7 Carver St · Annapolis, MD 21401

$350,000

4 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 50 Days on market

Built 1950 6,000 sqft lot $221/sqft · 25% below area Est $464k · 25% 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This colonial home, built in 1950, blends classic appeal with modern comfort. Spanning 1,584 square feet, this detached residence features four spacious bedrooms and two full bathrooms, making it an ideal retreat for those seeking both space and style. Venture inside to discover a warm and inviting interior adorned with carpet and hardwood floors. The eat-in kitchen, designed for both functionality and social gatherings, offers ample table space, perfect for casual dining or entertaining. The bathrooms feature a convenient tub-shower combination, providing a relaxing oasis after a long day. The unfinished full basement presents a blank canvas for customization, whether you envision a home g

Key facts

• Eat-in kitchen
• Off-street parking
• 6,000 sq ft lot

Tags

• EAT-IN KITCHEN
• UNFINISHED FULL BASEMENT
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking; Driveway
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Detached property; Shingle roof
• Construction: Frame construction with vinyl and aluminum siding; Concrete perimeter foundation; Above- and below-grade structures; Estimated year built
• Exterior features: Front yard; Rear yard; Sidewalks; Street lights; Partially fenced

Interior

• Kitchen: Eat-in kitchen with table space
• Bedrooms: Four bedrooms on the first upper level
• Flooring: Hardwood floors; Carpet; Tile/brick
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric baseboard heating and other heating; Ceiling fan cooling (electric)
• Interior features: Tub/shower; Ceiling fans; Eat-in kitchen; Kitchen table space; Drywall walls and ceilings; Wood floors; Carpet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $306k (12.7% below list).
• Recommended offer: $306k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.0% in Annapolis — 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 (#71 in MD, #2,563 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: crime F, cost of living 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); Wiley H. Bates Middle (math 17% / reading 41%, grade F, #73 of 225 statewide, top 32%, 682 students, 51% FRL); Annapolis High (math 34% / reading 57%, grade D-, #121 of 222 statewide, top 55%, 2,127 students, 60% FRL) — zoned schools average 54% FRL vs 25% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 223 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $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 50 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $350k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $305,507 (12.7% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Crime grade is F 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: 0.87% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (median comp): $463,686
• List price: $350,000
• Delta: -24.52%
• 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
21 Dorsey Ave	0.05mi	3/1.5 (-1)	1,580 (-0%)	10mo	$395,500	$250	82
2017 Forest Dr	0.20mi	4/2.0	1,680 (+6%)	6mo	$260,000	$155	75
1980 Fairfax Rd	0.43mi	4/2.0	1,640 (+4%)	17mo	$464,000	$283	60
23 Hicks Ave	0.11mi	3/1.0 (-1)	1,464 (-8%)	20mo	$405,000	$277	57
201 Bowie Ave	0.59mi	4/3.0	1,709 (+8%)	5mo	$574,900	$336	51
1954 Fairfax Rd	0.44mi	3/1.5 (-1)	1,729 (+9%)	21mo	$515,000	$298	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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-55,551
• Equity at exit: $52,186

10-year hold

• IRR: -13.9%
• Equity multiple: 0.29×
• Total profit: $-69,133
• 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 21401

• Rents YoY: 0.1%
• Active inventory: 223
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,055 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$279 /mo · $3,347/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $153

Break-even live

Break-even rent $2,861

Max offer price $350,000

Occupancy floor 90%

Sensitivity live

Price	-10% $351	-5% $252	+0% $153	+5% $54	+10% $-45
Rent	-10% $-88	-5% $33	+0% $153	+5% $274	+10% $395
Rate	-1.0pp $330	-0.5pp $242	base $153	+0.5pp $63	+1.0pp $-30

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: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Center St Annapolis, MD	3.0	1.0–2.5	1051	$6,132	$5.83	18d	1	0.25mi
1972 Scotts Crossing Way #202 Annapolis, MD	3.0	2.0	1298	$2,550	$1.96	45d	1	0.93mi
133 Lejeune Way Annapolis, MD	4.0	5.0	2200	$3,095	$1.41	6d	1	0.93mi
37 Harbour Heights Dr Annapolis, MD	3.0	3.0	1600	$2,995	$1.87	6d	1	0.99mi
651 Burtons Cove Way #2 Annapolis, MD	3.0	2.0	1121	$2,650	$2.36	15d	1	1.05mi
118 Vanguard Ln Annapolis, MD	3.0	2.5	2000	$3,500	$1.75	25d	1	1.06mi
2001 Harbour Gates Dr Annapolis, MD	3.0	1.0–2.0	805	$2,483	$3.08	3d	32	1.06mi
721 S Cherry Grove Ave Annapolis, MD	1.0–3.0	1.0–2.0	1055	$3,502	$3.32	0d	28	1.07mi
33 Glen Ave Annapolis, MD	3.0	3.0	2230	$3,295	$1.48	6d	1	1.08mi
322 Bright Light Ct Edgewater, MD	4.0	3.5	2200	$3,500	$1.59	6d	1	1.11mi
2570 Riva Rd Unit 15C Annapolis, MD	3.0	1.0	1103	$2,195	$1.99	19d	1	1.14mi
14 Silopanna Rd Annapolis, MD	4.0	1.0	1170	$2,495	$2.13	25d	1	1.41mi
116 Stone Point Dr Annapolis, MD	1.0–3.0	1.0–4.0	1381	$3,022	$2.19	0d	15	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $350,000 Active 50 DOM
2. 2026-06-18
   days on market $350,000 Active 47 DOM
3. 2026-06-17
   days on market $350,000 Active 46 DOM
4. 2026-06-16
   days on market $350,000 Active 45 DOM
5. 2026-06-15
   days on market $350,000 Active 44 DOM
6. 2026-06-13
   days on market $350,000 Active 42 DOM
7. 2026-06-09
   days on market $350,000 Active 38 DOM
8. 2026-06-08
   days on market $350,000 Active 37 DOM
9. 2026-06-07
   days on market $350,000 Active 36 DOM
10. 2026-06-04
    days on market $350,000 Active 33 DOM
11. 2026-06-03
    days on market $350,000 Active 32 DOM
12. 2026-06-02
    days on market $350,000 Active 31 DOM
13. 2026-06-01
    days on market $350,000 Active 30 DOM
14. 2026-05-31
    days on market $350,000 Active 29 DOM
15. 2026-05-02
    listed $350,000 Active 1062-char remark
16. 1998-04-03
    soldstatus $150,000

ⓘ 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: $3,347 · $279/mo
• Projected year-2 tax: $3,581 · $298/mo
• Expected delta: +$234/yr (+$19/mo · 7.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,661
• − Mortgage interest: −$19,605
• − Property taxes: −$3,347
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,933
• − Management: −$2,933
• − Depreciation: −$10,182
• Taxable loss: −$4,090
• Est. tax savings @ 24.0%: +$981
• After-tax cash flow: $2,821/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 — Annapolis

• Score: 78/100
• State rank: #71
• US rank: #2563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Annapolis, MD
• County: Anne Arundel County · 535,653 people
• City population: 91,599
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 38,629
• Household income: $123,381
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1158.0

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 (69%)
• Race & ethnicity: White 69% Black 15% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Slovak 3% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 5% Tagalog/Filipino 2% 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: ▼ -498.22%
• Current HPI: 297.4285
• Rent YoY: ▲ 0.14%
• 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

+133.3% since first listed

2 events — show timeline

• 2026-05-02 Listed $350,000 BRIGHT MLS
• 1998-04-03 Sold (Public Records) $150,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,347 · +7.6% YoY. Source: county tax records.