8 Rader Ct · Carney, MD 21234

$205,000

2 bd · 1.5 ba · 1,264 sqft · Townhouse public records · 9 Days on market

Built 1986 2,962 sqft lot $162/sqft · 26% below area Est $277k · 26% under $25/mo HOA · 1% of rent

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great starter home in desirable Upton Village North! This 2 bedroom, 1.5 bath home offers a functional layout with a separate dining area featuring sliders that lead to the rear deck and fenced backyard—perfect for entertaining, pets, or relaxing outdoors. Conveniently located near shopping, dining, and major commuter routes, this home is ready for its next owner to make it their own!

Key facts

• Near dining
• Near shopping
• Rear deck

Tags

• SEPARATE DINING AREA
• REAR DECK
• FENCED BACKYARD
• NEAR SHOPPING
• NEAR DINING
• MAJOR COMMUTER ROUTES

Property features AI

Finance

• HOA & community: HOA fee of $25 monthly; HOA covers snow removal and management; Common grounds maintained by association

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Vinyl siding; Other foundation
• Exterior features: No tidal water; Above-grade and below-grade other structures

Interior

• Kitchen: Kitchen opens to dining area
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Carpet
• Bathrooms: One full bathroom; One half bathroom on the lower level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Carpeted areas; Combination kitchen and dining area; Traditional floor plan; Partially finished basement
• Laundry & utility: Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $259 ($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 $200k (2.4% below list).
• Recommended offer: $200k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.6% in Carney — 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 78/100 on livability (#73 in MD, #2,656 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A; Watch: cost of living C-, amenities D+, crime D-.
• Baltimore County Public Schools (suburban): math 15% / reading 34% proficiency, ranked #11 of 24 in MD (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.7%/yr); 232 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Baltimore County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $57k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $73k; list at $205k implies a 181% 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 $200,174 (2.4% below list)

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. 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?
4. 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.
5. 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.
6. 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: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $277,349
• List price: $205,000
• Delta: -26.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Camellia Ct	0.15mi	3/1.5 (+1)	1,270 (+0%)	17mo	$240,000	$189	73
11 Lerner Ct Unit 33I	0.52mi	3/2.0 (+1)	1,206 (-5%)	4mo	$236,000	$196	58
14 Pickens	0.62mi	3/1.5 (+1)	1,356 (+7%)	1mo	$245,000	$181	53
8560 Hydra Ln Unit 11K	0.67mi	3/2.0 (+1)	1,296 (+2%)	6mo	$236,000	$182	52
8549 Ramort Dr Unit 23A	0.56mi	3/2.0 (+1)	1,296 (+2%)	14mo	$242,500	$187	51
13 Pawleys Ct	0.55mi	3/2.0 (+1)	1,206 (-5%)	13mo	$230,000	$191	49
19 Burnsway Ct Unit 9E	0.72mi	3/1.5 (+1)	1,206 (-5%)	6mo	$255,000	$211	49
26 Colleton Ct	0.59mi	3/1.0 (+1)	1,206 (-5%)	14mo	$258,000	$214	46
3436 Santee Rd	0.64mi	3/1.0 (+1)	1,206 (-5%)	14mo	$177,000	$147	44
8558 Hydra Ln Unit 11J	0.67mi	3/1.5 (+1)	1,440 (+14%)	4mo	$236,000	$164	37
32 Jack Pine Pl	0.60mi	3/2.5 (+1)	1,440 (+14%)	14mo	$312,000	$217	28
19 Melken Ct Unit 5J	0.72mi	3/1.5 (+1)	1,446 (+14%)	12mo	$225,000	$156	28

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 · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-9,068
• Equity at exit: $30,566

10-year hold

• IRR: 9.2%
• Equity multiple: 1.82×
• Total profit: $47,249
• Equity at exit: $17,725

Cash invested: $57,400 (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 21234

• Rents YoY: 6.7%
• Active inventory: 232
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$85
• HOA: −$25
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $259

Break-even live

Break-even rent $1,674

Max offer price $205,000

Occupancy floor 82%

Sensitivity live

Price	-10% $375	-5% $317	+0% $259	+5% $201	+10% $143
Rent	-10% $101	-5% $180	+0% $259	+5% $338	+10% $417
Rate	-1.0pp $362	-0.5pp $311	base $259	+0.5pp $206	+1.0pp $152

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9428 Orbitan Ct Parkville, MD	2.0	1.5	1670	$2,250	$1.35	44d	1	0.22mi
3407 Orbitan Rd Parkville, MD	3.0	1.5	1508	$2,200	$1.46	24d	1	0.38mi
3201 E Joppa Rd Parkville, MD	3.0	1.5	1812	$2,800	$1.55	44d	1	0.40mi
9608 9th Ave Parkville, MD	3.0	1.5	1040	$2,200	$2.12	5d	1	0.49mi
8501 Walther Blvd Nottingham, MD	1.0–2.0	1.0	780	$1,629	$2.09	3d	21	0.50mi
24 Lerner Ct Unit 32H Nottingham, MD	3.0	2.0	1556	$2,295	$1.47	18d	1	0.53mi
9 Robinway Ct Unit 25E Nottingham, MD	3.0	2.0	1500	$2,750	$1.83	44d	1	0.56mi
9300 Carney Ave Unit A Parkville, MD	2.0	1.0	1392	$1,300	$0.93	44d	1	0.57mi
55 Insley Way Nottingham, MD	2.0–3.0	1.0–1.5	820	$1,571	$1.92	13d	15	0.58mi
8507 Gradien Dr Baltimore, MD	3.0	1.5	1056	$2,100	$1.99	24d	1	0.63mi
2908 5th Ave Parkville, MD	3.0	1.0	1260	$1,950	$1.55	44d	1	0.63mi
21 Monhegan Ct Unit 28B Nottingham, MD	3.0	2.0	1436	$1,900	$1.32	44d	1	0.76mi
2 Durness Ct Unit 30I Nottingham, MD	3.0	2.0	1446	$2,100	$1.45	44d	1	0.80mi
9730 Red Clover Ct Parkville, MD	3.0	1.5	1280	$2,200	$1.72	44d	1	0.82mi
7935 Belridge Rd Nottingham, MD	1.0–3.0	1.0–1.5	974	$1,858	$1.91	3d	17	0.82mi
24 Maple Hollow Ct Parkville, MD	3.0	3.5	1600	$2,400	$1.50	44d	1	0.85mi
8334 Tapu Ct Nottingham, MD	3.0	2.5	1302	$2,100	$1.61	15d	1	0.87mi
9150 Parkland Rd Parkville, MD	1.0–2.0	1.0–1.5	931	$1,530	$1.64	2d	57	1.04mi
1 Waldmann Mill Ct Nottingham, MD	2.0–3.0	1.0–1.5	1076	$1,970	$1.83	4d	12	1.24mi
8818 Blairwood Rd Nottingham, MD	1.0–2.0	1.0	900	$1,649	$1.83	3d	42	1.40mi
4219 Slater Ave Nottingham, MD	3.0	1.0	1174	$2,000	$1.70	44d	1	1.42mi
8417 Nunley Dr Parkville, MD	1.0–3.0	1.0–2.0	812	$1,800	$2.22	24d	1	1.43mi
11 Springtowne Cir Parkville, MD	1.0–2.0	1.0–2.5	819	$1,957	$2.39	5d	21	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 2 events

1. 2026-05-13
   listed $205,000 Active 393-char remark
2. 1986-09-08
   soldstatus $72,900

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$295/yr (+$25/mo · 18.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,021
• − Mortgage interest: −$11,483
• − Property taxes: −$1,644
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$300
• − Depreciation: −$5,964
• Taxable loss: −$238
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $3,165/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: Baltimore County Public Schools
• NCES district ID: 2400120
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $66,746
• Composite: 23.17/100
• National rank: #7948
• State rank: #11 of 24 in MD

Livability — Carney

• Score: 78/100
• State rank: #73
• US rank: #2656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carney, MD
• County: Baltimore County · 769,527 people
• City population: 65,010
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 66,334
• Household income: $83,517
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2719.0

Population outlook (Baltimore County) Hauer SSP2

• Today (2025): 885,518 people
• By 2030: 909,272 · +2.7%
• By 2040: 951,547 · +7.5%
• By 2050: 990,955 · +11.9%
• By 2075: 1,086,411 · +22.7%
• By 2100: 1,135,078 · +28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 28% Asian 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 1%

Political lean MEDSL · Baltimore

• 2024 margin: Strong D (+24.5) · D 61.0% · R 36.5% · Other 2.5%
• 2008→2024 swing: +9.9pp toward D · 2008: 14.6pp · 2024: 24.5pp
• All cycles: 2024: D+24.5 2020: D+27.0 2016: D+17.4 2012: D+16.4 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -247.04%
• Current HPI: 254.3824
• Rent YoY: ▲ 6.68%
• 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

+181.2% since first listed

3 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-13 Listed $205,000 BRIGHT MLS
• 1986-09-08 Sold (Public Records) $72,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,644 · -31.7% YoY. Source: county tax records.