🏡 Six Cash-Flowing Baltimore Rowhomes in One Package — 🔥 9.1% Cap, Only 9% Down 💰
🔑 NO DOC Financing 🚫🏦 — Assume $597K in Loans at a Blended 4.8% 📉 + Seller Carries the Rest — Walk in for ~$67K 🤑
- 💵 Six rowhomes, $8,465/mo in verified rent ($101,580/yr) · 16 beds / 6.5 baths across the six — three on Section 8 with HAP deposited on the 1st/2nd, two market tenants paying on time, one being delivered leased. Rent roll verified 8/28/26 in the management systems.
- 📉 Buyer takes over the existing financing in place — six fixed-rate 2021-vintage loans totaling $596,921 at a blended 4.83% (individual notes 4.45%–5.45%) stay with the portfolio LLC. P&I is just $3,427/mo; total payment ~$5,039/mo with taxes & insurance escrowed. No bank, no doc, no appraisal, no points — you cannot originate debt like this in today’s market. 🦄
- 🤝 Seller carries the balance — ~$77K at 9% interest-only, 2-year balloon (~$578/mo). Blended cost across ALL financing: ~5.3%.
- 💰 Cash to close ≈ $67,050 + closing costs — that’s 9% down on a $741K portfolio! 🤯 Closing costs are minimal because this transfers as a membership-interest sale of the holding LLC (no transfer or recordation tax).
- 📈 Stabilized net cash flow ≈ $1,300/mo after all loan payments, management, and a repair reserve — roughly a 22% cash-on-cash return on the cash in! 🔥🔥
📊 Investment Highlights
- 🏠 500 N Glover St (21205) — 2bd/1ba · $1,400/mo · Section 8 (HAP $1,181 + $219) · tenant since 2023 · loan 4.70% · McElderry Park
- 🏠 502 N Glover St (21205) — 2bd/1.5ba · $1,250/mo · market tenant, brand-new lease through 12/31/2027, paid current · loan 4.45% · McElderry Park
- 🏠 210 N Hilton St (21229) — 2bd/1ba · $1,600/mo · turnover in progress, delivered leased or rent-ready at closing · loan 4.70% · Saint Josephs
- 🏠 2622 E Monument St (21205) — 3bd/1ba · $1,370/mo · 100% Section 8 HAP (just raised from $1,317) · tenant since 2021 · loan 5.45% · Madison-Eastend
- 🏠 522 Sheridan Ave (21212) — 4bd/1ba · $1,545/mo · Section 8 (HAP $979 + $566) · same tenant since 2011 · loan 5.30% · Woodbourne-McCabe
- 🏠 4235 Old Frederick Rd (21229) — 3bd/1ba · $1,300/mo · market tenant since 2021, pays on time, tenant pays water · loan 4.60% · Irvington
- 🧱 All six are brick rowhomes built 1890–1945, professionally managed today — We can stay on as your manager so nothing changes for the tenants on day one. ✅
- 🧾 Actual 2026 property taxes across all six: $11,648/yr. Insurance is already in place and escrowed. ✅
📍 Neighborhood Insights
- 🏥 East Baltimore (Glover & Monument) — minutes from the Johns Hopkins Hospital / Bayview medical campuses, the city’s largest employer base, with deep Section 8 tenant demand.
- 🛣️ Southwest Baltimore (Hilton & Old Frederick) — the Frederick Ave / Route 40 corridor near Ascension Saint Agnes Hospital and the Gwynns Falls trail, with quick access to I-695 and I-95.
- 🎓 North Baltimore (Sheridan) — Woodbourne-McCabe, a quiet residential pocket near Morgan State University, York Road shopping, and Belvedere Square.
⭐ Why the Evanston Package Stands Out
- 🏦❌ Leverage you can’t get from a bank today — 91% of the purchase is already financed at 2021 fixed rates (blended 4.83%), and the seller carries the rest. 🔥
- 🚪Six doors in one closing — instant scale, one management relationship, income diversified across six tenants and three sides of the city. 💪
- 🎯 Priced at a true 9% cap on in-place rents — not a projection. Rent roll, leases, HAP contracts, and loan statements available to qualified buyers. 📂
📲 Call Cris Now — (919) 675-2747 — serious buyers only; proof of funds required for showings. 💰🤑
📊 Cap Rate Analysis
Cap rate is an estimate based on current in-place rents less actual property taxes, estimated insurance, 10% management, and a one-month-rent repair reserve; ~13.7% is the gross yield. Cash-to-close, seller-financing terms, loan balances, and cash-on-cash figures are estimates subject to lender/servicer confirmation and final settlement figures; loan rates are per the owner’s servicer records and buyer verifies with each servicer. Buyer to verify all figures and conduct their own due diligence. Sold as one package; houses are not available individually.