413 Rosecroft Ter · Baltimore, MD 21229

$185,000

4 bd · 2.0 ba · 1,728 sqft · Townhouse public records · 85 Days on market

Built 1924 $107/sqft · at area comps Est $179k · at est.

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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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• ARV discount +5.9/15.0
• 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

Boiler replace in 2020. New windows 2019

Key facts

• Built 1924
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y 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 $66k; list at $185k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $178,656
• List price: $185,000
• Delta: 3.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 S Augusta Ave	0.13mi	4/2.5	1,500 (-13%)	3mo	$249,900	$167	68
4231 Euclid Ave	0.29mi	3/1.0 (-1)	1,856 (+7%)	1mo	$90,100	$49	64
4404 Frederick Ave	0.38mi	4/2.0	1,880 (+9%)	5mo	$240,000	$128	64
210 S Augusta Ave	0.27mi	3/2.0 (-1)	1,580 (-9%)	6mo	$170,000	$108	63
3804 Old Frederick Rd	0.35mi	5/2.5 (+1)	1,872 (+8%)	1mo	$250,000	$134	62
3356 Wilkens Ave	0.64mi	4/1.0	1,688 (-2%)	2mo	$96,000	$57	61
46 Cobber Ln	0.58mi	3/2.5 (-1)	1,683 (-3%)	4mo	$245,000	$146	58
24 S Tremont Rd	0.72mi	4/2.0	1,800 (+4%)	5mo	$220,000	$122	55
129 S Loudon Ave	0.29mi	4/2.5	1,468 (-15%)	7mo	$224,000	$153	54
4626 Frederick Ave	0.57mi	3/2.0 (-1)	1,568 (-9%)	2mo	$165,000	$105	51
123 S Monastery Ave	0.42mi	3/2.0 (-1)	1,512 (-12%)	6mo	$68,000	$45	50
4708 Frederick Ave	0.61mi	4/2.5	1,476 (-15%)	4mo	$180,000	$122	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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-5,444
• Equity at exit: $27,584

10-year hold

• IRR: 9.5%
• Equity multiple: 1.81×
• Total profit: $41,853
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$970
• Tax from tax record: −$236 /mo · $2,833/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $307

Break-even live

Break-even rent $1,625

Max offer price $185,000

Occupancy floor 80%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	44d	1	0.22mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	24d	1	0.26mi
117 Collins Ave Baltimore, MD	3.0	3.0	1617	$2,350	$1.45	44d	1	0.33mi
500 Lucia Ave Baltimore, MD	3.0	2.0	1472	$2,100	$1.43	16d	1	0.60mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	24d	1	0.64mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	20d	1	0.69mi
586 Lucia Ave Baltimore, MD	3.0	1.5	1178	$2,100	$1.78	18d	1	0.69mi
111 Upmanor Rd Baltimore, MD	3.0	1.5	1224	$2,163	$1.77	44d	1	0.70mi
19 S Tremont Rd Baltimore, MD	3.0	1.0	1350	$1,850	$1.37	44d	1	0.71mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	24d	1	0.72mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	24d	1	0.75mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	11d	1	0.75mi
613 S Beechfield Ave Baltimore, MD	3.0	1.5	1080	$1,950	$1.81	44d	1	0.75mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	4d	1	0.76mi
202 N Edgewood St Baltimore, MD	3.0	2.0	1710	$2,250	$1.32	24d	1	0.79mi
409 Normandy Ave Baltimore, MD	4.0	1.0	1640	$1,500	$0.91	24d	1	0.83mi
501 Hazlett Ave Baltimore, MD	2.0–3.0	1.5–2.0	1044	$1,879	$1.80	2d	8	0.86mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	4d	1	0.91mi
114 S Rock Glen Rd Baltimore, MD	4.0	1.5	1160	$2,350	$2.03	12d	1	0.91mi
3619 Edmondson Ave Baltimore, MD	4.0	3.5	1962	$2,800	$1.43	44d	1	0.97mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	1.00mi
670 Queensgate Rd Baltimore, MD	3.0	2.0	1600	$2,100	$1.31	4d	1	1.02mi
5147 Frederick Ave Baltimore, MD	3.0	2.0	1216	$1,950	$1.60	3d	1	1.02mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	1.07mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	44d	1	1.09mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	24d	1	1.10mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	1.15mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	44d	1	1.20mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	4d	1	1.21mi
3700 Woodridge Rd Baltimore, MD	3.0	1.5	1955	$1,950	$1.00	44d	1	1.21mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	44d	1	1.24mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	24d	1	1.24mi
917 Kevin Rd Baltimore, MD	3.0	2.0	1151	$1,795	$1.56	2d	1	1.25mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	24d	1	1.27mi
941 Brunswick St Baltimore, MD	3.0	1.5	1516	$1,650	$1.09	18d	1	1.32mi
941 Brunswick St Baltimore, MD	3.0	1.5	1558	$1,600	$1.03	44d	1	1.32mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	44d	1	1.34mi
715 N Rosedale St Baltimore, MD	5.0	3.0	1542	$2,550	$1.65	44d	1	1.35mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	24d	1	1.36mi
5364 Jamestowne Ct Baltimore, MD	3.0	1.0–1.5	787	$1,905	$2.42	4d	13	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $185,000 Active 85 DOM
2. 2026-06-17
   days on market $185,000 Active 84 DOM
3. 2026-06-16
   days on market $185,000 Active 83 DOM
4. 2026-06-15
   days on market $185,000 Active 82 DOM
5. 2026-06-13
   days on market $185,000 Active 80 DOM
6. 2026-06-09
   days on market $185,000 Active 76 DOM
7. 2026-06-08
   days on market $185,000 Active 75 DOM
8. 2026-06-07
   days on market $185,000 Active 74 DOM
9. 2026-06-04
   days on market $185,000 Active 71 DOM
10. 2026-06-03
    days on market $185,000 Active 70 DOM
11. 2026-06-02
    days on market $185,000 Active 69 DOM
12. 2026-06-01
    days on market $185,000 Active 68 DOM
13. 2026-05-31
    days on market $185,000 Active 67 DOM
14. 2026-03-26
    listed $185,000 Active 40-char remark

    Show marketing remark (40 chars)

    Boiler replace in 2020. New windows 2019

15. 2026-03-06
    historical $185,000 40-char remark

    Show marketing remark (40 chars)

    Boiler replace in 2020. New windows 2019

16. 1996-02-06
    soldstatus $65,900
17. 1995-10-02
    soldstatus $65,900
18. 1995-06-28
    historical
19. 1995-04-06
    listed $61,900
20. 1995-04-06
    soldstatus $27,000
21. 1995-01-23
    historical
22. 1994-11-09
    soldstatus $45,241
23. 1994-07-22
    listed
24. 1988-06-03
    soldstatus $57,470

ⓘ 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: $2,833 · $236/mo
• Projected year-2 tax: $2,833 · $236/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 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: $24,160
• − Mortgage interest: −$10,363
• − Property taxes: −$2,833
• − Insurance: −$925
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$5,382
• Taxable income: $791
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $3,496/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

+221.9% since first listed

11 events — show timeline

• 2026-03-26 Listed $185,000 BRIGHT MLS
• 2026-03-06 Coming Soon $185,000 BRIGHT MLS
• 1996-02-06 Sold (Public Records) $65,900 Public Records
• 1995-10-02 Sold (MLS) $65,900 MRIS
• 1995-06-28 Delisted — MRIS
• 1995-04-06 Sold (Public Records) $27,000 Public Records
• 1995-04-06 Listed $61,900 MRIS
• 1995-01-23 Delisted — MRIS
• 1994-11-09 Sold (Public Records) $45,241 Public Records
• 1994-07-22 Listed — MRIS
• 1988-06-03 Sold (Public Records) $57,470 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,833 · +11.4% YoY. Source: county tax records.