8001 W End Dr · Riviera Beach, MD 21226

$479,900

5 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 65 Days on market

Built 1940 6,000 sqft lot $333/sqft · 99% above area Est $543k · 12% 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 +20.1/30.0
• ARV discount +12.7/15.0
• Appreciation +8.9/10.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFUL NEWLY RENOVATED CORNER LOT NOW AVAILABLE IN SOUGHT AFTER ORCHARD BEACH. AWESOME COMMUNITY WITH INCREDIBLE WATER VIEWS. OVER 3,000 SQUARE FEET. LOADS OF NATURAL LIGHT. GLEAMING HARDWOODS CASCADE THROUGHOUT. ENJOY OAK CABINETRY, IMPORTED TILE, GORGEOUS GRANITE COUNTERTOPS, BRAND NEW SS APPLIANCES IN DESIGNER KITCHEN. OVERSIZED FAMILY ROOM WITH LARGE DINING SPACE. SPACIOUS 5 BEDROOMS WITH 2 BATHROOMS. LOWER LEVEL AND SECOND LEVEL BORH OFFER A SPACIOUS SECONDARY GREAT ROOM - PERFECT FOR KIDS PLAYROOM, OFFICE, OR HOME GYM. FENCED-IN FLAT YARD WITH OVERSIZED DECK - GREAT FOR ENTERTAINING. REAR SHED INCLUDED, PERFECT FOR ADDITIONAL STORAGE. CLOSE PROXIMITY TO LOCAL DINING, RETAIL SHOPPING, AND MAJOR HIGHWAYS. ACCESS TO COMMUNITY PLAYGROUND AND BOAT RAMPS. SCHEDULE A PRIVATE TOUR TODAY!

Key facts

• Oak cabinetry
• Imported tile
• Water views

Tags

• CORNER LOT
• WATER VIEWS
• NATURAL LIGHT
• OAK CABINETRY
• IMPORTED TILE
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/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 $456k (5.0% below list).
• Recommended offer: $451k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.6% in Riviera Beach — 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 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, schools D-.
• 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: 45 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $37k appreciation (7.8% local appreciation)).
• Anne Arundel County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $134k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($451k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $50k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; list at $480k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $451,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.95% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $542,974
• List price: $479,900
• Delta: -11.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8225-A Highpoint Rd	0.16mi	4/2.0 (-1)	1,498 (+4%)	16mo	$485,000	$324	64
8111 Holly Rd	0.15mi	4/2.0 (-1)	1,560 (+8%)	10mo	$414,900	$266	62
708 Waterview	0.24mi	4/2.0 (-1)	1,528 (+6%)	12mo	$415,000	$272	60
181 Roland Rd	0.60mi	4/2.0 (-1)	1,424 (-1%)	7mo	$435,000	$305	55
8210 Fort Smallwood Rd	0.32mi	5/3.5	1,500 (+4%)	24mo	$430,000	$287	48
8427 Hall Rd	0.55mi	4/2.0 (-1)	1,340 (-7%)	16mo	$425,000	$317	40

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

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.69×
• Total profit: $227,705
• Equity at exit: $356,455

10-year hold

• IRR: 21.5%
• Equity multiple: 5.70×
• Total profit: $632,180
• Equity at exit: $699,936

Cash invested: $134,372 (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 21226

• Home prices YoY: 2.5%
• Active inventory: 45
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,558 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$291 /mo · $3,496/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $593

Break-even live

Break-even rent $3,808

Max offer price $479,900

Occupancy floor 82%

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8436 Bay Dr Pasadena, MD	4.0	3.0	1004	$3,200	$3.19	24d	1	0.67mi
950 Nabbs Creek Rd Glen Burnie, MD	4.0	3.5	1752	$6,500	$3.71	24d	1	0.87mi
202 Glen Rd Pasadena, MD	5.0	3.0	1510	$4,999	$3.31	44d	1	0.88mi
216 Dunlap Rd Pasadena, MD	4.0	2.0	1110	$3,000	$2.70	44d	1	1.35mi

Listing history 25 events

1. 2026-06-18
   days on market $479,900 Active 65 DOM
2. 2026-06-17
   days on market $479,900 Active 64 DOM
3. 2026-06-16
   pricedays on market $479,900 Active 63 DOM
4. 2026-06-15
   days on market $489,900 Active 62 DOM
5. 2026-06-13
   days on market $489,900 Active 60 DOM
6. 2026-06-09
   days on market $489,900 Active 56 DOM
7. 2026-06-08
   days on market $489,900 Active 55 DOM
8. 2026-06-07
   days on market $489,900 Active 54 DOM
9. 2026-06-04
   days on market $489,900 Active 51 DOM
10. 2026-06-03
    days on market $489,900 Active 50 DOM
11. 2026-06-02
    days on market $489,900 Active 49 DOM
12. 2026-06-01
    days on market $489,900 Active 48 DOM
13. 2026-05-31
    days on market $489,900 Active 47 DOM
14. 2026-05-18
    price $489,900 799-char remark

    Show marketing remark (799 chars)

    BEAUTIFUL NEWLY RENOVATED CORNER LOT NOW AVAILABLE IN SOUGHT AFTER ORCHARD BEACH. AWESOME COMMUNITY WITH INCREDIBLE WATER VIEWS. OVER 3,000 SQUARE FEET. LOADS OF NATURAL LIGHT. GLEAMING HARDWOODS CASCADE THROUGHOUT. ENJOY OAK CABINETRY, IMPORTED TILE, GORGEOUS GRANITE COUNTERTOPS, BRAND NEW SS APPLIANCES IN DESIGNER KITCHEN. OVERSIZED FAMILY ROOM WITH LARGE DINING SPACE. SPACIOUS 5 BEDROOMS WITH 2 BATHROOMS. LOWER LEVEL AND SECOND LEVEL BORH OFFER A SPACIOUS SECONDARY GREAT ROOM - PERFECT FOR KIDS PLAYROOM, OFFICE, OR HOME GYM. FENCED-IN FLAT YARD WITH OVERSIZED DECK - GREAT FOR ENTERTAINING. REAR SHED INCLUDED, PERFECT FOR ADDITIONAL STORAGE. CLOSE PROXIMITY TO LOCAL DINING, RETAIL SHOPPING, AND MAJOR HIGHWAYS. ACCESS TO COMMUNITY PLAYGROUND AND BOAT RAMPS. SCHEDULE A PRIVATE TOUR TODAY!

15. 2026-04-22
    price $499,900 799-char remark

    Show marketing remark (799 chars)

    BEAUTIFUL NEWLY RENOVATED CORNER LOT NOW AVAILABLE IN SOUGHT AFTER ORCHARD BEACH. AWESOME COMMUNITY WITH INCREDIBLE WATER VIEWS. OVER 3,000 SQUARE FEET. LOADS OF NATURAL LIGHT. GLEAMING HARDWOODS CASCADE THROUGHOUT. ENJOY OAK CABINETRY, IMPORTED TILE, GORGEOUS GRANITE COUNTERTOPS, BRAND NEW SS APPLIANCES IN DESIGNER KITCHEN. OVERSIZED FAMILY ROOM WITH LARGE DINING SPACE. SPACIOUS 5 BEDROOMS WITH 2 BATHROOMS. LOWER LEVEL AND SECOND LEVEL BORH OFFER A SPACIOUS SECONDARY GREAT ROOM - PERFECT FOR KIDS PLAYROOM, OFFICE, OR HOME GYM. FENCED-IN FLAT YARD WITH OVERSIZED DECK - GREAT FOR ENTERTAINING. REAR SHED INCLUDED, PERFECT FOR ADDITIONAL STORAGE. CLOSE PROXIMITY TO LOCAL DINING, RETAIL SHOPPING, AND MAJOR HIGHWAYS. ACCESS TO COMMUNITY PLAYGROUND AND BOAT RAMPS. SCHEDULE A PRIVATE TOUR TODAY!

16. 2026-04-14
    listed $529,900 Active 799-char remark

    Show marketing remark (799 chars)

    BEAUTIFUL NEWLY RENOVATED CORNER LOT NOW AVAILABLE IN SOUGHT AFTER ORCHARD BEACH. AWESOME COMMUNITY WITH INCREDIBLE WATER VIEWS. OVER 3,000 SQUARE FEET. LOADS OF NATURAL LIGHT. GLEAMING HARDWOODS CASCADE THROUGHOUT. ENJOY OAK CABINETRY, IMPORTED TILE, GORGEOUS GRANITE COUNTERTOPS, BRAND NEW SS APPLIANCES IN DESIGNER KITCHEN. OVERSIZED FAMILY ROOM WITH LARGE DINING SPACE. SPACIOUS 5 BEDROOMS WITH 2 BATHROOMS. LOWER LEVEL AND SECOND LEVEL BORH OFFER A SPACIOUS SECONDARY GREAT ROOM - PERFECT FOR KIDS PLAYROOM, OFFICE, OR HOME GYM. FENCED-IN FLAT YARD WITH OVERSIZED DECK - GREAT FOR ENTERTAINING. REAR SHED INCLUDED, PERFECT FOR ADDITIONAL STORAGE. CLOSE PROXIMITY TO LOCAL DINING, RETAIL SHOPPING, AND MAJOR HIGHWAYS. ACCESS TO COMMUNITY PLAYGROUND AND BOAT RAMPS. SCHEDULE A PRIVATE TOUR TODAY!

17. 2019-10-17
    soldstatus $190,000
18. 2003-03-31
    soldstatus $180,000
19. 2003-03-24
    soldstatus $180,000
20. 2003-03-13
    historical
21. 2002-11-08
    soldstatus $97,000
22. 2002-09-19
    listed $185,000
23. 1998-10-29
    soldstatus $112,000
24. 1998-10-14
    historical
25. 1998-08-10
    listed

ⓘ 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: $3,496 · $291/mo
• Projected year-2 tax: $4,364 · $364/mo
• Expected delta: +$867/yr (+$72/mo · 24.8%)

ⓘ 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 67% 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: $54,702
• − Mortgage interest: −$26,882
• − Property taxes: −$3,496
• − Insurance: −$2,400
• − Repairs & maintenance: −$4,376
• − Management: −$4,376
• − Depreciation: −$13,961
• Taxable loss: −$789
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $7,308/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
• Population (ZIP): 6,593

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 0.61)
• Race & ethnicity: White 59% Black 18% Two or more races 13% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 7% Romanian 2% Scotch-Irish 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 1% Other Indo-European 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: ▲ 7.75%
• Current HPI: 318.79
• Rent YoY: —
• Metro: —
• 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

+337.4% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $489,900 BRIGHT MLS
• 2026-04-22 Price Changed $499,900 BRIGHT MLS
• 2026-04-14 Listed $529,900 BRIGHT MLS
• 2019-10-17 Sold (Public Records) $190,000 Public Records
• 2003-03-31 Sold (Public Records) $180,000 Public Records
• 2003-03-24 Sold (MLS) $180,000 MRIS
• 2003-03-13 Delisted — MRIS
• 2002-11-08 Sold (Public Records) $97,000 Public Records
• 2002-09-19 Listed $185,000 MRIS
• 1998-10-29 Sold (Public Records) $112,000 Public Records
• 1998-10-14 Delisted — MRIS
• 1998-08-10 Listed — MRIS

Property tax history

+6.7%/yr

Latest (2025): $3,496 · +6.2% YoY. Source: county tax records.