6524 Clear Drop Ct #204 · Glen Burnie, MD 21060

$215,000

2 bd · 2.0 ba · 1,038 sqft · Condo public records · 59 Days on market

Built 1995 $207/sqft · 9% below area Est $238k · 9% under $272/mo HOA · 14% of rent

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

• ARV discount +11.8/15.0
• Cash flow +11.1/30.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• DSCR +3.2/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! 1038 square feet of living space on this 2nd floor condo! Larger then most units! Features 2 master bedrooms with baths! Beautiful white eat-in kitchen! Balcony off dining area! Full size washer and dryer! Security entrace building for peace of mind! Community pool! No water & sewer bills, included in condo fee!

Key facts

• Near dining
• Near shopping
• Private balcony

Tags

• OPEN-CONCEPT LIVING
• PRIVATE BALCONY
• IN-UNIT LAUNDRY
• AMPLE STORAGE
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• HOA & community: Condo fee $272 monthly; Community amenities include 'Other'; Pets allowed on a case-by-case basis

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service for heating/cooling/hot water
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on level 2
• Construction: Brick construction; Above-grade and below-grade structures; Finished area reported as 1,038 (assessor)
• Exterior features: Community pool; Not in a federal flood zone

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Assessor-reported living area
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (8.4% below list).
• Recommended offer: $197k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.4% in Glen Burnie — 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 72/100 on livability (#135 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living C-, crime F, 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); Lindale Middle (math 9% / reading 35%, grade F, #125 of 225 statewide, top 58%, 1,178 students, 59% FRL); North County High (math 33% / reading 58%, grade D-, #121 of 222 statewide, top 55%, 2,451 students, 63% FRL) — zoned schools average 58% FRL vs 25% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 166 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 59 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y 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.

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 $196,873 (8.4% 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 59 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 9.1

CMA / ARV

• ARV (median comp): $237,534
• List price: $215,000
• Delta: -9.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-39,368
• Equity at exit: $32,057

10-year hold

• IRR: -9.9%
• Equity multiple: 0.38×
• Total profit: $-37,266
• Equity at exit: $18,589

Cash invested: $60,200 (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 21060

• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$90
• HOA: −$272
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-87

Break-even live

Break-even rent $2,079

Max offer price $199,663

Occupancy floor 99%

Sensitivity live

Price	-10% $35	-5% $-26	+0% $-87	+5% $-148	+10% $-209
Rent	-10% $-242	-5% $-165	+0% $-87	+5% $-9	+10% $69
Rate	-1.0pp $21	-0.5pp $-32	base $-87	+0.5pp $-143	+1.0pp $-199

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6609 Rapid Water Way #303 Glen Burnie, MD	2.0	2.0	988	$1,895	$1.92	6d	1	0.13mi
206 Spring Maiden Ct #302 Glen Burnie, MD	3.0	2.0	1044	$2,000	$1.92	25d	1	0.14mi
6607 Rumfire Ct Glen Burnie, MD	2.0	2.0	1320	$2,595	$1.97	19d	1	0.20mi
200 Spring Maiden Ct #101 Glen Burnie, MD	2.0	2.0	853	$1,850	$2.17	4d	1	0.22mi
6319 Harris Heights Ave Glen Burnie, MD	3.0	1.5	1280	$2,200	$1.72	25d	1	0.74mi
101 S Charter Rd Glen Burnie, MD	1.0–3.0	1.0–2.0	823	$1,572	$1.91	0d	1	0.74mi
116-B Warwickshire Ln Glen Burnie, MD	1.0–3.0	1.0–1.5	800	$1,458	$1.82	0d	34	0.76mi
6455 Heritage Hill Dr Glen Burnie, MD	3.0	1.5	1152	$1,700	$1.48	5d	1	0.89mi
57 Glen Ridge Rd Glen Burnie, MD	1.0–2.0	1.0	806	$1,700	$2.11	0d	25	0.89mi
6401 Jefferson Pl Glen Burnie, MD	3.0	1.5	1216	$1,895	$1.56	4d	1	0.94mi
140 Bethlehem Pl Brooklyn, MD	3.0	3.5	1120	$1,500	$1.34	45d	1	0.94mi
228 Candle Light Ln #228 Glen Burnie, MD	2.0	1.5	1179	$1,895	$1.61	45d	1	0.99mi
6456 Washington Sq Glen Burnie, MD	3.0	1.5	1216	$1,799	$1.48	23d	1	0.99mi
6449 Union Ct Glen Burnie, MD	3.0	1.5	1152	$2,200	$1.91	45d	1	1.06mi
6001 Heritage Hill Dr Glen Burnie, MD	2.0	1.5	887	$1,953	$2.20	0d	18	1.10mi
156 Hammarlee Rd Glen Burnie, MD	1.0–2.0	1.0	725	$1,899	$2.62	0d	8	1.26mi
156 Hammarlee Rd Glen Burnie, MD	2.0	1.0	800	$1,739	$2.17	45d	1	1.26mi
6459 Grafton Garth Ct Glen Burnie, MD	2.0	2.0	1116	$1,900	$1.70	23d	1	1.26mi
1407 Gordon Dr Glen Burnie, MD	3.0	2.0	1404	$2,750	$1.96	25d	1	1.42mi

HOA detail condo

• Monthly dues: $272 · $3,264/yr
• Likely covers: watersewerpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $215,000 Active 59 DOM
2. 2026-06-18
   days on market $215,000 Active 56 DOM
3. 2026-06-17
   days on market $215,000 Active 55 DOM
4. 2026-06-16
   days on market $215,000 Active 54 DOM
5. 2026-06-15
   days on market $215,000 Active 53 DOM
6. 2026-06-13
   days on market $215,000 Active 51 DOM
7. 2026-06-09
   days on market $215,000 Active 47 DOM
8. 2026-06-08
   days on market $215,000 Active 46 DOM
9. 2026-06-07
   days on market $215,000 Active 45 DOM
10. 2026-06-04
    days on market $215,000 Active 42 DOM
11. 2026-06-03
    days on market $215,000 Active 41 DOM
12. 2026-06-02
    days on market $215,000 Active 40 DOM
13. 2026-06-01
    days on market $215,000 Active 39 DOM
14. 2026-05-31
    days on market $215,000 Active 38 DOM
15. 2026-04-23
    listed $215,000 Active 385-char remark
16. 2008-11-16
    historical
17. 2008-10-21
    listed
18. 2005-11-22
    soldstatus $207,100
19. 2005-11-02
    soldstatus $207,100

    Show marketing remark (325 chars)

    Wow! 1038 square feet of living space on this 2nd floor condo! Larger then most units! Features 2 master bedrooms with baths! Beautiful white eat-in kitchen! Balcony off dining area! Full size washer and dryer! Security entrace building for peace of mind! Community pool! No water & sewer bills, included in condo fee!

20. 2005-09-19
    historical

    Show marketing remark (325 chars)

    Wow! 1038 square feet of living space on this 2nd floor condo! Larger then most units! Features 2 master bedrooms with baths! Beautiful white eat-in kitchen! Balcony off dining area! Full size washer and dryer! Security entrace building for peace of mind! Community pool! No water & sewer bills, included in condo fee!

21. 2005-09-12
    listed $205,000

    Show marketing remark (325 chars)

    Wow! 1038 square feet of living space on this 2nd floor condo! Larger then most units! Features 2 master bedrooms with baths! Beautiful white eat-in kitchen! Balcony off dining area! Full size washer and dryer! Security entrace building for peace of mind! Community pool! No water & sewer bills, included in condo fee!

22. 2001-02-16
    soldstatus $91,900
23. 2001-01-31
    soldstatus $91,900
24. 2001-01-19
    historical
25. 2001-01-11
    listed $89,900
26. 1998-03-16
    soldstatus $85,900
27. 1998-02-27
    soldstatus $85,900
28. 1998-01-25
    historical
29. 1997-09-15
    listed $85,900
30. 1996-07-18
    soldstatus $92,415
31. 1996-06-28
    soldstatus $92,415
32. 1996-06-08
    listed $92,415
33. 1996-06-08
    historical

ⓘ 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: $1,837 · $153/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$253/yr (+$21/mo · 13.8%)

ⓘ 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 · 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: $23,625
• − Mortgage interest: −$12,043
• − Property taxes: −$1,837
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$3,264
• − Depreciation: −$6,255
• Taxable loss: −$4,629
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $69/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 — Glen Burnie

• Score: 72/100
• State rank: #135
• US rank: #5815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Burnie, MD
• County: Anne Arundel County · 535,653 people
• City population: 96,960
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 39,730
• Household income: $104,715
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 976.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Black 24% Hispanic / Latino 12% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Tagalog/Filipino 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: ▼ -305.56%
• Current HPI: 304.5692
• Rent YoY: ▲ 3.44%
• 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

+132.6% since first listed

19 events — show timeline

• 2026-04-23 Listed $215,000 BRIGHT MLS
• 2008-11-16 Delisted — MRIS
• 2008-10-21 Listed — MRIS
• 2005-11-22 Sold (Public Records) $207,100 Public Records
• 2005-11-02 Sold (MLS) $207,100 MRIS
• 2005-09-19 Delisted — MRIS
• 2005-09-12 Listed $205,000 MRIS
• 2001-02-16 Sold (Public Records) $91,900 Public Records
• 2001-01-31 Sold (MLS) $91,900 MRIS
• 2001-01-19 Delisted — MRIS
• 2001-01-11 Listed $89,900 MRIS
• 1998-03-16 Sold (Public Records) $85,900 Public Records
• 1998-02-27 Sold (MLS) $85,900 MRIS
• 1998-01-25 Delisted — MRIS
• 1997-09-15 Listed $85,900 MRIS
• 1996-07-18 Sold (Public Records) $92,415 Public Records
• 1996-06-28 Sold (MLS) $92,415 MRIS
• 1996-06-08 Listed $92,415 MRIS
• 1996-06-08 Delisted — MRIS

Property tax history

+2.1%/yr

Latest (2025): $1,837 · +2.2% YoY. Source: county tax records.