Every parcel in Baltimore City's real property file, matched by owner mailing address. One in five properties citywide is owned by an LLC or corporation, and most of those owners don't live anywhere near what they own.
The split is bimodal. A large share of LLC owners are genuinely local: small Baltimore-area landlords and rehabbers within a few miles. But a real tail stretches the average out: 19% of LLC-owned residential parcels are registered to an out-of-state mailing address, and 802 parcels are owned from 1,000+ miles away.
| Owner | Properties | Assessed value | Avg. distance | Mailing location | Owned from out-of-state | Vacant |
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Assessed value is current land + improvement value (CURRLAND + CURRIMPR) per the city's own assessment, not market/sale price. Click a row to expand the owner's actual mailing addresses on file. Most owners use more than one, which is why "out-of-state" counts don't always equal the full property count.
At the top of the list sits Armistead Homes Corp with 1,515 properties and zero miles of distance, but that's not a hoarding investor, it's a 1956 nonprofit resident cooperative in northeast Baltimore where members hold 99-year leaseholds; it's a "corporation" only in the legal-structure sense.
Strip that one entity out and the real investor story is underneath it: build-to-rent portfolios like Baltimore SFR Portfolio I/1A (Towson-based, 400+ homes between two shell entities), a cluster of small LLCs (Deera, Egbe Ventures, Zahav Ventures, Kesef Ventures) all mailing to the same Spring Valley, NY zip code, and a Philadelphia investor splitting its Baltimore holdings across six identically-structured "Baltimore Excel" LLCs, each staying just under the radar of any single-entity threshold.