8680 Head Harbour · Riviera Beach, MD 21122

$299,900

4 bd · 1.5 ba · 1,400 sqft · Townhouse public records · 2 Days on market

Built 1983 3,387 sqft lot Est $356k · 16% under $132/mo HOA · 4% of rent

---

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 +20.6/30.0
• ARV discount +14.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• 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 MLS

OH, SO PRETTY! LOTS OF NEW: REF, STOVE, MICROWAVE, D/W, HEAT PUMP, H/W, FENCE, CERAMIC FLOORS! BEAUTIFUL KITCHEN, FORMAL DINING, DECK W/ ELEC, BERBER CPTED FAM RM W/ BRICK FIREPLACE, UPDATED BATH! THIS WON'T LAST LONG - A PLEASURE TO SHOW! COFHOC - ACTIVELY LOOKING, ASSIGNED PARKING-AGENTS USE #341 PLEASE!

Key facts

• Lower level walk out
• Finished lower level
• $132 HOA

Tags

• LOWER LEVEL WALK OUT
• LARGE LEVEL FENCED YARD
• FINISHED LOWER LEVEL

Property features AI

Finance

• Other: Ground rent paid annually
• HOA & community: Monthly HOA fee of $132; HOA covers water

Exterior

• Parking: Two assigned parking spaces (parking lot)
• Utilities: Public/community water; Public sewer
• Home design: End of row townhouse; Fee simple ownership; Property managed by a property manager; Outside city limits
• Construction: Brick and vinyl siding exterior; Block foundation; Above-grade and below-grade structures
• Exterior features: Assigned parking in a parking lot (2 spaces; assigned space #341); Community amenities include beach, common grounds, tot lots/playground, boat ramp, club house, pier/dock

Interior

• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level
• Bathrooms: One full bathroom (upper level); One half bathroom (lower level)
• Heating & cooling: Heat pump(s); Electric heating; Central air conditioning; Electric hot water
• Interior features: Partially finished, walkout-level basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 7.9% 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: Rents flat; 254 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y 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 $177k; list at $300k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $299,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.06% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $355,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8649 Cobscook Harbour	0.08mi	4/2.0	1,400 (0%)	1mo	$355,000	$254	93
8639 Cobscook Harbour	0.06mi	3/1.5 (-1)	1,400 (0%)	6mo	$355,000	$254	87
1056 Saybrook Harbour	0.20mi	3/1.5 (-1)	1,400 (0%)	2mo	$365,000	$261	84
1186 Annis Squam Harbour	0.17mi	3/2.0 (-1)	1,400 (0%)	3mo	$340,000	$243	83
961 Mount Desert Harbour	0.28mi	3/1.5 (-1)	1,400 (0%)	0mo	$359,000	$256	81
925 Mount Desert Harbour	0.33mi	3/1.5 (-1)	1,400 (0%)	1mo	$350,000	$250	79
912 Hingham Harbour	0.38mi	3/1.5 (-1)	1,400 (0%)	0mo	$355	—	77
1040 Cape Splitt Harbour	0.02mi	3/1.5 (-1)	1,524 (+9%)	4mo	$345,000	$226	76
1027 Cutler Harbour	0.25mi	3/2.5 (-1)	1,440 (+3%)	1mo	$415,122	$288	74
889 New London Harbour	0.42mi	3/1.5 (-1)	1,400 (0%)	4mo	$374,900	$268	72
819 De Franceaux Hbr	0.44mi	3/2.0 (-1)	1,400 (0%)	6mo	$395,000	$282	67
1255 Castine Ct	0.71mi	3/1.5 (-1)	1,560 (+11%)	3mo	$334,900	$215	40

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-29,879
• Equity at exit: $44,716

10-year hold

• IRR: -4.0%
• Equity multiple: 0.76×
• Total profit: $-20,189
• Equity at exit: $25,930

Cash invested: $83,972 (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: 254
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,178 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$278 /mo · $3,339/yr
• Insurance: −$125
• HOA: −$132
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $403

Break-even live

Break-even rent $2,668

Max offer price $299,900

Occupancy floor 82%

Sensitivity live

Price	-10% $573	-5% $488	+0% $403	+5% $318	+10% $233
Rent	-10% $152	-5% $277	+0% $403	+5% $528	+10% $654
Rate	-1.0pp $554	-0.5pp $479	base $403	+0.5pp $325	+1.0pp $246

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
959 Mount Desert Harbour Pasadena, MD	3.0	1.5	1400	$2,600	$1.86	24d	1	0.31mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	5d	1	0.54mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	4d	1	0.54mi
932 12th St Pasadena, MD	3.0	2.5	1100	$2,750	$2.50	44d	1	0.87mi
950 Nabbs Creek Rd Glen Burnie, MD	4.0	3.5	1752	$6,500	$3.71	24d	1	1.04mi
7707 Warsaw Ave Glen Burnie, MD	3.0	1.0	924	$2,400	$2.60	12d	1	1.12mi
8582 Beacon Point Rd Pasadena, MD	3.0	1.5	1159	$2,650	$2.29	3d	1	1.18mi
765 202nd St Pasadena, MD	3.0	1.0	1200	$2,300	$1.92	15d	1	1.22mi
202 Glen Rd Pasadena, MD	5.0	3.0	1510	$4,999	$3.31	44d	1	1.28mi
3631 Dorshire Ct Pasadena, MD	3.0	2.0	1540	$2,495	$1.62	21d	1	1.29mi
8436 Bay Dr Pasadena, MD	4.0	3.0	1004	$3,200	$3.19	24d	1	1.33mi
216 Dunlap Rd Pasadena, MD	4.0	2.0	1110	$3,000	$2.70	44d	1	1.44mi
3581 Brickwall Ln Pasadena, MD	3.0	1.0	1060	$2,200	$2.08	5d	1	1.48mi

HOA detail

• Monthly dues: $132 · $1,584/yr
• Likely covers: parking

Listing history 17 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $299,900 Active
3. 2015-01-09
   soldstatus $177,000
4. 2004-05-11
   soldstatus $195,000
5. 2004-04-27
   soldstatus $195,000 307-char remark

   Show marketing remark (307 chars)

   OH, SO PRETTY! LOTS OF NEW: REF, STOVE, MICROWAVE, D/W, HEAT PUMP, H/W, FENCE, CERAMIC FLOORS! BEAUTIFUL KITCHEN, FORMAL DINING, DECK W/ ELEC, BERBER CPTED FAM RM W/ BRICK FIREPLACE, UPDATED BATH! THIS WON'T LAST LONG - A PLEASURE TO SHOW! COFHOC - ACTIVELY LOOKING, ASSIGNED PARKING-AGENTS USE #341 PLEASE!

6. 2004-03-12
   historical 307-char remark

   Show marketing remark (307 chars)

   OH, SO PRETTY! LOTS OF NEW: REF, STOVE, MICROWAVE, D/W, HEAT PUMP, H/W, FENCE, CERAMIC FLOORS! BEAUTIFUL KITCHEN, FORMAL DINING, DECK W/ ELEC, BERBER CPTED FAM RM W/ BRICK FIREPLACE, UPDATED BATH! THIS WON'T LAST LONG - A PLEASURE TO SHOW! COFHOC - ACTIVELY LOOKING, ASSIGNED PARKING-AGENTS USE #341 PLEASE!

7. 2004-03-07
   listed $192,000 307-char remark

   Show marketing remark (307 chars)

   OH, SO PRETTY! LOTS OF NEW: REF, STOVE, MICROWAVE, D/W, HEAT PUMP, H/W, FENCE, CERAMIC FLOORS! BEAUTIFUL KITCHEN, FORMAL DINING, DECK W/ ELEC, BERBER CPTED FAM RM W/ BRICK FIREPLACE, UPDATED BATH! THIS WON'T LAST LONG - A PLEASURE TO SHOW! COFHOC - ACTIVELY LOOKING, ASSIGNED PARKING-AGENTS USE #341 PLEASE!

8. 1999-07-27
   soldstatus $102,900
9. 1999-06-28
   soldstatus $102,900
10. 1999-06-02
    historical
11. 1999-04-29
    listed $102,900
12. 1998-10-17
    historical
13. 1998-10-17
    historical
14. 1998-04-18
    listed
15. 1998-04-18
    listed
16. 1989-10-30
    soldstatus $94,500
17. 1986-06-30
    soldstatus $70,000

ⓘ 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: $3,339 · $278/mo
• Projected year-2 tax: $3,339 · $278/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 59% 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: $38,138
• − Mortgage interest: −$16,799
• − Property taxes: −$3,339
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − HOA: −$1,584
• − Depreciation: −$8,724
• Taxable income: $89
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $4,812/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

+328.4% since first listed

17 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-20 Listed $299,900 BRIGHT MLS
• 2015-01-09 Sold (Public Records) $177,000 Public Records
• 2004-05-11 Sold (Public Records) $195,000 Public Records
• 2004-04-27 Sold (MLS) $195,000 MRIS
• 2004-03-12 Delisted — MRIS
• 2004-03-07 Listed $192,000 MRIS
• 1999-07-27 Sold (Public Records) $102,900 Public Records
• 1999-06-28 Sold (MLS) $102,900 MRIS
• 1999-06-02 Delisted — MRIS
• 1999-04-29 Listed $102,900 MRIS
• 1998-10-17 Delisted — MRIS
• 1998-10-17 Delisted — MRIS
• 1998-04-18 Listed — MRIS
• 1998-04-18 Listed — MRIS
• 1989-10-30 Sold (Public Records) $94,500 Public Records
• 1986-06-30 Sold (Public Records) $70,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,339 · +4.8% YoY. Source: county tax records.