Fix and Flip Single Family in Poplar Hill Baltimore

The Investor Scenario & Opportunity

A local real estate investor secured an off-market two-story brick rowhouse in the Medfield neighborhood of North Baltimore, adjacent to Hampden. Situated near Falls Road with direct access to Interstate 83 and downtown commuter routes, Medfield attracts first-time buyers seeking renovated homes under $250,000.

The property was an estate sale held by out-of-state heirs who wanted to settle account balances immediately. The estate listed the home for $125,000 on the condition of an un-contingent seven-day close. Modernized two-bedroom rowhouses in the immediate sub-market were consistently selling between $230,000 and $240,000, creating an ideal scenario for a low-risk, cosmetic renovation.

The Challenge (Why Banks Failed)

The property was unbankable due to targeted plumbing and moisture issues. The primary second-floor bathroom suffered from long-term supply line leaks that damaged the subfloor, rotted underlying joists, and destroyed wall plaster in the ceiling below.

Conventional retail lenders required complete plumbing restoration, full interior appraisal inspections, and a 45-day closing timeframe. The estate executor refused to enter a contract with financing contingencies or wait for bank approvals, setting a firm five-day funding deadline before offering the contract to cash buyers.

The Henry Solution (Loan Mechanics & Underwriting)

Hard Money Henry underwrote the deal using direct asset valuation and local Medfield comparables rather than bank paperwork. Our underwriting team completed an internal valuation of recent rowhouse sales within 24 hours, waiving the third-party appraisal delay.

We issued a firm commitment letter and structured a $150,177 total loan facility, financing 90% of the purchase price ($112,500) and 100% of the renovation budget ($37,677). Construction funds were held in escrow and managed through two draw releases. The transaction funded and closed in five business days.

The Financial Win & Outcome

The investor executed a streamlined 35-day cosmetic renovation. The primary focus of the $37,677 budget was a complete $14,500 bathroom overhaul. Work included replacing compromised subflooring, installing a new fiberglass tub surround, tiling floors, updating plumbing fixtures, and adding modern vanity cabinetry. The remaining budget funded hardwood floor refinishing, interior paint, and updated lighting. The home went under contract six days after hitting the market.

• Purchase Price: $125,000
• Rehab Budget: $37,677 (Including $14,500 complete bathroom remodel)
• Financing & Holding Costs: $9,200
• Total Cost Basis: $171,877
• Final Sale Price: $235,000
• Gross Profit: $63,123
• Net Profit (After Selling Costs): $49,023

Key Takeaways for Local Investors

• Bathroom remodels drive high cosmetic ROI. Replacing outdated, leaking bathrooms removes the main buyer objection in starter rowhouses and yields immediate appraisal value.
• Focused scope minimizes holding time. Keeping renovations centered on cosmetics and bathroom updates shortens project duration to under 40 days, limiting interest carry.
• 100% construction capital preserves working liquidity. Structuring loans to cover full renovation costs keeps investor cash available for simultaneous acquisitions.

Planning a light fix and flip or targeted rehab in Baltimore or Maryland? Submit your property address at hardmoneyhenry.com/apply for a 24-hour commitment letter.