8438 Church Rd · Riviera Beach, MD 21122

$350,000

6 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 53 Days on market

Built 1945 6,250 sqft lot $324/sqft · 40% below area Est $588k · 40% under

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Why this score? — see what drove the C- 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this exceptional duplex opportunity in the highly desirable Riviera Beach community. This lead-free property features two separate units—one with one bedroom and one bathroom, and the other with two bedrooms and one bathroom—making it perfect for investors, multi-generational living, or those looking to offset their mortgage with rental income. The home also offers a rear deck and a spacious fenced-in backyard, adding even more appeal to this versatile property. A great find in a prime location—schedule a showing today!

Key facts

• Lead-free property
• Rear deck
• Fenced-in backyard

Tags

• LEAD-FREE PROPERTY
• REAR DECK
• FENCED-IN BACKYARD
• PRIME LOCATION

Property features AI

Finance

• Other: Assessed land and improvement values recorded; Total below-grade area and above-grade finished area recorded by assessor
• Financial info: Ownership: Fee simple

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electric service; Oil heating fuel option
• Home design: Detached structure
• Construction: Foundation: Other; Above-grade and below-grade structures present; Finished above-grade area as recorded by assessor; Unfinished below-grade area as recorded by assessor
• Exterior features: Located outside city limits

Interior

• Bedrooms: One 1-bedroom unit and one 2-bedroom unit (multi-unit property)
• Heating & cooling: Baseboard electric heating; Window air conditioning units; Electric and oil heating fuel noted; Electric hot water
• Interior features: Finished above-grade living area (per assessor); Unfinished below-grade area (basement)

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/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 $318k (9.2% below list).
• Recommended offer: $318k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.7% in Riviera Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#280 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D, cost of living D, amenities 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: Monarch Global Academy Pcs Laurel Campus (math 13% / reading 28%, grade F, #341 of 860 statewide, top 40%, 830 students, 53% FRL); Northeast Middle (math 6% / reading 32%, grade F, #155 of 225 statewide, top 70%, 882 students, 49% FRL); Northeast High (math 24% / reading 57%, grade F, #130 of 222 statewide, top 58%, 1,390 students, 44% FRL) — zoned schools average 48% FRL vs 25% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 253 active listings in the ZIP; 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 $10k 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 53 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $107k; list at $350k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $317,792 (9.2% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $588,000
• List price: $350,000
• Delta: -40.48%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8428 Arbutus Rd	0.12mi	5/2.0 (-1)	1,080 (0%)	23mo	$420,000	$389	70

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-47,161
• Equity at exit: $52,186

10-year hold

• IRR: -8.6%
• Equity multiple: 0.52×
• Total profit: $-47,385
• Equity at exit: $30,262

Cash invested: $98,000 (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 21122

• Rents YoY: 0.8%
• Active inventory: 253
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,178 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$268 /mo · $3,221/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $261

Break-even live

Break-even rent $2,848

Max offer price $350,000

Occupancy floor 87%

Sensitivity live

Price	-10% $459	-5% $360	+0% $261	+5% $162	+10% $63
Rent	-10% $10	-5% $135	+0% $261	+5% $386	+10% $512
Rate	-1.0pp $437	-0.5pp $350	base $261	+0.5pp $170	+1.0pp $78

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $350,000 Active 53 DOM
2. 2026-06-18
   days on market $350,000 Active 50 DOM
3. 2026-06-17
   days on market $350,000 Active 49 DOM
4. 2026-06-16
   days on market $350,000 Active 48 DOM
5. 2026-06-15
   days on market $350,000 Active 47 DOM
6. 2026-06-13
   days on market $350,000 Active 45 DOM
7. 2026-06-09
   days on market $350,000 Active 41 DOM
8. 2026-06-08
   days on market $350,000 Active 40 DOM
9. 2026-06-07
   days on market $350,000 Active 39 DOM
10. 2026-06-04
    days on market $350,000 Active 36 DOM
11. 2026-06-03
    days on market $350,000 Active 35 DOM
12. 2026-06-02
    days on market $350,000 Active 34 DOM
13. 2026-06-01
    days on market $350,000 Active 33 DOM
14. 2026-05-31
    days on market $350,000 Active 32 DOM
15. 2026-04-29
    listed $350,000 Active 560-char remark
16. 2026-01-15
    historical
17. 2025-12-23
    status Active
18. 2025-12-08
    status Pending
19. 2025-08-25
    price $324,900
20. 2025-08-07
    listed $349,900 Active
21. 2025-08-05
    historical
22. 1999-03-29
    soldstatus $107,000
23. 1988-11-14
    soldstatus $71,500

ⓘ 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: $3,221 · $268/mo
• Projected year-2 tax: $3,518 · $293/mo
• Expected delta: +$297/yr (+$25/mo · 9.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,135
• − Mortgage interest: −$19,605
• − Property taxes: −$3,221
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − Depreciation: −$10,182
• Taxable loss: −$2,725
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $3,785/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 — Riviera Beach

• Score: 64/100
• State rank: #280
• US rank: #14429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riviera Beach, MD
• County: Anne Arundel County · 535,653 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 61,566
• Household income: $127,587
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 791.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Black 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 0%

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: ▼ -401.00%
• Current HPI: 283.1566
• Rent YoY: ▲ 0.76%
• 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

+389.5% since first listed

9 events — show timeline

• 2026-04-29 Listed $350,000 BRIGHT MLS
• 2026-01-15 Listing Removed — BRIGHT MLS
• 2025-12-23 Relisted — BRIGHT MLS
• 2025-12-08 Pending — BRIGHT MLS
• 2025-08-25 Price Changed $324,900 BRIGHT MLS
• 2025-08-07 Listed $349,900 BRIGHT MLS
• 2025-08-05 Coming Soon — BRIGHT MLS
• 1999-03-29 Sold (Public Records) $107,000 Public Records
• 1988-11-14 Sold (Public Records) $71,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,221 · +2.4% YoY. Source: county tax records.