8253 Parham Ct · Severn, MD 21144

$250,000

3 bd · 1.5 ba · 1,307 sqft · Townhouse public records · 6 Days on market

Built 1974 Est $271k · 8% under $336/mo HOA · 14% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.4/30.0
• ARV discount +10.9/15.0
• 1% rule +4.8/10.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious three level townhouse. Three bedrooms and full bathroom on upper level. Large family room and half-bath on lower level. All appliances including a washer and dryer unit. No carpet but instead easy to maintain flooring. Lots of storage space throughout. Must see the inside to appreciate. Please wear a mask and shoe coverings (provided inside) when visiting. Thank you!

Key facts

• $336 HOA
• Built 1974
• Listed 5 days

Property features AI

Finance

• Other: Total below-grade area includes finished and unfinished space; Finished above-grade area recorded by assessor
• HOA & community: HOA fee of $336 per month; Ground rent paid annually

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Building named Stillmeadows Condo
• Construction: Shingle siding and brick exterior; Permanent foundation; Year built recorded by assessor
• Exterior features: Townhouse/rowhouse setting; Above-grade and below-grade structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Level entry to main living area; Basement present (combination of finished and unfinished space)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $5 ($55/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (1.8% below list).
• Recommended offer: $246k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Severn — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#175 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: crime D+, amenities F, commute F.
• Anne Arundel County Public Schools (suburban): math 20% / reading 37% proficiency, ranked #10 of 24 in MD (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Meade High (math 25% / reading 50%, grade F, #138 of 222 statewide, top 63%, 2,330 students, 59% FRL) — zoned schools average 59% FRL vs 25% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.9%/yr); 136 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Anne Arundel County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $136k; list at $250k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,534 (1.8% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $270,549
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8215 Tomlinson Ct	0.09mi	3/2.0	1,307 (0%)	2mo	$299,950	$229	92
8209 Coatsbridge Ct	0.05mi	4/2.0 (+1)	1,307 (0%)	3mo	$300,000	$230	88
8209 Stewarton Ct	0.18mi	4/2.0 (+1)	1,307 (0%)	4mo	$270,000	$207	81
1756 Jacobs Meadow Dr	0.20mi	3/2.5	1,370 (+5%)	6mo	$285,000	$208	74
8223 Coatsbridge Ct	0.08mi	3/2.5	1,432 (+10%)	4mo	$299,000	$209	73
1822 Dove Ct	0.12mi	3/1.5	1,460 (+12%)	5mo	$300,000	$205	70
1803 Sparrow Ct	0.09mi	4/1.5 (+1)	1,460 (+12%)	3mo	$299,900	$205	69
1826 Jaybird Ct	0.21mi	3/1.5	1,460 (+12%)	3mo	$270,000	$185	68
1869 Robin Ct	0.31mi	3/1.5	1,160 (-11%)	1mo	$265,000	$228	66
1847 Blue Jay Ct	0.13mi	4/2.0 (+1)	1,460 (+12%)	2mo	$290,000	$199	66
1847 Hawk Ct	0.25mi	3/2.5	1,460 (+12%)	3mo	$280,000	$192	62
1825 Oriole Ct	0.27mi	4/2.5 (+1)	1,460 (+12%)	6mo	$290,000	$199	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-47,252
• Equity at exit: $37,276

10-year hold

• IRR: -22.5%
• Equity multiple: 0.03×
• Total profit: $-67,914
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 21144

• Rents YoY: -0.9%
• Active inventory: 136
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,455 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$104
• HOA: −$336
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $5

Break-even live

Break-even rent $2,450

Max offer price $250,000

Occupancy floor 95%

Sensitivity live

Price	-10% $146	-5% $75	+0% $5	+5% $-66	+10% $-137
Rent	-10% $-189	-5% $-92	+0% $5	+5% $102	+10% $199
Rate	-1.0pp $130	-0.5pp $68	base $5	+0.5pp $-60	+1.0pp $-126

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8595 Pioneer Dr Severn, MD	3.0	1.0	1068	$1,950	$1.83	44d	1	0.08mi
8567 Pioneer Dr Severn, MD	3.0	1.0	1068	$2,050	$1.92	44d	1	0.11mi
1805 Sparrow Ct Severn, MD	4.0	2.5	1540	$3,200	$2.08	44d	1	0.12mi
8429 Pioneer Dr Severn, MD	3.0	2.0	1068	$2,150	$2.01	44d	1	0.14mi
1833 Richfield Dr Severn, MD	3.0	1.0	1125	$1,820	$1.62	2d	8	0.23mi
1817 Oriole Ct Severn, MD	4.0	2.5	1740	$2,800	$1.61	44d	1	0.27mi
1839 Arwell Ct Severn, MD	3.0	1.0	1054	$2,500	$2.37	25d	1	0.27mi
8317 Severn Orchard Cir Severn, MD	1.0–3.0	1.0	897	$2,035	$2.27	2d	81	0.29mi
1807 Arwell Ct Severn, MD	3.0	1.0	1068	$1,900	$1.78	15d	1	0.31mi
178 Goldsborough Dr Odenton, MD	3.0	2.5	1672	$2,850	$1.70	25d	1	0.64mi
8221 Barrington Ct Unit 41 Severn, MD	3.0	2.5	1740	$2,800	$1.61	6d	1	0.70mi
8203 Barrington Ct Severn, MD	3.0	3.0	1740	$2,595	$1.49	44d	1	0.71mi
2202 Commissary Cir #208 Odenton, MD	3.0	2.5	1736	$2,800	$1.61	19d	1	0.78mi
8031 Brookstone Ct Severn, MD	3.0	3.0	1692	$2,795	$1.65	6d	1	0.79mi
2251 Commissary Cir Odenton, MD	3.0	2.5	1780	$3,250	$1.83	25d	1	0.79mi
7918 Sage Way Severn, MD	2.0	1.0	900	$1,950	$2.17	44d	1	0.83mi
1934 Palonia Ct Odenton, MD	3.0	2.5	1612	$2,295	$1.42	25d	1	0.91mi
231 Kirbys Landing Ct Odenton, MD	3.0	2.5	1716	$2,699	$1.57	44d	1	0.92mi
1934 Hackberry Ct Odenton, MD	3.0	2.5	1612	$2,700	$1.67	25d	1	0.96mi
1806 Watch House Cir N Severn, MD	3.0	2.5	1758	$2,750	$1.56	45d	1	0.97mi
2014 Crosbyside Ct Odenton, MD	3.0	2.5	1609	$2,700	$1.68	44d	1	1.03mi
8001 Laketowne Ct Severn, MD	2.0–3.0	1.0–1.5	1014	$2,694	$2.66	4d	18	1.08mi
308 Assembly Point Ct Odenton, MD	3.0	2.0	1672	$2,700	$1.61	25d	1	1.08mi
315 Eagles Landing Ct Odenton, MD	2.0	2.0	1156	$2,250	$1.95	44d	1	1.09mi
2005 Town Center Blvd Odenton, MD	1.0–2.0	1.0–2.0	848	$2,925	$3.45	3d	15	1.10mi
300 Gatehouse Ln Odenton, MD	1.0–3.0	1.0–3.0	1045	$2,759	$2.64	3d	43	1.16mi
2027 Odens Station Ln Odenton, MD	1.0–3.0	1.0–2.0	1035	$3,015	$2.91	3d	49	1.25mi
1811 Battlement Ct Severn, MD	2.0	1.0	1200	$1,600	$1.33	21d	1	1.29mi
110 Burns Crossing Rd Severn, MD	4.0	2.0	1284	$2,950	$2.30	15d	1	1.39mi

HOA detail

• Monthly dues: $336 · $4,032/yr

Listing history 5 events

1. 2026-06-21
   days on market $250,000 Active 6 DOM
2. 2026-06-18
   days on market $250,000 Active 3 DOM
3. 2026-06-17
   days on market $250,000 Active 2 DOM
4. 2026-06-15
   remarks 297-char remark
5. 2026-06-15
   listed $250,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $2,208 · $184/mo
• Projected year-2 tax: $2,466 · $206/mo
• Expected delta: +$259/yr (+$22/mo · 11.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,464
• − Mortgage interest: −$14,004
• − Property taxes: −$2,208
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − HOA: −$4,032
• − Depreciation: −$7,273
• Taxable loss: −$4,017
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $1,019/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Anne Arundel County Public Schools
• NCES district ID: 2400060
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $87,880
• Composite: 28.52/100
• National rank: #6733
• State rank: #10 of 24 in MD

Livability — Severn

• Score: 70/100
• State rank: #175
• US rank: #7833

Category grades

Amenities F Commute F Cost of living F Crime D+ Employment A+ Housing A+ Health & safety A- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Severn, MD
• County: Anne Arundel County · 535,653 people
• City population: 37,118
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 37,118
• Household income: $136,684
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 550.0

Population outlook (Anne Arundel County) Hauer SSP2

• Today (2025): 617,384 people
• By 2030: 642,094 · +4.0%
• By 2040: 686,621 · +11.2%
• By 2050: 723,031 · +17.1%
• By 2075: 809,346 · +31.1%
• By 2100: 837,658 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 11% Two or more races 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 1%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 80% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Anne Arundel

• 2024 margin: D (+13.9) · D 55.7% · R 41.7% · Other 2.6%
• 2008→2024 swing: +15.7pp toward D · 2008: -1.8pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+14.5 2016: D+0.7 2012: R+0.9 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.16%
• Current HPI: 271.5527
• Rent YoY: ▼ -0.93%
• Metro: Baltimore-Columbia-Towson, MD
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+59.2% since first listed

28 events — show timeline

• 2026-06-15 Listed $250,000 BRIGHT MLS
• 2021-01-12 Sold (Public Records) $136,500 Public Records
• 2020-12-21 Sold (MLS) $136,500 BRIGHT MLS
• 2020-11-25 Pending — BRIGHT MLS
• 2020-11-18 Listed $135,000 BRIGHT MLS
• 2011-02-18 Delisted — MRIS
• 2011-02-16 Sold (MLS) $68,000 BRIGHT MLS
• 2011-02-16 Sold (MLS) $68,000 MRIS
• 2010-12-02 Pending — MRIS
• 2010-12-02 Relisted — MRIS
• 2010-11-30 Listing Removed — BRIGHT MLS
• 2010-10-22 Delisted — MRIS
• 2010-09-29 Pending — MRIS
• 2010-09-17 Listed $64,900 MRIS
• 2010-09-17 Listed $64,900 BRIGHT MLS
• 2009-09-19 Delisted — MRIS
• 2009-09-19 Listing Removed — BRIGHT MLS
• 2009-06-26 Price Changed — MRIS
• 2009-05-29 Price Changed — MRIS
• 2009-05-14 Price Changed — MRIS
• 2009-04-18 Price Changed — MRIS
• 2009-04-18 Price Changed — MRIS
• 2009-04-18 Listed — MRIS
• 2009-04-18 Listed $100,000 BRIGHT MLS
• 2006-02-21 Sold (Public Records) $163,000 Public Records
• 2005-11-03 Sold (MLS) $163,000 MRIS
• 2005-09-24 Delisted — MRIS
• 2005-09-23 Listed $157,000 MRIS

Property tax history

+3.7%/yr

Latest (2025): $2,208 · +9.5% YoY. Source: county tax records.