d	1	0.59mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	0.64mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	24d	1	0.65mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	24d	1	0.65mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	0.65mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	44d	1	0.66mi
3003 W North Ave Baltimore, MD	1.0–2.0	1.0	841	$935	$1.11	2d	3	0.68mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	4d	1	0.69mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	24d	1	0.74mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	24d	1	0.78mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	4d	1	0.79mi
202 N Edgewood St Baltimore, MD	3.0	2.0	1710	$2,250	$1.32	24d	1	0.80mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	44d	1	0.81mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	24d	1	0.83mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	4d	1	0.84mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	24d	1	0.85mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	44d	1	0.87mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	4d	1	0.88mi

Listing history 42 events

1. 2026-06-18
   days on market $30,000 Active 273 DOM
2. 2026-06-17
   days on market $30,000 Active 272 DOM
3. 2026-06-16
   days on market $30,000 Active 271 DOM
4. 2026-06-15
   days on market $30,000 Active 270 DOM
5. 2026-06-13
   days on market $30,000 Active 268 DOM
6. 2026-06-09
   days on market $30,000 Active 264 DOM
7. 2026-06-08
   days on market $30,000 Active 263 DOM
8. 2026-06-07
   days on market $30,000 Active 262 DOM
9. 2026-06-04
   days on market $30,000 Active 259 DOM
10. 2026-06-03
    days on market $30,000 Active 258 DOM
11. 2026-06-02
    days on market $30,000 Active 257 DOM
12. 2026-06-01
    days on market $30,000 Active 256 DOM
13. 2026-05-31
    days on market $30,000 Active 255 DOM
14. 2026-05-11
    status Active 744-char remark

    Show marketing remark (744 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 4/21/2026 @ 10:00 AM. Bidding ends 4/23/2026 @ 12:00 PM. The list price is the suggested opening bid. Deposit: $5,000. This two-story townhouse is located in the Franklintown Road neighborhood of Baltimore City. Residents can enjoy the nearby attractions such as the Mosher, Franklintown & Rosedale Park, offering open areas and trails for recreation. For shopping, the Hollinswood Shopping Center lies relatively close, offering a large grocery and various retail options. This property is occupied. Major traffic access is via W Lafayette Ave and Poplar Grove St, which runs through West Baltimore and links to larger routes.

15. 2026-05-09
    historical 744-char remark

    Show marketing remark (744 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 4/21/2026 @ 10:00 AM. Bidding ends 4/23/2026 @ 12:00 PM. The list price is the suggested opening bid. Deposit: $5,000. This two-story townhouse is located in the Franklintown Road neighborhood of Baltimore City. Residents can enjoy the nearby attractions such as the Mosher, Franklintown & Rosedale Park, offering open areas and trails for recreation. For shopping, the Hollinswood Shopping Center lies relatively close, offering a large grocery and various retail options. This property is occupied. Major traffic access is via W Lafayette Ave and Poplar Grove St, which runs through West Baltimore and links to larger routes.

16. 2025-09-16
    listed $30,000 Active 744-char remark

    Show marketing remark (744 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 4/21/2026 @ 10:00 AM. Bidding ends 4/23/2026 @ 12:00 PM. The list price is the suggested opening bid. Deposit: $5,000. This two-story townhouse is located in the Franklintown Road neighborhood of Baltimore City. Residents can enjoy the nearby attractions such as the Mosher, Franklintown & Rosedale Park, offering open areas and trails for recreation. For shopping, the Hollinswood Shopping Center lies relatively close, offering a large grocery and various retail options. This property is occupied. Major traffic access is via W Lafayette Ave and Poplar Grove St, which runs through West Baltimore and links to larger routes.

17. 2024-03-11
    historical
18. 2023-09-12
    price $60,000
19. 2023-07-30
    price $92,000
20. 2023-07-15
    listed $130,000 Active
21. 2018-06-27
    historical
22. 2018-06-27
    soldstatus $20,140 Closed
23. 2018-06-27
    soldstatus $20,140 Sold
24. 2018-05-02
    status Pending
25. 2018-04-24
    historical Active Under Contract
26. 2018-04-24
    status Contingent (No Kick Out)
27. 2018-03-30
    listed $20,500 Active
28. 2018-03-30
    listed $20,500 Active
29. 2007-03-21
    soldstatus $78,000
30. 2007-03-20
    soldstatus $78,000
31. 2007-01-25
    historical
32. 2007-01-02
    historical
33. 2006-12-13
    listed $79,950
34. 2006-12-05
    listed
35. 2006-06-12
    soldstatus $44,900
36. 2006-05-18
    historical
37. 2006-05-03
    listed $44,900
38. 2006-02-07
    historical
39. 2005-11-03
    listed
40. 2002-07-29
    soldstatus $4,500
41. 2002-07-18
    historical
42. 2002-06-20
    listed $6,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,737
• − Mortgage interest: −$6,673
• − Property taxes: −$1,787
• − Insurance: −$596
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$3,466
• Taxable income: $5,738
• Est. tax owed @ 24.0%: −$1,377
• After-tax cash flow: $5,916/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

+361.5% since first listed

29 events — show timeline

• 2026-05-11 Relisted — BRIGHT MLS
• 2026-05-09 Listing Removed — BRIGHT MLS
• 2025-09-16 Listed $30,000 BRIGHT MLS
• 2024-03-11 Listing Removed — BRIGHT MLS
• 2023-09-12 Price Changed $60,000 BRIGHT MLS
• 2023-07-30 Price Changed $92,000 BRIGHT MLS
• 2023-07-15 Listed $130,000 BRIGHT MLS
• 2018-06-27 Listing Removed — BRIGHT MLS
• 2018-06-27 Sold (MLS) $20,140 MRIS
• 2018-06-27 Sold (MLS) $20,140 BRIGHT MLS
• 2018-05-02 Pending — BRIGHT MLS
• 2018-04-24 Contingent — BRIGHT MLS
• 2018-04-24 Pending — MRIS
• 2018-03-30 Listed $20,500 MRIS
• 2018-03-30 Listed $20,500 BRIGHT MLS
• 2007-03-21 Sold (Public Records) $78,000 Public Records
• 2007-03-20 Sold (MLS) $78,000 MRIS
• 2007-01-25 Delisted — MRIS
• 2007-01-02 Delisted — MRIS
• 2006-12-13 Listed $79,950 MRIS
• 2006-12-05 Listed — MRIS
• 2006-06-12 Sold (MLS) $44,900 MRIS
• 2006-05-18 Delisted — MRIS
• 2006-05-03 Listed $44,900 MRIS
• 2006-02-07 Delisted — MRIS
• 2005-11-03 Listed — MRIS
• 2002-07-29 Sold (MLS) $4,500 MRIS
• 2002-07-18 Delisted — MRIS
• 2002-06-20 Listed $6,500 MRIS

Property tax history

+2.6%/yr

Latest (2025): $2,491 · +12.8% YoY. Source: county tax records.