331 Assembly Point Ct · Odenton, MD 21113

$299,000

3 bd · 2.5 ba · 1,572 sqft · Townhouse public records · 4 Days on market

Built 2000 760 sqft lot $190/sqft · 21% below area Est $379k · 21% under $95/mo HOA · 3% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity – Don’t Miss Out! Welcome to this three-level townhome in the desirable Seven Oaks community. This spacious 3-bedroom, 2-bath residence offers a functional layout with bright living spaces. This home comes complete with two assigned parking spaces, a storage shed, convenient laundry, and a spacious private primary suite with walk in closet. Located just minutes from Fort Meade (NSA and major defense contractors), the property promotes a strong rental market, while easy access to MD-32, I-95, and Route 170 ensures quick commutes to Baltimore, Washington D. C. , and Annapolis. The HOA provides access to a community pool and recreational facilities that boost

Key facts

• $95 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee of approximately $95.47; HOA covers snow removal; Community amenities include basketball courts, clubhouse, common grounds, community center, exercise room, outdoor pool, swimming pool, and tennis courts

Exterior

• Parking: Two total garage and parking spaces; Two parking lot spaces
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Built (year per assessor); Vinyl siding; Slab foundation; Above grade and below grade structures
• Exterior features: Community outdoor pool; Parking lot

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: Two full bathrooms (one on the first upper level, one on the second upper level)
• Heating & cooling: Heat pump(s) heating; Electric cooling; Natural gas heating fuel; Electric hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $77 ($929/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 $277k (7.4% below list).
• Recommended offer: $277k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% in Odenton — 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 70/100 on livability (#161 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute 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.
• Market conditions: Rents rising (+2.0%/yr); 157 active listings in the ZIP; 38 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,865 (7.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (median comp): $378,695
• List price: $299,000
• Delta: -21.04%
• 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
2006 Ripley Point Ct	0.05mi	3/2.5	1,560 (-1%)	2mo	$385,000	$247	95
300 Roff Point Dr	0.06mi	3/2.0	1,572 (0%)	3mo	$405,000	$258	92
325 Assembly Point Ct	0.01mi	3/2.0	1,612 (+2%)	1mo	$405,000	$251	92
2002 Bell Point Ct	0.03mi	3/2.0	1,612 (+2%)	0mo	$385,000	$239	92
302 Assembly Point Ct	0.04mi	3/2.5	1,500 (-5%)	3mo	$377,000	$251	88
2014 Crosbyside Ct	0.11mi	3/2.5	1,609 (+2%)	4mo	$379,000	$236	87
2529 Briar Ridge Ln #2529	0.24mi	3/2.0	1,595 (+2%)	1mo	$395,000	$248	84
1945 Camelia Ct	0.31mi	3/2.5	1,612 (+2%)	2mo	$388,000	$241	80
1976 Camelia Ct	0.32mi	3/2.5	1,704 (+8%)	3mo	$415,000	$244	69
220 Arcadia Shores Cir	0.41mi	3/3.0	1,674 (+6%)	2mo	$409,000	$244	67
346 Chessington Dr	0.63mi	3/2.5	1,536 (-2%)	1mo	$417,000	$271	66
163 Langdon Farm Cir	0.32mi	3/3.0	1,720 (+9%)	4mo	$405,000	$235	65

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-46,267
• Equity at exit: $44,582

10-year hold

• IRR: -9.1%
• Equity multiple: 0.46×
• Total profit: $-44,972
• Equity at exit: $25,852

Cash invested: $83,720 (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 21113

• Home prices YoY: -24.3%
• Rents YoY: 2.0%
• Active inventory: 157
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,769 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$322 /mo · $3,867/yr
• Insurance: −$125
• HOA: −$95
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $77

Break-even live

Break-even rent $2,671

Max offer price $299,000

Occupancy floor 92%

Sensitivity live

Price	-10% $247	-5% $162	+0% $77	+5% $-7	+10% $-92
Rent	-10% $-141	-5% $-32	+0% $77	+5% $187	+10% $296
Rate	-1.0pp $228	-0.5pp $153	base $77	+0.5pp $0	+1.0pp $-79

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Assembly Point Ct Odenton, MD	3.0	2.0	1672	$2,700	$1.61	25d	1	0.01mi
2014 Crosbyside Ct Odenton, MD	3.0	2.5	1609	$2,700	$1.68	45d	1	0.09mi
315 Eagles Landing Ct Odenton, MD	2.0	2.0	1156	$2,250	$1.95	45d	1	0.10mi
300 Gatehouse Ln Odenton, MD	1.0–3.0	1.0–3.0	1045	$2,699	$2.58	0d	46	0.16mi
231 Kirbys Landing Ct Odenton, MD	3.0	2.5	1716	$2,699	$1.57	45d	1	0.16mi
2027 Odens Station Ln Odenton, MD	1.0–3.0	1.0–2.0	1035	$3,015	$2.91	0d	51	0.19mi
1934 Hackberry Ct Odenton, MD	3.0	2.5	1612	$2,700	$1.67	25d	1	0.24mi
1934 Palonia Ct Odenton, MD	3.0	2.5	1612	$2,295	$1.42	25d	1	0.29mi
217 Miles River Ct Odenton, MD	3.0	3.5	1966	$2,850	$1.45	15d	1	0.32mi
229 Miles River Ct Odenton, MD	3.0	3.0	1952	$2,795	$1.43	6d	1	0.32mi
185 Hidden Hill Cir Odenton, MD	3.0	2.5	1966	$2,700	$1.37	45d	1	0.38mi
2005 Town Center Blvd Odenton, MD	1.0–2.0	1.0–2.0	848	$3,075	$3.63	0d	18	0.38mi
2008 Thornbrook Way Odenton, MD	3.0	2.5	2120	$3,150	$1.49	12d	1	0.41mi
251 Saint Michaels Cir Odenton, MD	4.0	3.5	2194	$3,100	$1.41	5d	1	0.43mi
1806 Kellington Ct Odenton, MD	3.0	2.5	2184	$3,250	$1.49	14d	1	0.50mi
2128 Colonel Way Odenton, MD	3.0	4.0	1904	$2,995	$1.57	25d	1	0.55mi
178 Goldsborough Dr Odenton, MD	3.0	2.5	1672	$2,850	$1.70	25d	1	0.60mi
386 Chessington Dr Odenton, MD	3.0	2.5	1683	$3,095	$1.84	0d	1	0.65mi
2251 Commissary Cir Odenton, MD	3.0	2.5	1780	$3,250	$1.83	25d	1	0.76mi
1415 Duckens St Odenton, MD	1.0–2.0	1.0–2.0	1021	$2,490	$2.44	0d	11	0.79mi
2207 Commissary Cir Odenton, MD	4.0	3.5	2000	$2,850	$1.43	45d	1	0.80mi
188 Pinecove Ave Odenton, MD	4.0	2.5	1812	$2,600	$1.43	0d	1	0.81mi
2202 Commissary Cir #208 Odenton, MD	3.0	2.5	1736	$2,800	$1.61	19d	1	0.83mi
1817 Oriole Ct Severn, MD	4.0	2.5	1740	$2,800	$1.61	45d	1	0.88mi
1805 Sparrow Ct Severn, MD	4.0	2.5	1540	$3,200	$2.08	45d	1	0.95mi
8595 Pioneer Dr Severn, MD	3.0	1.0	1068	$1,950	$1.83	45d	1	1.11mi
8302 Black Harrier Ln Severn, MD	4.0	3.0	2212	$4,000	$1.81	45d	1	1.12mi
8313 Telegraph Rd Odenton, MD	1.0–2.0	1.0–2.0	995	$2,798	$2.81	0d	15	1.13mi
8567 Pioneer Dr Severn, MD	3.0	1.0	1068	$2,050	$1.92	45d	1	1.14mi
8429 Pioneer Dr Severn, MD	3.0	2.0	1068	$2,150	$2.01	45d	1	1.21mi
8401 Pioneer Dr Severn, MD	3.0	1.5	1068	$1,895	$1.77	0d	1	1.21mi
1833 Richfield Dr Severn, MD	3.0	1.0	1125	$1,808	$1.61	0d	8	1.23mi
1839 Arwell Ct Severn, MD	3.0	1.0	1054	$2,500	$2.37	25d	1	1.30mi
1807 Arwell Ct Severn, MD	3.0	1.0	1068	$1,900	$1.78	16d	1	1.32mi
8317 Severn Orchard Cir Severn, MD	1.0–3.0	1.0	897	$2,024	$2.26	0d	81	1.34mi
2965 2nd Army Dr Fort Meade, MD	2.0–4.0	1.5–2.5	1407	$2,888	$2.05	45d	1	1.46mi
661 Realm Ct W Odenton, MD	2.0	2.5	1490	$2,250	$1.51	25d	1	1.46mi
659 Realm Ct W Odenton, MD	3.0	1.5	1600	$2,400	$1.50	25d	1	1.46mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: poolparking

Listing history 3 events

1. 2026-05-18
   status Pending 1017-char remark
2. 2026-05-14
   listed $299,000 Active 1017-char remark
3. 2026-05-07
   historical $299,000 1017-char remark

ⓘ 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: $3,867 · $322/mo
• Projected year-2 tax: $3,867 · $322/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,224
• − Mortgage interest: −$16,749
• − Property taxes: −$3,867
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,658
• − Management: −$2,658
• − HOA: −$1,140
• − Depreciation: −$8,698
• Taxable loss: −$4,041
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $1,898/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 — Odenton

• Score: 70/100
• State rank: #161
• US rank: #7349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Odenton, MD
• County: Anne Arundel County · 535,653 people
• City population: 36,705
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 36,705
• Household income: $125,639
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1190.0

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 0.68)
• Race & ethnicity: White 46% Black 29% Two or more races 11% Hispanic / Latino 11% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -87.76%
• Current HPI: 273.3267
• Rent YoY: ▲ 1.98%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-14 Listed $299,000 BRIGHT MLS
• 2026-05-07 Coming Soon $299,000 BRIGHT MLS

Property tax history

+6.6%/yr

Latest (2025): $3,867 · +6.2% YoY. Source: county tax records.