802 Waterview Dr · Riviera Beach, MD 21226

$525,000

4 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 102 Days on market

Built 1978 5,538 sqft lot $344/sqft · 65% above area Est $428k · 23% over

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Why this score? — see what drove the F 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).

• Appreciation +8.9/10.0
• Cash flow +6.4/30.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• 1% rule +0.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

✨ Waterfront Living Just in Time for Spring As the days grow longer and the Chesapeake comes back to life, 802 Waterview Drive offers the kind of waterfront lifestyle people dream about all winter. Tucked into a quiet cove along Cox Creek, this home blends privacy, natural beauty, and effortless coastal living. With expansive water views, a recently refreshed private pier, and multiple outdoor spaces designed to embrace the shoreline, every day here feels like an invitation to step outside and enjoy the water. Imagine starting your mornings with coffee on the deck as the sun rises over the cove. Herons glide across the glassy water, boats ease out for the day, and the pace of life naturally slows down. By afternoon, the pier becomes the center of activity — launch a kayak, paddleboard along the shoreline, or take the boat out for an afternoon on the Chesapeake. With space for two boat slips plus room for jet skis and water toys, the water is always just steps away. As evening settles in, the setting shifts again. The sky turns golden, reflections dance across the cove, and sunsets become part of your nightly routine. Inside, the home is designed to capture these views at every opportunity. The vaulted great room welcomes you with soaring ceilings, a warm wood accent wall, and expansive sliding glass doors that frame the water beyond. Natural light pours into the space, creating an open, relaxed atmosphere perfect for everyday living or hosting friends after a day on the water. The dining area flows seamlessly to the waterfront deck, making indoor-outdoor entertaining effortless. The updated kitchen features quartz countertops, custom cabinetry, and stainless steel appliances — a beautiful and functional space for preparing everything from casual breakfasts to seafood dinners fresh from the bay. Three comfortable bedrooms and a spa-inspired full bath complete the main level, offering peaceful retreats at the end of the day. The walkout lower level expands the living space with a spacious family room featuring a fireplace and slate tile flooring, ideal for cozy evenings or relaxed gatherings. A guest bedroom, second full bath, laundry area, and additional storage provide flexibility for visitors, extended family, or multi-generational living. Practical features complement the home’s natural beauty, including a generous parking pad, public water and sewer, and the freedom of no HOA. Residents also enjoy access to a nearby community beach and tot lot, while Routes 695, 295, and 100 provide convenient access to the entire region. Recent improvements include a new roof (2022), renovated kitchen with new appliances (2022), updated bathrooms (2021 & 2023), new flooring throughout (2023), fresh interior paint, new hot water heater (2023), new sump pump (2023), and a refreshed dock and pier with new boards and stain (2022). ;; At 802 Waterview Drive, the water isn’t just the view — it becomes part of how you live every single day.

Key facts

• Private pier
• Community beach
• Updated kitchen

Tags

• PRIVATE PIER
• OUTDOOR SPACES
• EXPANSIVE WATER VIEWS
• TWO BOAT SLIPS
• COMMUNITY BEACH
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-913 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (44.3% below list).
• Recommended offer: $293k (44.3% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 5.7% in Riviera Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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, amenities 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); Northeast Middle (math 6% / reading 32%, grade F, #155 of 225 statewide, top 70%, 882 students, 49% FRL); Northeast High (math 24% / reading 57%, grade F, #130 of 222 statewide, top 58%, 1,390 students, 44% FRL) — zoned schools average 48% FRL vs 25% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($4k loan paydown + $41k 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.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($478k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $47k; list at $525k implies a 1019% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,654 (44.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.56% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.45%
• DSCR: 0.67
• GRM: 14.9

CMA / ARV

• ARV (median comp): $428,097
• List price: $525,000
• Delta: 22.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Waterview	0.02mi	4/2.0	1,528 (0%)	12mo	$415,000	$272	89
8111 Holly Rd	0.25mi	4/2.0	1,560 (+2%)	10mo	$414,900	$266	77
7920 W End Dr	0.19mi	3/2.0 (-1)	1,568 (+3%)	13mo	$380,000	$242	71
7816 Harbor Dr	0.18mi	3/2.0 (-1)	1,364 (-11%)	0mo	$372,000	$273	68
8225-A Highpoint Rd	0.34mi	4/2.0	1,498 (-2%)	16mo	$485,000	$324	68
7932 E End Dr	0.31mi	3/2.5 (-1)	1,488 (-3%)	8mo	$415,000	$279	68
7910 W End Dr	0.15mi	4/2.0	1,740 (+14%)	9mo	$419,000	$241	62
7704 Highpoint Rd	0.07mi	3/2.5 (-1)	1,705 (+12%)	12mo	$475,000	$279	60
8101 Holly Rd	0.18mi	3/2.0 (-1)	1,704 (+12%)	14mo	$406,000	$238	56
7911 Sea Breeze Dr	0.20mi	3/1.0 (-1)	1,320 (-14%)	8mo	$325,000	$246	52
8130 Edgewater Rd	0.32mi	3/2.0 (-1)	1,372 (-10%)	15mo	$379,500	$277	51
108 Kingsway Dr	0.32mi	3/2.0 (-1)	1,314 (-14%)	12mo	$395,748	$301	47

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: 13.8%
• Equity multiple: 2.02×
• Total profit: $149,574
• Equity at exit: $389,954

10-year hold

• IRR: 13.9%
• Equity multiple: 4.24×
• Total profit: $476,561
• Equity at exit: $765,715

Cash invested: $147,000 (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 21226

• Home prices YoY: 2.5%
• Active inventory: 45
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,927 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$253 /mo · $3,032/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-913

Break-even live

Break-even rent $4,082

Max offer price $363,786

Occupancy floor —

Sensitivity live

Price	-10% $-615	-5% $-764	+0% $-913	+5% $-1,061	+10% $-1,210
Rent	-10% $-1,144	-5% $-1,028	+0% $-913	+5% $-797	+10% $-681
Rate	-1.0pp $-648	-0.5pp $-779	base $-913	+0.5pp $-1,049	+1.0pp $-1,187

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1346 Riverwood Way Stoney Beach, MD	3.0	2.5	1500	$2,700	$1.80	5d	1	0.50mi
1346 Riverwood Way Stoney Beach, MD	3.0	3.0	1500	$2,700	$1.80	0d	1	0.50mi
1346 Riverwood Way Stoney Beach, MD	3.0	2.5	1500	$2,700	$1.80	4d	1	0.50mi
950 Nabbs Creek Rd Glen Burnie, MD	4.0	3.5	1752	$6,500	$3.71	25d	1	0.84mi
202 Glen Rd Pasadena, MD	5.0	3.0	1510	$4,999	$3.31	45d	1	1.09mi
959 Mount Desert Harbour Pasadena, MD	3.0	1.5	1400	$2,600	$1.86	25d	1	1.15mi
119 Cloverhill Rd Pasadena, MD	3.0	2.5	2094	$2,999	$1.43	45d	1	1.17mi
8638 Gambier Harbour Pasadena, MD	3.0	1.5	1400	$2,700	$1.93	0d	1	1.36mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	5d	1	1.41mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	6d	1	1.41mi
8582 Beacon Point Rd Pasadena, MD	3.0	1.5	1159	$2,650	$2.29	4d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $525,000 Active 102 DOM
2. 2026-06-18
   days on market $525,000 Active 99 DOM
3. 2026-06-17
   days on market $525,000 Active 98 DOM
4. 2026-06-16
   days on market $525,000 Active 97 DOM
5. 2026-06-15
   price $525,000 Active 96 DOM
6. 2026-06-15
   days on market $545,000 Active 96 DOM
7. 2026-06-13
   days on market $545,000 Active 94 DOM
8. 2026-06-09
   days on market $545,000 Active 90 DOM
9. 2026-06-08
   days on market $545,000 Active 89 DOM
10. 2026-06-07
    days on market $545,000 Active 88 DOM
11. 2026-06-04
    days on market $545,000 Active 85 DOM
12. 2026-06-03
    days on market $545,000 Active 84 DOM
13. 2026-06-02
    days on market $545,000 Active 83 DOM
14. 2026-06-01
    days on market $545,000 Active 82 DOM
15. 2026-05-31
    days on market $545,000 Active 81 DOM
16. 2026-03-11
    listed $545,000 Active 3010-char remark

    Show marketing remark (3010 chars)

    ✨ Waterfront Living Just in Time for Spring As the days grow longer and the Chesapeake comes back to life, 802 Waterview Drive offers the kind of waterfront lifestyle people dream about all winter. Tucked into a quiet cove along Cox Creek, this home blends privacy, natural beauty, and effortless coastal living. With expansive water views, a recently refreshed private pier, and multiple outdoor spaces designed to embrace the shoreline, every day here feels like an invitation to step outside and enjoy the water. Imagine starting your mornings with coffee on the deck as the sun rises over the cove. Herons glide across the glassy water, boats ease out for the day, and the pace of life naturally slows down. By afternoon, the pier becomes the center of activity — launch a kayak, paddleboard along the shoreline, or take the boat out for an afternoon on the Chesapeake. With space for two boat slips plus room for jet skis and water toys, the water is always just steps away. As evening settles in, the setting shifts again. The sky turns golden, reflections dance across the cove, and sunsets become part of your nightly routine. Inside, the home is designed to capture these views at every opportunity. The vaulted great room welcomes you with soaring ceilings, a warm wood accent wall, and expansive sliding glass doors that frame the water beyond. Natural light pours into the space, creating an open, relaxed atmosphere perfect for everyday living or hosting friends after a day on the water. The dining area flows seamlessly to the waterfront deck, making indoor-outdoor entertaining effortless. The updated kitchen features quartz countertops, custom cabinetry, and stainless steel appliances — a beautiful and functional space for preparing everything from casual breakfasts to seafood dinners fresh from the bay. Three comfortable bedrooms and a spa-inspired full bath complete the main level, offering peaceful retreats at the end of the day. The walkout lower level expands the living space with a spacious family room featuring a fireplace and slate tile flooring, ideal for cozy evenings or relaxed gatherings. A guest bedroom, second full bath, laundry area, and additional storage provide flexibility for visitors, extended family, or multi-generational living. Practical features complement the home’s natural beauty, including a generous parking pad, public water and sewer, and the freedom of no HOA. Residents also enjoy access to a nearby community beach and tot lot, while Routes 695, 295, and 100 provide convenient access to the entire region. Recent improvements include a new roof (2022), renovated kitchen with new appliances (2022), updated bathrooms (2021 & 2023), new flooring throughout (2023), fresh interior paint, new hot water heater (2023), new sump pump (2023), and a refreshed dock and pier with new boards and stain (2022). ;; At 802 Waterview Drive, the water isn’t just the view — it becomes part of how you live every single day.

17. 2026-03-03
    historical
18. 2025-10-21
    price $575,000
19. 2025-09-13
    listed $595,000 Active
20. 2025-09-08
    historical
21. 1978-06-16
    soldstatus $46,900

ⓘ 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: $3,032 · $253/mo
• Projected year-2 tax: $4,377 · $365/mo
• Expected delta: +$1,345/yr (+$112/mo · 44.4%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $35,118
• − Mortgage interest: −$29,408
• − Property taxes: −$3,032
• − Insurance: −$2,625
• − Repairs & maintenance: −$2,809
• − Management: −$2,809
• − Depreciation: −$15,273
• Taxable loss: −$20,838
• Est. tax savings @ 24.0%: +$5,001
• After-tax cash flow: $-5,950/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

+1062.0% since first listed

6 events — show timeline

• 2026-03-11 Listed $545,000 BRIGHT MLS
• 2026-03-03 Listing Removed — BRIGHT MLS
• 2025-10-21 Price Changed $575,000 BRIGHT MLS
• 2025-09-13 Listed $595,000 BRIGHT MLS
• 2025-09-08 Coming Soon — BRIGHT MLS
• 1978-06-16 Sold (Public Records) $46,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,032 · +2.0% YoY. Source: county tax records.