1345 Chapelview Dr · Odenton, MD 21113

$355,000

4 bd · 1.5 ba · 1,300 sqft · Townhouse public records · 30 Days on market

Built 1972 5,000 sqft lot $273/sqft · at area comps Est $355k · at est.

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry and get this under contract before repairs are completed and choose your own colors. Seller is offering $5000 closing help with full price offer, and will reduce price by $10000 and offer $10000 repair allowance if you buy it as-is. Contact your agent or email the listing agent with any questions.

Key facts

• Built 1972
• Listed 30 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $355k.

Deal economics

• At list price, monthly cash flow is $38 ($451/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 $290k (18.4% below list).
• Recommended offer: $290k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% in Odenton — 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 (#161 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, 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.
• Market conditions: Rents rising (+2.0%/yr); 153 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $11k 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

• It's been on market 30 days — a 2% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask is 32% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $260k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $289,614 (18.4% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (median comp): $354,986
• List price: $355,000
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1336 Passage Dr	0.18mi	4/2.0	1,300 (0%)	1mo	$375,000	$288	89
1318 Wickell Rd	0.42mi	4/1.5	1,300 (0%)	4mo	$388,850	$299	77
724 Chapelgate Dr	0.43mi	4/2.0	1,300 (0%)	4mo	$375,000	$288	75
1327 Passage Dr	0.16mi	4/1.5	1,440 (+11%)	0mo	$355,000	$247	74
1311 Tenbrook Rd	0.12mi	3/2.0 (-1)	1,354 (+4%)	8mo	$350,000	$258	74
1344 Huntover Dr	0.28mi	3/2.5 (-1)	1,300 (0%)	6mo	$390,000	$300	73
704 Chapelview Dr	0.25mi	4/2.0	1,484 (+14%)	3mo	$415,000	$280	60
729 Chapelgate Dr	0.43mi	4/2.0	1,456 (+12%)	2mo	$380,000	$261	56
506 Imperial Sq	0.67mi	3/2.5 (-1)	1,331 (+2%)	4mo	$315,000	$237	53
8737 Autumn Ridge Ct	0.62mi	3/2.0 (-1)	1,430 (+10%)	2mo	$435,000	$304	45
2275 Lea Ct	0.50mi	3/2.5 (-1)	1,486 (+14%)	1mo	$485,000	$326	43
8739 Bright Meadow Ct	0.62mi	3/2.5 (-1)	1,430 (+10%)	8mo	$395,000	$276	39

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-58,156
• Equity at exit: $52,932

10-year hold

• IRR: -10.3%
• Equity multiple: 0.40×
• Total profit: $-59,718
• Equity at exit: $30,694

Cash invested: $99,400 (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 21113

• Home prices YoY: -24.3%
• Rents YoY: 2.0%
• Active inventory: 153
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,896 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$241 /mo · $2,890/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $38

Break-even live

Break-even rent $2,849

Max offer price $355,000

Occupancy floor 94%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Kingdom Ct Odenton, MD	3.0	2.5	1610	$2,399	$1.49	5d	1	0.53mi
2419 Warm Spring Way Odenton, MD	3.0	2.5	1613	$2,650	$1.64	21d	1	0.55mi
812 Vacation Dr Odenton, MD	4.0	2.0	1760	$3,500	$1.99	43d	1	0.56mi
659 Realm Ct W Odenton, MD	3.0	1.5	1600	$2,400	$1.50	24d	1	0.59mi
8745 Bright Meadow Ct Odenton, MD	3.0	2.5	1430	$2,650	$1.85	24d	1	0.64mi
2406 Forest Edge Ct #102 Odenton, MD	3.0	2.0	1263	$2,500	$1.98	24d	1	0.79mi
703 Horse Chestnut Ct Odenton, MD	3.0	2.5	1720	$2,800	$1.63	43d	1	0.81mi
2263 Misthaven Ln Gambrills, MD	3.0	2.0	1200	$2,595	$2.16	43d	1	1.04mi
537 Tranquil Ct Odenton, MD	1.0–3.0	1.0–2.0	892	$2,415	$2.71	1d	18	1.12mi
2600 Midway Branch Dr Odenton, MD	1.0–3.0	1.0–3.0	1178	$3,250	$2.76	1d	16	1.43mi
800 Hydric Ct Odenton, MD	1.0–3.0	1.0–2.0	1026	$2,945	$2.87	5d	17	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $355,000 Active 30 DOM
2. 2026-06-17
   days on market $355,000 Active 29 DOM
3. 2026-06-16
   days on market $355,000 Active 28 DOM
4. 2026-06-15
   price $355,000 Active 27 DOM
5. 2026-06-15
   days on market $365,000 Active 27 DOM
6. 2026-06-13
   days on market $365,000 Active 25 DOM
7. 2026-06-09
   days on market $365,000 Active 21 DOM
8. 2026-06-08
   days on market $365,000 Active 20 DOM
9. 2026-06-07
   days on market $365,000 Active 19 DOM
10. 2026-06-04
    days on market $365,000 Active 16 DOM
11. 2026-06-03
    days on market $365,000 Active 15 DOM
12. 2026-06-02
    days on market $365,000 Active 14 DOM
13. 2026-06-01
    days on market $365,000 Active 13 DOM
14. 2026-05-31
    days on market $365,000 Active 12 DOM
15. 2026-04-22
    historical $365,000
16. 2007-03-19
    soldstatus $259,900 304-char remark

    Show marketing remark (304 chars)

    Hurry and get this under contract before repairs are completed and choose your own colors. Seller is offering $5000 closing help with full price offer, and will reduce price by $10000 and offer $10000 repair allowance if you buy it as-is. Contact your agent or email the listing agent with any questions.

17. 2007-02-20
    soldstatus $182,000
18. 2007-01-29
    historical 304-char remark

    Show marketing remark (304 chars)

    Hurry and get this under contract before repairs are completed and choose your own colors. Seller is offering $5000 closing help with full price offer, and will reduce price by $10000 and offer $10000 repair allowance if you buy it as-is. Contact your agent or email the listing agent with any questions.

19. 2006-12-23
    listed $269,900 304-char remark

    Show marketing remark (304 chars)

    Hurry and get this under contract before repairs are completed and choose your own colors. Seller is offering $5000 closing help with full price offer, and will reduce price by $10000 and offer $10000 repair allowance if you buy it as-is. Contact your agent or email the listing agent with any questions.

20. 2006-09-30
    historical
21. 2006-08-16
    listed
22. 2000-10-31
    soldstatus $84,000
23. 2000-08-10
    historical
24. 2000-07-28
    listed $84,000
25. 1999-11-29
    historical
26. 1998-11-30
    listed
27. 1986-12-31
    soldstatus $76,000

ⓘ 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: $2,890 · $241/mo
• Projected year-2 tax: $3,380 · $282/mo
• Expected delta: +$490/yr (+$41/mo · 17.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°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: $34,754
• − Mortgage interest: −$19,886
• − Property taxes: −$2,890
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,780
• − Management: −$2,780
• − Depreciation: −$10,327
• Taxable loss: −$5,684
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $1,815/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 — Odenton

• Score: 70/100
• State rank: #161
• US rank: #7349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Odenton, MD
• County: Anne Arundel County · 535,653 people
• City population: 36,705
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 36,705
• Household income: $125,639
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1190.0

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 0.68)
• Race & ethnicity: White 46% Black 29% Two or more races 11% Hispanic / Latino 11% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -87.76%
• Current HPI: 273.3267
• Rent YoY: ▲ 1.98%
• 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

+380.3% since first listed

13 events — show timeline

• 2026-04-22 Coming Soon $365,000 BRIGHT MLS
• 2007-03-19 Sold (MLS) $259,900 MRIS
• 2007-02-20 Sold (Public Records) $182,000 Public Records
• 2007-01-29 Delisted — MRIS
• 2006-12-23 Listed $269,900 MRIS
• 2006-09-30 Delisted — MRIS
• 2006-08-16 Listed — MRIS
• 2000-10-31 Sold (MLS) $84,000 MRIS
• 2000-08-10 Delisted — MRIS
• 2000-07-28 Listed $84,000 MRIS
• 1999-11-29 Delisted — MRIS
• 1998-11-30 Listed — MRIS
• 1986-12-31 Sold (Public Records) $76,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,890 · +2.4% YoY. Source: county tax records.