**Last updated:** January 15, 2025

 

<div style="display: grid; grid-template-columns: repeat(1, minmax(0, 1fr)); overflow: auto; white-space: nowrap;">
<table><thead>
 <tr>
 <th>City comparison</th>
 <th>Baltimore, MD</th>
 <th>Buffalo, NY</th>
 </tr></thead>
<tbody>
 <tr>
 <td>Median home price</td>
 <td>$184,000</td>
 <td>$224,000</td>
 </tr>
 <tr>
 <td>Median home price growth (10-Yr)</td>
 <td>68.8%</td>
 <td>72.6%</td>
 </tr>
 <tr>
 <td>Single family market rent</td>
 <td>$1,750</td>
 <td>$1,800</td>
 </tr>
 <tr>
 <td>Single family market rent growth (10-Yr)</td>
 <td>39.0%</td>
 <td>33.3%</td>
 </tr>
 <tr>
 <td>Rent yield</td>
 <td>11.4%</td>
 <td>9.6%</td>
 </tr>
 <tr>
 <td>Population</td>
 <td>565,239</td>
 <td>274,678</td>
 </tr>
 <tr>
 <td>Population growth (10-Yr)</td>
 <td>-9.2%</td>
 <td>6.4%</td>
 </tr>
 <tr>
 <td>Unemployment rate</td>
 <td>4.5%</td>
 <td>3.6%</td>
 </tr>
 <tr>
 <td>Property tax rate</td>
 <td>2.248%</td>
 <td>2.63%</td>
 </tr>
 <tr>
 <td>Public school rating (out of 10)</td>
 <td>3</td>
 <td>4</td>
 </tr>
 <tr>
 <td>Median household income</td>
 <td>$59,623</td>
 <td>$46,458</td>
 </tr>
 <tr>
 <td>Income to rent</td>
 <td>2.84</td>
 <td>2.15</td>
 </tr>
 <tr>
 <td>Median household income growth (10-Yr)</td>
 <td>41.1%</td>
 <td>45.2%</td>
 </tr>
 <tr>
 <td>Poverty rate (%)</td>
 <td>20.2%</td>
 <td>27.6%</td>
 </tr>
 <tr>
 <td>Civilian labor force</td>
 <td>62.3%</td>
 <td>59.9%</td>
 </tr>
 <tr>
 <td>High school grad or higher</td>
 <td>88.3%</td>
 <td>86.6%</td>
 </tr>
 <tr>
 <td>Bachelors degree or higher</td>
 <td>37.1%</td>
 <td>31.2%</td>
 </tr>
 <tr>
 <td>Median age</td>
 <td>36.5</td>
 <td>35.7</td>
 </tr>
 <tr>
 <td>Foreign born</td>
 <td>9.1%</td>
 <td>10.4%</td>
 </tr>
 <tr>
 <td>Housing units</td>
 <td>294,353</td>
 <td>140,554</td>
 </tr>
 <tr>
 <td>Housing units per capita</td>
 <td>0.52</td>
 <td>0.51</td>
 </tr>
 <tr>
 <td>Occupancy</td>
 <td>88%</td>
 <td>88%</td>
 </tr>
 <tr>
 <td>Renter occupancy</td>
 <td>52%</td>
 <td>57%</td>
 </tr>
 <tr>
 <td>Housing unit turnover</td>
 <td>14.1%</td>
 <td>15.3%</td>
 </tr>
 <tr>
 <td>Insurance Premium</td>
 <td>$1,380</td>
 <td>$1,680</td>
 </tr>
 <tr>
 <td>DSCR at 80% LTV (7.625% interest rate)</td>
 <td>1.17</td>
 <td>0.96</td>
 </tr>
</tbody></table>
</div>

 

*Data compiled from the following sources:*

- U.S. Census Bureau
- U.S. Bureau of Labor Statistics
- Zillow
- Neighborhood Scout
- [PropStream](https://trial.propstreampro.com/offmarketus/)

 

## **1\. Property Values and Growth**

 

* **Median Home Price**: Baltimore has a lower median home price ($184,000) compared to Buffalo ($224,000), making it a more affordable entry point for investors. 
* **10-Year Price Growth**: Both cities experienced significant home price growth, with Buffalo slightly outperforming Baltimore (72.6% vs. 68.8%).

 

## **2\. Rental Market**

 

* **Market Rent**: Rental income is comparable, with Buffalo ($1,800) slightly exceeding Baltimore ($1,750). 
* **Rent Growth (10-Yr)**: Baltimore shows stronger rent growth (39.0% vs. 33.3%), indicating a healthier long-term rental market. 
* **Rent Yield**: Baltimore significantly outperforms Buffalo in rent yield (11.4% vs. 9.6%), making it more attractive for cash flow-oriented investors.

 

## **3\. Economic Indicators**

 

* **Population Trends**: Buffalo has seen population growth (6.4%), while Baltimore's population is declining (-9.2%). A growing population in Buffalo suggests increasing demand for housing over time. 
* **Unemployment Rate**: Buffalo’s unemployment rate (3.6%) is better than Baltimore’s (4.5%), reflecting a potentially more stable labor market. 
* **Median Household Income**: Baltimore has a higher median income ($59,623) than Buffalo ($46,458), with both cities showing strong 10-year income growth (Baltimore 41.1%, Buffalo 45.2%).

 

## **4\. Affordability**

 

* **Income-to-Rent Ratio**: Baltimore’s income-to-rent ratio (2.84) is higher than Buffalo’s (2.15), suggesting renters in Baltimore have more financial capacity relative to rent costs. 
* **Poverty Rate**: Baltimore’s poverty rate (20.2%) is lower than Buffalo’s (27.6%), indicating better overall economic conditions.

 

## **5\. Housing Market Dynamics**

 

* **Occupancy**: Both cities have similar housing occupancy rates (88%) and housing units per capita. 
* **Renter Occupancy**: Buffalo has a slightly higher percentage of renters (57% vs. 52%), suggesting stronger rental demand. 
* **Housing Turnover**: Buffalo’s turnover rate (15.3%) is marginally higher than Baltimore’s (14.1%), which could indicate a more dynamic housing market.

 

## **6\. Cost Factors**

 

* **Property Taxes**: Baltimore has a lower property tax rate (2.248%) compared to Buffalo (2.63%), which can significantly impact net operating income (NOI). 
* **Insurance Premiums**: Baltimore’s insurance premiums are more affordable ($1,380 vs. $1,680), further enhancing cash flow potential.

 

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## **7\. Investment Metrics**

 

* **DSCR at 80% LTV**: Baltimore’s Debt Service Coverage Ratio (DSCR) is above 1.0 (1.17), indicating cash flow positive properties at 80% leverage. Buffalo’s DSCR is below 1.0 (0.96), implying cash flow challenges.

 

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## **8\. Quality of Life Indicators**

 

* **Education**: Public school ratings are low in both cities but slightly higher in Buffalo (4 vs. 3). 
* **Labor Force Participation**: Baltimore has a marginally higher civilian labor force participation rate (62.3% vs. 59.9%). 
* **Higher Education**: A higher percentage of Baltimore residents hold bachelor’s degrees or higher (37.1% vs. 31.2%).

 

## **Investment Recommendations: Baltimore vs Buffalo**

 

* **Baltimore, MD**: Ideal for investors seeking strong cash flow due to its superior rent yield, affordability, and favorable DSCR. However, population decline and slightly higher unemployment pose risks. 
* **Buffalo, NY**: More suitable for investors focused on long-term appreciation given its strong home price and population growth. However, higher property taxes, lower rent yield, and less favorable DSCR may reduce immediate returns.

 

Baltimore stands out for cash flow, while Buffalo offers a balanced appreciation and demand story. Your choice should align with your investment strategy (cash flow vs. appreciation).

 

Overall this comparison is too close to call and comes out to your specific investing goals and preferences. 

 

## **Build wealth through real estate with OfferMarket**

 

If you've found this helpful and would like access to more rental property investing insights, sign up for OfferMarket. Membership is free and comes with the following benefits:

 

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In our Baltimore vs Buffalo rental property showdown, we'll compare the two markets and provide you with valuable insights.

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Baltimore vs Buffalo: Rental Investing Stats | OfferMarket

Baltimore vs Buffalo: Rental Investing Stats

Every week we send a market update to thousands of real estate investors. Our goal is to provide data-driven insights to help you build wealth through real estate and navigate the current market volatility and uncertainty.

 

Membership has its benefits... [Join OfferMarket for free](https://www.offermarket.us/login) and access exclusive discounted funding, off market listings and personalized insights.

 

## Have we reached a breaking point?

 

📈 **Interest rate volatility:** 30 Yr FRM at 7.2%, +25 bps WoW
📈 **Inflation:** +8.2%, higher than expected
📉 **Unemployment rate:** down to 3.5% in September from 3.7% in August
📈 **[DSCR Loan Index](https://www.offermarket.us/blog/dscr-loan-interest-rate-index): 8.45%, +11 bps WoW
📈 [Fix & Flip Loan Index](https://www.offermarket.us/blog/bridge-loan-interest-rate-index):** 11% (OfferMarket is at 9.99%)
💸 **Home price affordability:** lowest level in 37 years
🏠 **MLS Active Listing Count:** 732,276 in September, little changed since August 
🏚️ **OfferMarket Active Listing Count:** 381

 

## 🧠 Housing Market Opinion

 

With unemployment at record lows and inflation persisting, the Federal Reserve will need to continue aggressive rate hikes to meet its mandate of price stability. In the near term, housing prices will remain supported by low inventory as would be sellers contemplate the “lock-in effect” of low rates. While the housing market is already in recession, we expect the broader economy to continue to deteriorate as the financial health of the consumer continues to decline and businesses cut back on labor and capital investments. Financial markets may not bottom for another 6 - 15 months. As an investor, it’s extremely important at this stage of the economic cycle to be disciplined in order to avoid forced selling. Investors with strong balance sheets and access to reliable funding should find increasingly attractive opportunities to deploy capital. 

 

Disclaimer: *this is solely our opinion and does not constitute financial advice*

This week's market data and insights for real estate investors. Have we reached a breaking point?

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Real Estate Investing Market Update: 10-13-2022

If you're reading this article, asking yourself *should I sell my house?*, we hope you know that whatever the reason for selling may be, you are not alone, and you have options. We are here to help you make the best decision and - if you do decide to sell - get the highest net proceeds for your house.

 

We believe that owning residential real estate is a powerful tool for long term wealth creation and - in an ideal world - you would never need to sell your house. In reality, however, owning and holding on to real estate is not always the right decision.

 

The most important thing is to make the best decision for yourself and your family. If after thinking through the ideas in this article, you decide to sell, your goal should be to sell for the highest net proceeds possible within the timeframe you need to sell.

> If you decide to sell, your goal should be to sell for the highest net proceeds possible within the timeframe you need to sell, with the lowest level of stress.

 

## Things to consider:

 

## Why are you considering selling your house?

 

Understanding why you are thinking about selling your house is the foundation upon which a sound decision can be made.

 

The most common reasons people decide to sell:

 

- Financial issues
- Moving out-of-state
- Upgrading, need money for a down payment
- Health issues
- Don't want to deal with managing a rental property
- Inherited and would prefer the cash
- Retirement
- Downsizing

 

### Where are you at in life?

 

If you're approaching retirement age:

 

- are you looking to upgrade, downgrade or move to a warmer climate?
- would living in a single level home be more comfortable than climbing stairs?
- do you plan on traveling for long periods of time and not want to be stressed about maintaining and carrying a vacant property?

 

If you answered yes to any of these questions, then selling your home for the best possible net proceeds makes good sense.

 

## How much [equity](https://offermarket.us/real-estate-glossary/equity) do you have in your house?

 

Your [equity](https://offermarket.us/real-estate-glossary/equity) is the value of your house minus the loan you have on your house. If your house is worth $100,000 and you owe $50,000 to the bank for your mortgage loan, then your equity is $50,000.

 

Getting your [equity](https://offermarket.us/real-estate-glossary/equity) out of your house does not necessarily mean you need to sell. You can do a cash-out refinance which means your bank implements a new mortgage loan of let's say 75% of the value of your home ($75,000) amortized over 30 years, and returns $25,000 of your equity (minus fees) to you. Depending on current interest rates, your monthly payment amount may change. Moving forward you will continue paying down your mortgage but the clock has now reset and you have less equity in your home.

 

Getting [equity](https://offermarket.us/real-estate-glossary/equity) out of your house incurs transaction fees. Whether you're selling your house or cash-out refinancing, you will pay transaction fees that eat into your net proceeds. Being aware of these fees and eliminating and minimizing them wherever possible is a best practice. It's also why OfferMarket exists. 

 

## What are your goals?

 

Does owning a house align with your goals in life? If your goal is to travel the world and work remotely in the near future, then being responsible for owning a house might not be ideal. 

 

Accordingly, the equity house might help you achieve your goals. Being able to put that equity towards achieving your goals, so long as the money is allocated diligently, can deliver powerful liberating effects and hopefully provide you with happiness.

 

## What is the property worth?

 

Before we get too far along with the *should I sell my house?* question, let's consider how much your house is currently worth. If you bought your house 5 years ago for $100,000, and it's now worth $200,000 and you think that is over-valued, the timing may be right to sell your house. You will walk away with considerable financial gains thanks to appreciation and mortgage debt pay down.

 

If, however, you bought your house for $100,000 5 years ago and it would be difficult to sell it for more than $100,000, you're looking at two core options:

 

1. does it make sense to incur transaction costs to sell my house at this point?
2. could I achieve higher returns on my investment if I sell this house and invest the proceeds in something else?

 

## What is the outlook for my local housing market?

 

Real estate is hyper local. Different neighborhoods in the same city may be on very different trajectories as far as median home values are concerned.

 

## Am I able to comfortably carry the costs of owning my house?

 

**If we're talking about your primary residence:**

 

If the costs of owning your primary residence are well within your means, and you are happy living where you are, then it doesn't make sense to sell. 

 

**If we're talking about a rental property you own:**

 

If you are consistently earning [free cash flow](https://offermarket.us/real-estate-glossary/free-cash-flow) on a monthly and annual basis and therefore not "bleeding" money, then it would be hard to justify selling unless you can confidently invest your capital in an asset that will have higher returns.

 

## What other options do I have?

 

## It never makes sense to sell un an uncompetitive process

 

The keys to optimizing your net proceeds:

 

- **high** buyer competition
- **low** transaction fees

Should I sell my house? This article provides insights to help you make the best decision for your family and your financial situation.

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Should I sell my house? - FAQs - OfferMarket

Should I sell my house?

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The Nationwide Multistate Licensing System (NMLS) is the system for mortgage company and loan originator licensure in the U.S.

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