1122 Crestview Dr · Cape St. Claire, MD 21409

$484,900

4 bd · 2.0 ba · 2,212 sqft · SingleFamily public records · 1 Days on market

Built 1974 9,000 sqft lot $219/sqft · 12% below area Est $549k · 12% under $1/mo HOA

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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 +12.8/15.0
• Cash flow +11.9/30.0
• DSCR +3.5/10.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME! Love your 2200 Finished SF 4 BR, 2 BA Home with Abundant Windows, Neutral Paint, Spacious Great Room with Vaulted Wood Ceilings and Sky Lights Open to Kitchen, Pretty Main Level Living and Dining Room with Custom Paint, LL Sunroom , LL Family Room, Separate Laundry Room w/ Plenty of Storage. Community Offers Beach, Playground, Piers, Boat Slips. Broadneck Blue Ribbon Schools

Key facts

• 9,000 sq ft lot
• Built 1974

Property features AI

Finance

• Other: Total below-grade finished area reported as 816; Above-grade finished area reported as 1,396; Ownership interest is fee simple
• HOA & community: HOA fee $10 annually

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Private well water; Public sewer; Electric service; Hot water: other source
• Home design: Detached single-family home; Two floors in unit; Fee simple ownership
• Construction: Brick and aluminum siding exterior; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Detached shed on property; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level; One bedroom on the lower level
• Bathrooms: Two full bathrooms total (one on main level, one on lower level)
• Heating & cooling: Wall unit heating; Ceiling fans; Wall unit cooling; Electric heating and cooling
• Interior features: Finished lower level; Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $464k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $388k (19.9% below list).
• Recommended offer: $388k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.7% in Cape St. Claire — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 87 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).
• This rent runs 32% of the median local income ($147k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago; this cycle's ask is 94% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $339k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $388,309 (19.9% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (median comp): $549,142
• List price: $484,900
• Delta: -11.70%
• 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
1107 Crestview Dr	0.08mi	4/2.0	2,066 (-7%)	3mo	$581,500	$281	83
1091 Skyway Dr	0.17mi	4/3.0	2,360 (+7%)	4mo	$650,000	$275	74
982 Highpoint Dr	0.47mi	4/3.0	2,190 (-1%)	3mo	$555,000	$253	70
1168 St George Dr	0.25mi	4/3.0	2,035 (-8%)	7mo	$579,900	$285	65
1041 Skyview Dr	0.31mi	4/3.0	1,960 (-11%)	2mo	$579,500	$296	61
1207 Hampton Rd	0.49mi	4/2.0	2,412 (+9%)	2mo	$562,500	$233	61
1091 Linden Tree Dr	0.30mi	4/3.0	2,016 (-9%)	8mo	$505,000	$250	61
970 Highpoint Dr	0.54mi	4/3.0	2,062 (-7%)	1mo	$610,000	$296	59
1126 Neptune Pl	0.74mi	4/2.5	2,112 (-4%)	0mo	$669,900	$317	56
1227 Hampton Rd	0.60mi	4/2.0	2,068 (-6%)	8mo	$585,000	$283	54
1245 Hilltop Dr	0.72mi	4/3.5	2,192 (-1%)	7mo	$660,000	$301	53
971 Saint Margarets Dr	0.64mi	3/2.0 (-1)	1,983 (-10%)	6mo	$415,000	$209	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-86,326
• Equity at exit: $72,300

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-85,266
• Equity at exit: $41,925

Cash invested: $135,772 (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 21409

• Active inventory: 87
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,883 high
• Mortgage (P&I): −$2,543
• Tax from tax record: −$443 /mo · $5,313/yr
• Insurance: −$202
• HOA: −$1
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $-121

Break-even live

Break-even rent $4,036

Max offer price $463,515

Occupancy floor 98%

Sensitivity live

Price	-10% $153	-5% $16	+0% $-121	+5% $-258	+10% $-396
Rent	-10% $-428	-5% $-274	+0% $-121	+5% $32	+10% $186
Rate	-1.0pp $123	-0.5pp $2	base $-121	+0.5pp $-247	+1.0pp $-375

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: $121,225
• Closing costs: $14,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Harbor View Ter Annapolis, MD	4.0	3.0	1908	$3,150	$1.65	25d	1	1.00mi
522 Wood Duck Ln Annapolis, MD	4.0	4.0	2004	$3,295	$1.64	12d	1	1.14mi
223 Wintergull Ln Annapolis, MD	3.0	3.5	2024	$3,300	$1.63	44d	1	1.16mi
310 Pintail Ln Annapolis, MD	3.0	2.5	2004	$3,200	$1.60	12d	1	1.16mi
1437 Bay Head Rd Annapolis, MD	3.0	3.0	1992	$5,500	$2.76	25d	1	1.18mi
1382 Almond Dr Annapolis, MD	4.0	3.5	1680	$3,050	$1.82	25d	1	1.21mi
735 Mashie Ct #48 Arnold, MD	3.0	2.5	2000	$2,800	$1.40	25d	1	1.48mi
733 Mashie Ct Arnold, MD	3.0	4.0	1991	$3,250	$1.63	44d	1	1.48mi

HOA detail

• Monthly dues: $1 · $12/yr

Listing history 10 events

1. 2026-06-18
   status $484,900 Pending 1 DOM
2. 2026-05-06
   historical $484,900 1255-char remark
3. 2016-07-12
   soldstatus $339,000
4. 2016-06-20
   soldstatus $339,000 Sold 393-char remark

   Show marketing remark (393 chars)

   WELCOME HOME! Love your 2200 Finished SF 4 BR, 2 BA Home with Abundant Windows, Neutral Paint, Spacious Great Room with Vaulted Wood Ceilings and Sky Lights Open to Kitchen, Pretty Main Level Living and Dining Room with Custom Paint, LL Sunroom , LL Family Room, Separate Laundry Room w/ Plenty of Storage. Community Offers Beach, Playground, Piers, Boat Slips. Broadneck Blue Ribbon Schools

5. 2016-06-20
   soldstatus $339,000

   Show marketing remark (393 chars)

   WELCOME HOME! Love your 2200 Finished SF 4 BR, 2 BA Home with Abundant Windows, Neutral Paint, Spacious Great Room with Vaulted Wood Ceilings and Sky Lights Open to Kitchen, Pretty Main Level Living and Dining Room with Custom Paint, LL Sunroom , LL Family Room, Separate Laundry Room w/ Plenty of Storage. Community Offers Beach, Playground, Piers, Boat Slips. Broadneck Blue Ribbon Schools

6. 2016-05-16
   status Contingent (No Kick Out) 393-char remark

   Show marketing remark (393 chars)

   WELCOME HOME! Love your 2200 Finished SF 4 BR, 2 BA Home with Abundant Windows, Neutral Paint, Spacious Great Room with Vaulted Wood Ceilings and Sky Lights Open to Kitchen, Pretty Main Level Living and Dining Room with Custom Paint, LL Sunroom , LL Family Room, Separate Laundry Room w/ Plenty of Storage. Community Offers Beach, Playground, Piers, Boat Slips. Broadneck Blue Ribbon Schools

7. 2016-04-29
   price $349,500 393-char remark

   Show marketing remark (393 chars)

   WELCOME HOME! Love your 2200 Finished SF 4 BR, 2 BA Home with Abundant Windows, Neutral Paint, Spacious Great Room with Vaulted Wood Ceilings and Sky Lights Open to Kitchen, Pretty Main Level Living and Dining Room with Custom Paint, LL Sunroom , LL Family Room, Separate Laundry Room w/ Plenty of Storage. Community Offers Beach, Playground, Piers, Boat Slips. Broadneck Blue Ribbon Schools

8. 2016-04-29
   listed $249,500 Active 393-char remark

   Show marketing remark (393 chars)

   WELCOME HOME! Love your 2200 Finished SF 4 BR, 2 BA Home with Abundant Windows, Neutral Paint, Spacious Great Room with Vaulted Wood Ceilings and Sky Lights Open to Kitchen, Pretty Main Level Living and Dining Room with Custom Paint, LL Sunroom , LL Family Room, Separate Laundry Room w/ Plenty of Storage. Community Offers Beach, Playground, Piers, Boat Slips. Broadneck Blue Ribbon Schools

9. 2016-04-29
   listed $349,500

   Show marketing remark (393 chars)

   WELCOME HOME! Love your 2200 Finished SF 4 BR, 2 BA Home with Abundant Windows, Neutral Paint, Spacious Great Room with Vaulted Wood Ceilings and Sky Lights Open to Kitchen, Pretty Main Level Living and Dining Room with Custom Paint, LL Sunroom , LL Family Room, Separate Laundry Room w/ Plenty of Storage. Community Offers Beach, Playground, Piers, Boat Slips. Broadneck Blue Ribbon Schools

10. 1986-06-05
    soldstatus $35,441

ⓘ 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: $5,313 · $443/mo
• Projected year-2 tax: $5,313 · $443/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,597
• − Mortgage interest: −$27,162
• − Property taxes: −$5,313
• − Insurance: −$2,424
• − Repairs & maintenance: −$3,728
• − Management: −$3,728
• − HOA: −$12
• − Depreciation: −$14,106
• Taxable loss: −$9,877
• Est. tax savings @ 24.0%: +$2,370
• After-tax cash flow: $918/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 — Cape St. Claire

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Cape St. Claire, MD
• County: Anne Arundel County · 535,653 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 20,289
• Household income: $147,151
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 48.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 8% Hispanic / Latino 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -404.29%
• Current HPI: 277.8974
• Rent YoY: —
• 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

+1268.2% since first listed

11 events — show timeline

• 2026-06-17 Pending — BRIGHT MLS
• 2026-05-24 Listed — BRIGHT MLS
• 2026-05-06 Coming Soon $484,900 BRIGHT MLS
• 2016-07-12 Sold (Public Records) $339,000 Public Records
• 2016-06-20 Sold (MLS) $339,000 BRIGHT MLS
• 2016-06-20 Sold (MLS) $339,000 MRIS
• 2016-05-16 Pending — MRIS
• 2016-04-29 Price Changed $349,500 MRIS
• 2016-04-29 Listed $249,500 MRIS
• 2016-04-29 Listed $349,500 BRIGHT MLS
• 1986-06-05 Sold (Public Records) $35,441 Public Records

Property tax history

+7.0%/yr

Latest (2025): $5,313 · +4.4% YoY. Source: county tax records.