10838 Green Mountain Cir · Columbia, MD 21044

$249,999

3 bd · 2.5 ba · 1,485 sqft · Townhouse · 12 Days on market

Built 1995 Fair condition $168/sqft · 14% below area Est $289k · 14% under $449/mo HOA · 16% 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 +13.8/30.0
• ARV discount +13.6/15.0
• 1% rule +6.1/10.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the serene enclave of Clary's Forest, this exquisite interior row townhouse offers a harmonious blend of luxury and comfort, perfect for those seeking an elevated lifestyle. Built in 1995, this charming residence boasts timeless brick construction, exuding both elegance and durability. Step inside to discover a thoughtfully designed layout that seamlessly integrates style and functionality. With three spacious bedrooms and two and a half bathrooms, this home provides ample space for relaxation and entertainment. The inviting living areas are bathed in natural light, creating a warm and welcoming atmosphere that feels just like home. The heart of the home features a well-appointed

Key facts

• $449 HOA
• Built 1995
• Listed 11 days

Property features AI

Finance

• Other: Association maintains common grounds
• HOA & community: Monthly condo fee of $449; Condo fee includes all ground fee

Exterior

• Parking: Parking lot
• Utilities: Public water; Public septic; Electric power
• Home design: Condominium; Interior townhouse/rowhouse; Estimated year built
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Common grounds (HOA amenity); Not in a federal flood zone; Tidal water not present; Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Heat pump with electric backup; Central air conditioning; Electric heating fuel; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $24 ($282/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 6.4% vs local median 3.2% in Columbia — 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 80/100 on livability (#51 in MD, #1,939 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities C-, cost of living F.
• Howard County Public Schools (suburban): math 34% / reading 49% proficiency, ranked #1 of 24 in MD (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 145 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 881 units permitted in Howard County in 2024 (285 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 $8k of value loss. Plan a longer hold.
• Howard County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,999

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.11% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 7.5

CMA / ARV

• ARV (median comp): $289,095
• List price: $249,999
• Delta: -13.52%
• 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
10277 Windstream Dr	0.49mi	3/2.5	1,526 (+3%)	1mo	$470,000	$308	72
10311 Crimson Tree Ct	0.44mi	3/2.0	1,529 (+3%)	2mo	$440,000	$288	71
5517 Mystic Ct	0.49mi	3/2.5	1,410 (-5%)	1mo	$399,000	$283	68
5719 Harpers Farm Rd Unit C	0.53mi	3/2.0	1,538 (+4%)	1mo	$315,000	$205	66
5727 Harpers Farm Rd Unit F	0.54mi	3/2.0	1,538 (+4%)	2mo	$310,000	$202	66
5633 Harpers Farm Rd Unit D	0.55mi	3/2.0	1,538 (+4%)	1mo	$290,000	$189	66
6016 Laurel Wreath Way Unit B-5	0.74mi	2/2.5 (-1)	1,460 (-2%)	2mo	$375,000	$257	56
10711 Symphony Way #104	0.53mi	2/2.0 (-1)	1,605 (+8%)	0mo	$415,000	$259	55
5713 Harpers Farm Rd Unit C	0.51mi	2/2.0 (-1)	1,314 (-12%)	0mo	$280,000	$213	50
10103 Windstream Dr #6	0.54mi	2/2.5 (-1)	1,664 (+12%)	0mo	$361,500	$217	49
5727 Harpers Farm Rd Unit E	0.54mi	2/2.0 (-1)	1,314 (-12%)	1mo	$293,000	$223	48
10077 Windstream Dr #4	0.59mi	2/2.0 (-1)	1,644 (+11%)	2mo	$452,141	$275	46

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-44,995
• Equity at exit: $37,276

10-year hold

• IRR: -18.3%
• Equity multiple: 0.13×
• Total profit: $-60,649
• Equity at exit: $21,615

Cash invested: $70,000 (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 21044

• Rents YoY: 0.7%
• Active inventory: 145
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,785 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$449
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $24

Break-even live

Break-even rent $2,755

Max offer price $249,999

Occupancy floor 94%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10780 Green Mountain Cir Columbia, MD	3.0	2.5	1505	$2,600	$1.73	14d	1	0.01mi
5421 Lynx Ln Unit A-317 Columbia, MD	2.0	2.0	1104	$2,676	$2.42	2d	1	0.26mi
10580 Cross Fox Ln Unit D2 Columbia, MD	2.0	1.5	976	$1,990	$2.04	21d	1	0.28mi
5669 Harpers Farm Rd Unit A Columbia, MD	2.0	2.0	1368	$2,600	$1.90	43d	1	0.41mi
10304 Nightmist Ct Columbia, MD	3.0	2.5	1160	$2,600	$2.24	17d	1	0.42mi
10304 Nightmist Ct Columbia, MD	3.0	2.5	1595	$2,600	$1.63	4d	1	0.42mi
10808 Warfield Pl #207 Columbia, MD	2.0	2.0	1758	$2,750	$1.56	23d	1	0.54mi
10101 Twin Rivers Rd Columbia, MD	3.0	1.0–2.0	1017	$3,802	$3.74	1d	35	0.58mi
5980 Turnabout Ln Columbia, MD	1.0–3.0	1.0	950	$2,429	$2.56	2d	12	0.59mi
5407 Fallriver Row Ct Columbia, MD	4.0	2.5	1380	$2,500	$1.81	23d	1	0.60mi
5435 The Bridle Path Columbia, MD	4.0	2.0	1788	$3,700	$2.07	11d	1	0.62mi
10601 Gramercy Pl Columbia, MD	1.0–3.0	1.0–2.0	1043	$3,712	$3.56	2d	11	0.65mi
10000 Town Center Ave Columbia, MD	1.0–3.0	1.0–2.0	1014	$3,754	$3.70	2d	32	0.66mi
5526 Green Dory Ln Columbia, MD	3.0	2.5	1585	$2,800	$1.77	2d	1	0.76mi
5351 Harpers Farm Rd Columbia, MD	1.0–3.0	1.0–2.0	957	$2,695	$2.82	2d	15	0.84mi
10201 Wincopin Cir Columbia, MD	1.0–2.0	1.0–2.0	953	$4,116	$4.32	2d	15	0.89mi
5484 Cedar Ln Unit B1 Columbia, MD	2.0	1.5	931	$2,000	$2.15	23d	1	0.97mi
5382 Smooth Meadow Way Unit B2A-12 Columbia, MD	2.0	2.0	1154	$2,300	$1.99	10d	1	0.99mi
5361 Brook Way Columbia, MD	1.0–5.0	1.0–2.5	1280	$2,645	$2.07	2d	32	1.00mi
10300 Hickory Ridge Rd Columbia, MD	1.0–3.0	1.0–2.0	1181	$3,070	$2.60	2d	1	1.04mi
5464 Harpers Farm Rd Columbia, MD	1.0–2.0	1.0–1.5	935	$2,230	$2.38	2d	14	1.07mi
10360 Swift Stream Pl Columbia, MD	1.0–3.0	1.0–2.0	1067	$3,093	$2.90	1d	18	1.08mi
11225 Avalanche Way Unit B Columbia, MD	3.0	2.0	1274	$2,600	$2.04	23d	1	1.11mi
6000 Merriweather Dr Columbia, MD	3.0	1.0–2.0	1034	$4,004	$3.87	2d	23	1.19mi
11251 Skilift Ct Columbia, MD	2.0	2.0	972	$2,100	$2.16	3d	1	1.20mi
11273 Skilift Ct Unit A Columbia, MD	3.0	2.0	1274	$2,800	$2.20	43d	1	1.21mi
5933 Cedar Fern Ct Columbia, MD	3.0	3.5	1426	$2,940	$2.06	4d	1	1.27mi
6200 Valencia Ln Columbia, MD	2.0	1.0–2.0	868	$3,788	$4.36	1d	29	1.28mi
11311 Little Patuxent Pkwy Columbia, MD	1.0–3.0	1.0–2.0	1154	$2,695	$2.33	2d	9	1.35mi
12215 Little Patuxent Pkwy Columbia, MD	1.0–2.0	1.0–2.0	1007	$2,496	$2.48	2d	8	1.36mi

HOA detail

• Monthly dues: $449 · $5,388/yr

Listing history 9 events

1. 2026-06-18
   days on market $249,999 Active 12 DOM
2. 2026-06-17
   days on market $249,999 Active 11 DOM
3. 2026-06-16
   days on market $249,999 Active 10 DOM
4. 2026-06-15
   days on market $249,999 Active 9 DOM
5. 2026-06-13
   days on market $249,999 Active 7 DOM
6. 2026-06-09
   days on market $249,999 Active 3 DOM
7. 2026-06-08
   pricestatusdays on market $249,999 Active 2 DOM
8. 2026-05-31
   days on market $200,000 Coming Soon 34 DOM
9. 2026-04-27
   historical $200,000 2174-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $33,421
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − HOA: −$5,388
• − Depreciation: −$7,273
• Taxable loss: −$3,591
• Est. tax savings @ 24.0%: +$862
• After-tax cash flow: $1,144/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to improve its curb appeal and interior condition, with a focus on exterior siding, kitchen cabinets, and flooring. These updates will significantly enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Severe weathering and staining
• Moderate Kitchen cabinets — Worn and dated appearance
• Moderate Bathroom fixtures — Signs of wear
• Moderate Flooring — Worn appearance
• Moderate Interior walls/paint — Faded paint

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn flooring — New flooring improves comfort and resale value
• Both Replace worn kitchen cabinets — Modern cabinets increase appeal and functionality
• Both Replace worn bathroom fixtures — Fresh fixtures improve functionality and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and staining	Major	$15,000–50,000
Kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Signs of wear	Moderate	$3,000–15,000
Flooring · Worn appearance	Moderate	$3,000–15,000
Interior walls/paint · Faded paint	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$27,000–110,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — New flooring improves comfort and resale value ↑
• Both Replace worn kitchen cabinets — Modern cabinets increase appeal and functionality ↑
• Both Replace worn bathroom fixtures — Fresh fixtures improve functionality and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Howard County Public Schools
• NCES district ID: 2400420
• Math proficiency: 34% ▼ -22.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $108,056
• Composite: 41.23/100
• National rank: #3535
• State rank: #1 of 24 in MD

Livability — Columbia

• Score: 80/100
• State rank: #51
• US rank: #1939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, MD
• County: Howard County · 282,651 people
• City population: 99,756
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 44,114
• Household income: $135,057
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1536.0

Population outlook (Howard County) Hauer SSP2

• Today (2025): 367,857 people
• By 2030: 394,054 · +7.1%
• By 2040: 443,509 · +20.6%
• By 2050: 488,124 · +32.7%
• By 2075: 594,860 · +61.7%
• By 2100: 648,772 · +76.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 44% Black 26% Asian 12% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 6% Other Indo-European 4% Chinese 4%

Political lean MEDSL · Howard

• 2024 margin: Solid D (+41.8) · D 69.1% · R 27.4% · Other 3.5%
• 2008→2024 swing: +19.9pp toward D · 2008: 21.9pp · 2024: 41.8pp
• All cycles: 2024: D+41.8 2020: D+44.3 2016: D+33.5 2012: D+21.2 2008: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -310.77%
• Current HPI: 287.8011
• Rent YoY: ▲ 0.70%
• 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

+25.0% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $249,999 BRIGHT MLS
• 2026-06-08 Relisted — BRIGHT MLS
• 2026-06-01 Listing Removed — BRIGHT MLS
• 2026-06-01 Listed $200,000 BRIGHT MLS
• 2026-04-27 Coming Soon $200,000 BRIGHT MLS