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.