805 N Woodington Rd · Baltimore, MD 21229

$60,000

5 bd · 2.5 ba · 1,560 sqft · Townhouse public records · 12 Days on market

Built 1930 2,000 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 +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

Key facts

• Leon day park
• Gwynns falls park
• Built 1930

Tags

• PORCH-FRONT TOWNHOUSE
• EDMONDSON VILLAGE AREA
• GWYNNS FALLS PARK
• LEON DAY PARK

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath townhouse listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 34.2% 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 (+5.4%/yr); 252 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,289/mo this rent would consume 46% of the median local household income ($60k/yr) (locally 2776% 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 $415 of loan paydown is wiped out by about $2k 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 + 5.4% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $60,000

Questions for the listing agent

1. Built in 1930 — 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. 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.
6. 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.
7. 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: 3.82% ✓
• Cap rate: 34.17%
• Cash-on-cash: 99.56%
• DSCR: 5.43
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $223,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3910 Edmondson Ave	0.28mi	4/2.5 (-1)	1,568 (+0%)	5mo	$225,000	$143	77
509 Normandy Ave	0.35mi	4/2.5 (-1)	1,458 (-6%)	1mo	$212,000	$145	67
3716 Edmondson Ave	0.39mi	4/1.0 (-1)	1,512 (-3%)	2mo	$130,000	$86	64
1102 Mount Holly St	0.37mi	4/3.5 (-1)	1,452 (-7%)	6mo	$262,000	$180	57
319 Lyndhurst St	0.47mi	4/2.0 (-1)	1,434 (-8%)	4mo	$224,999	$157	54
510 Lyndhurst St	0.36mi	4/1.5 (-1)	1,434 (-8%)	10mo	$125,000	$87	52
517 N Edgewood St	0.61mi	4/2.5 (-1)	1,430 (-8%)	2mo	$90,000	$63	51
4411 Maple Wood Dr	0.53mi	4/2.5 (-1)	1,660 (+6%)	10mo	$342,000	$206	51
743 Linnard St	0.58mi	4/2.0 (-1)	1,693 (+8%)	1mo	$199,000	$118	51
3521 Edmondson Ave	0.54mi	4/1.5 (-1)	1,428 (-8%)	5mo	$70,000	$49	48
771 N Grantley St	0.55mi	4/2.5 (-1)	1,360 (-13%)	8mo	$220,000	$162	41
621 N Edgewood St	0.57mi	4/1.0 (-1)	1,360 (-13%)	3mo	$80,000	$59	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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.04×
• Total profit: $84,702
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: 13.64×
• Total profit: $212,395
• Equity at exit: $5,188

Cash invested: $16,800 (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 21229

• Rents YoY: 5.4%
• Active inventory: 252
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,394

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,435	-5% $1,415	+0% $1,394	+5% $1,373	+10% $1,352
Rent	-10% $1,213	-5% $1,303	+0% $1,394	+5% $1,484	+10% $1,575
Rate	-1.0pp $1,424	-0.5pp $1,409	base $1,394	+0.5pp $1,378	+1.0pp $1,363

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Normandy Ave Baltimore, MD	4.0	1.0	1640	$1,500	$0.91	24d	1	0.37mi
3619 Edmondson Ave Baltimore, MD	4.0	3.5	1962	$2,800	$1.43	44d	1	0.47mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	0.48mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.54mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	0.56mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	5d	1	0.64mi
715 N Rosedale St Baltimore, MD	5.0	3.0	1542	$2,550	$1.65	44d	1	0.96mi
1633 N Hilton St Baltimore, MD	4.0	2.5	1920	$2,600	$1.35	18d	1	1.06mi
114 S Rock Glen Rd Baltimore, MD	4.0	1.5	1160	$2,350	$2.03	13d	1	1.14mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	44d	1	1.21mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	1.26mi
3030 Windsor Ave Baltimore, MD	4.0	1.5	2124	$1,995	$0.94	5d	1	1.46mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	24d	1	1.47mi

Listing history 19 events

1. 2026-02-16
   status Pending
2. 2026-02-04
   listed $60,000 Active
3. 2025-12-01
   historical
4. 2025-11-13
   listed $10,000 Active
5. 2024-03-27
   soldstatus $120,000
6. 2020-03-06
   soldstatus $74,500
7. 2020-02-14
   historical 425-char remark

   Show marketing remark (425 chars)

   Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

8. 2020-02-13
   soldstatus $74,500 Closed 425-char remark

   Show marketing remark (425 chars)

   Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

9. 2020-01-15
   status Pending 425-char remark

   Show marketing remark (425 chars)

   Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

10. 2019-12-10
    price $85,900 425-char remark

    Show marketing remark (425 chars)

    Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

11. 2019-11-27
    price $87,900 425-char remark

    Show marketing remark (425 chars)

    Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

12. 2019-11-18
    status Active 425-char remark

    Show marketing remark (425 chars)

    Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

13. 2019-10-22
    status Pending 425-char remark

    Show marketing remark (425 chars)

    Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

14. 2019-10-11
    price $89,900 425-char remark

    Show marketing remark (425 chars)

    Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

15. 2019-09-27
    listed $94,500 Active 425-char remark

    Show marketing remark (425 chars)

    Don't miss your opportunity to see this massive, Edmondson Village town home. This home features an large main living level with kitchen and breakfast nook across the back of the house. The first upper level has 4 large bedrooms and a full bath. Going up to the second upper level, you will find another large bedroom. The basement is partially finished and features bedroom #6! This is a great opportunity for rental income!

16. 2004-02-27
    soldstatus $45,000
17. 2004-01-23
    historical
18. 2004-01-08
    listed $49,900
19. 1982-05-10
    soldstatus $32,900

ⓘ 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 5/10 Major 24% 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: $27,472
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$1,745
• Taxable income: $16,770
• Est. tax owed @ 24.0%: −$4,025
• After-tax cash flow: $12,702/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 (73%)
• Race & ethnicity: Black 73% White 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

+82.4% since first listed

19 events — show timeline

• 2026-02-16 Pending — BRIGHT MLS
• 2026-02-04 Listed $60,000 BRIGHT MLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-11-13 Listed $10,000 BRIGHT MLS
• 2024-03-27 Sold (Public Records) $120,000 Public Records
• 2020-03-06 Sold (Public Records) $74,500 Public Records
• 2020-02-14 Listing Removed — BRIGHT MLS
• 2020-02-13 Sold (MLS) $74,500 BRIGHT MLS
• 2020-01-15 Pending — BRIGHT MLS
• 2019-12-10 Price Changed $85,900 BRIGHT MLS
• 2019-11-27 Price Changed $87,900 BRIGHT MLS
• 2019-11-18 Relisted — BRIGHT MLS
• 2019-10-22 Pending — BRIGHT MLS
• 2019-10-11 Price Changed $89,900 BRIGHT MLS
• 2019-09-27 Listed $94,500 BRIGHT MLS
• 2004-02-27 Sold (MLS) $45,000 MRIS
• 2004-01-23 Delisted — MRIS
• 2004-01-08 Listed $49,900 MRIS
• 1982-05-10 Sold (Public Records) $32,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,289 · +8.5% YoY. Source: county tax records.