1533 N Gilmor St · Baltimore, MD 21217

$110,000

3 bd · 1.0 ba · 2,712 sqft · Townhouse · 1 Days on market

Built 1920 1,356 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 +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming home featuring four levels of living space, 3 bedrooms, 1 full bathroom, and an unfinished basement offering additional storage or future expansion opportunities. Situated on a desirable block, this property includes a spacious backyard that is perfect for entertaining, gardening, or simply relaxing outdoors. Conveniently located just minutes from the National Aquarium, Camden Yards, M & T Bank Stadium, and downtown Baltimore, you'll enjoy easy access to some of the city's most popular attractions. Commuters will appreciate the proximity to major highways, including I-95, I-295, and I-83, making travel throughout the region quick and convenient. This home is an

Key facts

• Spacious backyard
• Unfinished basement
• Built 1920

Tags

• UNFINISHED BASEMENT
• SPACIOUS BACKYARD
• EASY ACCESS TO ATTRACTIONS
• PROXIMITY TO MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Stone construction; Permanent foundation; Assessor-reported year built
• Exterior features: Not located on tidal water; Above- and below-grade structures noted

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Hot water heating; Natural gas heating and hot water
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $980 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 17.0% 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 (+6.6%/yr); 331 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); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,110/mo this rent would consume 66% of the median local household income ($38k/yr) (locally 2921% 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 $761 of loan paydown is wiped out by about $3k 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 + 6.6% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $63k; list at $110k implies a 73% 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 $110,000

Questions for the listing agent

1. Built in 1920 — 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: 1.92% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.17%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $279,336
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 N Carey St	0.43mi	2/2.0 (-1)	2,700 (-0%)	22mo	$181,500	$67	52
1930 Mcculloh St	0.48mi	4/4.5 (+1)	2,760 (+2%)	12mo	$387,900	$141	46
610 N Fulton Ave	0.75mi	4/3.0 (+1)	2,688 (-1%)	8mo	$75,000	$28	44
2411 Madison Ave	0.55mi	4/3.5 (+1)	2,700 (-0%)	20mo	$540,000	$200	42
2550 Mcculloh St	0.53mi	4/3.0 (+1)	2,760 (+2%)	21mo	$285,000	$103	42
739 N Fulton Ave	0.62mi	3/1.0	2,400 (-12%)	13mo	$60,500	$25	41
2920 Auchentoroly Ter	0.71mi	2/3.0 (-1)	2,677 (-1%)	13mo	$320,000	$120	41
1724 Linden Ave	0.73mi	4/2.5 (+1)	2,868 (+6%)	12mo	$715,000	$249	35
2116 Westwood Ave	0.51mi	4/2.5 (+1)	2,500 (-8%)	23mo	$210,000	$84	33
2240 Linden	0.64mi	4/2.5 (+1)	3,110 (+15%)	14mo	$456,000	$147	23
931 N Bentalou St	0.71mi	3/2.0	2,321 (-14%)	20mo	$220,000	$95	22

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 38.1%
• Equity multiple: 2.71×
• Total profit: $52,547
• Equity at exit: $16,401

10-year hold

• IRR: 46.4%
• Equity multiple: 6.24×
• Total profit: $161,367
• Equity at exit: $9,511

Cash invested: $30,800 (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 21217

• Rents YoY: 6.6%
• Active inventory: 331
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$577
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $980

Break-even live

Break-even rent $870

Max offer price $110,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,042	-5% $1,011	+0% $980	+5% $949	+10% $917
Rent	-10% $813	-5% $896	+0% $980	+5% $1,063	+10% $1,146
Rate	-1.0pp $1,035	-0.5pp $1,008	base $980	+0.5pp $951	+1.0pp $922

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	15d	1	0.11mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	24d	1	0.35mi
2020 McCulloh St Unit 1 Baltimore, MD	2.0	2.0	2440	$1,650	$0.68	44d	1	0.44mi
2020 McCulloh St Unit 2 Baltimore, MD	2.0	2.0	2440	$1,950	$0.80	44d	1	0.44mi
1927 Druid Hill Ave #2 Baltimore, MD	3.0	2.0	3312	$2,350	$0.71	44d	1	0.45mi
1929 McCulloh St Baltimore, MD	3.0	2.5	3293	$2,595	$0.79	44d	1	0.49mi
2534 McCulloh St Unit 1 Baltimore, MD	4.0	2.0	2861	$3,300	$1.15	24d	1	0.53mi
1725 Druid Hill Ave Baltimore, MD	4.0	3.0	2195	$2,100	$0.96	24d	1	0.55mi
2511 Madison Ave Unit 1 Baltimore, MD	4.0	2.0	2700	$2,700	$1.00	44d	1	0.59mi
1628 McCulloh St Unit 2 Baltimore, MD	4.0	2.5	2000	$2,000	$1.00	5d	1	0.61mi
1614 McCulloh St #1 Baltimore, MD	3.0	3.0	2885	$2,400	$0.83	44d	1	0.63mi
549 Mosher St Baltimore, MD	3.0	1.0	2200	$1,350	$0.61	44d	1	0.65mi
2128 N Pulaski St Baltimore, MD	4.0	3.0	2166	$2,200	$1.02	44d	1	0.66mi
1702 Eutaw Pl Baltimore, MD	2.0	2.0	2000	$1,550	$0.78	18d	1	0.68mi
1012 W Lanvale St Baltimore, MD	2.0	2.0	2008	$1,925	$0.96	24d	1	0.70mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	18d	1	0.73mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	44d	1	0.73mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	5d	1	0.74mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	3132	$1,650	$0.53	24d	1	0.75mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	3132	$1,400	$0.45	24d	1	0.75mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	3132	$1,400	$0.45	24d	1	0.75mi
914 Whitelock St Baltimore, MD	4.0	3.5	2880	$2,250	$0.78	5d	1	0.80mi
805 Brooks Ln #2 Baltimore, MD	2.0	1.0	2120	$1,500	$0.71	3d	1	0.82mi
736 Watts St Baltimore, MD	3.0	3.5	2000	$3,250	$1.62	44d	1	0.83mi
2535 Brookfield Ave Baltimore, MD	3.0	1.0	2736	$1,500	$0.55	44d	1	0.87mi
1032 W Franklin St Baltimore, MD	4.0	4.5	1913	$2,650	$1.39	24d	1	0.90mi
1427 Bolton St Unit 2 Baltimore, MD	2.0	2.0	1802	$3,600	$2.00	5d	1	0.94mi
2302 Mount Royal Ter Baltimore, MD	4.0	3.5	2351	$3,000	$1.28	24d	1	0.98mi
147 W Lafayette Ave Baltimore, MD	4.0	2.5	2400	$3,250	$1.35	44d	1	1.05mi
39 N Bentalou St Baltimore, MD	3.0	2.5	1844	$1,700	$0.92	3d	1	1.29mi
1020 Park Ave Baltimore, MD	2.0	2.0–2.5	2004	$3,712	$1.85	3d	11	1.29mi
1725 Hollins St #3 Baltimore, MD	2.0	1.0	2796	$1,195	$0.43	44d	1	1.31mi
1725 Hollins St Unit 4 Baltimore, MD	2.0	1.0	2796	$1,195	$0.43	45d	1	1.31mi
2305 Wichita Ave Unit 1 Baltimore, MD	3.0	1.0	1950	$1,300	$0.67	24d	1	1.32mi
1328 W Lombard St Baltimore, MD	3.0	3.5	2312	$3,600	$1.56	13d	1	1.35mi
1138 W Lombard St Baltimore, MD	3.0	3.5	2400	$1,795	$0.75	24d	1	1.37mi
922 W Lombard St Baltimore, MD	4.0	2.0	2364	$2,300	$0.97	24d	1	1.42mi
1214 N Charles St Baltimore, MD	2.0	1.0–2.0	1103	$2,333	$2.11	2d	14	1.44mi
804 Hollins St Unit 1 Baltimore, MD	3.0	2.0	1800	$2,700	$1.50	5d	1	1.44mi
3030 Windsor Ave Baltimore, MD	4.0	1.5	2124	$1,995	$0.94	5d	1	1.46mi

Listing history 2 events

1. 2026-06-18
   remarks 695-char remark
2. 2026-06-18
   listed $110,000 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: $771 · $64/mo
• Projected year-2 tax: $985 · $82/mo
• Expected delta: +$214/yr (+$18/mo · 27.7%)

ⓘ 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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,317
• − Mortgage interest: −$6,162
• − Property taxes: −$771
• − Insurance: −$550
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$3,200
• Taxable income: $10,583
• Est. tax owed @ 24.0%: −$2,540
• After-tax cash flow: $9,217/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

+73.4% since first listed

2 events — show timeline

• 2026-06-18 Coming Soon $110,000 BRIGHT MLS
• 1990-03-19 Sold (Public Records) $63,420 Public Records

Property tax history

+32.1%/yr

Latest (2025): $771 · +5.5% YoY. Source: county tax records.