10850 Green Mountain Cir #314 · Columbia, MD 21044

$155,000

1 bd · 1.0 ba · 746 sqft · Condo public records · 31 Days on market

Built 1967 $208/sqft · 59% below area $570/mo HOA · 28% 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).

• Cash flow +14.6/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPPORTUNITY HERE With a very nice 1 Bedroom 1 Bathroom Condo in a secured building with lots of parking. .. Gas stove. .. Lots of comfort with this unit and a balcony to lounge on. ..

Key facts

• Built 1967
• Listed 31 days

Property features AI

Finance

• HOA & community: Monthly condo fee of $570.74; HOA covers management, trash, water, heat, air conditioning, gas and electricity; Building amenities include elevator and laundry facilities; Other annual fees: $335.71

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service available
• Home design: Brick construction
• Construction: Brick exterior; Above-grade and below-grade structures present
• Exterior features: Balcony; Sidewalks; Street lights; Not in a federal flood zone

Interior

• Kitchen: Stainless steel appliances; Refrigerator; Dishwasher; Built-in microwave; Gas oven/range
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Open floor plan; Dining area; Recessed lighting; Tub with shower; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Laundry facilities in building (shared/common)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $37 ($446/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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.
• Current owner paid $131k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 6.3

CMA / ARV

• ARV (median comp): $377,441
• List price: $155,000
• Delta: -58.93%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.38×
• Total profit: $-27,037
• Equity at exit: $23,111

10-year hold

• IRR: -18.7%
• Equity multiple: 0.14×
• Total profit: $-37,254
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$813
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$65
• HOA: −$570
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $37

Break-even live

Break-even rent $2,001

Max offer price $155,000

Occupancy floor 93%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10101 Twin Rivers Rd Columbia, MD	3.0	1.0–2.0	1017	$2,639	$2.59	1d	35	0.47mi
10601 Gramercy Pl Columbia, MD	1.0–3.0	1.0–2.0	1043	$2,257	$2.16	2d	11	0.52mi
10000 Town Center Ave Columbia, MD	1.0–3.0	1.0–2.0	1014	$1,972	$1.94	2d	32	0.54mi
5980 Turnabout Ln Columbia, MD	1.0–3.0	1.0	950	$1,669	$1.76	2d	12	0.55mi
10201 Wincopin Cir Columbia, MD	1.0–2.0	1.0–2.0	953	$2,516	$2.64	2d	15	0.85mi
5351 Harpers Farm Rd Columbia, MD	1.0–3.0	1.0–2.0	957	$1,774	$1.85	2d	15	0.85mi
5482 Cedar Ln Unit B2 Columbia, MD	1.0	1.0	695	$1,650	$2.37	23d	1	0.96mi
10360 Swift Stream Pl Columbia, MD	1.0–3.0	1.0–2.0	1067	$2,106	$1.97	1d	18	0.99mi
5361 Brook Way Columbia, MD	1.0–5.0	1.0–2.5	1280	$1,695	$1.32	2d	32	1.05mi
6000 Merriweather Dr Columbia, MD	3.0	1.0–2.0	1034	$2,683	$2.59	2d	23	1.07mi
6200 Valencia Ln Columbia, MD	2.0	1.0–2.0	868	$2,824	$3.25	1d	29	1.15mi
12100 Little Patuxent Pkwy Columbia, MD	1.0–2.0	1.0	765	$1,617	$2.11	12d	1	1.48mi
9653 Whiteacre Rd Unit B3 Columbia, MD	1.0	1.0	734	$1,600	$2.18	2d	1	1.48mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-08
   statusdays on market $155,000 Pending 31 DOM
2. 2026-06-07
   days on market $155,000 Active 30 DOM
3. 2026-06-04
   days on market $155,000 Active 27 DOM
4. 2026-06-03
   days on market $155,000 Active 26 DOM
5. 2026-06-02
   days on market $155,000 Active 25 DOM
6. 2026-06-01
   days on market $155,000 Active 24 DOM
7. 2026-05-31
   days on market $155,000 Active 23 DOM
8. 2026-05-09
   listed $155,000 Active 1396-char remark
9. 2026-05-08
   historical $155,000 1396-char remark
10. 2022-07-01
    soldstatus $130,950
11. 2022-06-29
    soldstatus $130,950 Closed 183-char remark

    Show marketing remark (183 chars)

    OPPORTUNITY HERE With a very nice 1 Bedroom 1 Bathroom Condo in a secured building with lots of parking. .. Gas stove. .. Lots of comfort with this unit and a balcony to lounge on. ..

12. 2022-06-07
    historical Active Under Contract 183-char remark

    Show marketing remark (183 chars)

    OPPORTUNITY HERE With a very nice 1 Bedroom 1 Bathroom Condo in a secured building with lots of parking. .. Gas stove. .. Lots of comfort with this unit and a balcony to lounge on. ..

13. 2022-05-29
    listed $125,000 Active 183-char remark

    Show marketing remark (183 chars)

    OPPORTUNITY HERE With a very nice 1 Bedroom 1 Bathroom Condo in a secured building with lots of parking. .. Gas stove. .. Lots of comfort with this unit and a balcony to lounge on. ..

14. 2017-09-15
    soldstatus $99,000
15. 2017-09-14
    historical

    Show marketing remark (386 chars)

    STUNNING! Most updated unit in a secured, elevator building in Columbia! Condo fee includes ALL UTILITIES! Brand NEW heating and a/c, recessed lighting, refinished hw floors, fresh paint, granite kitchen w/ SS appliances, very spacious rooms, FULLY RENOVATED. Relax on the private balcony, minutes to Columbia Mall, or take a dip in the pool across the street! Schedule a showing today!

16. 2017-09-12
    soldstatus $99,000

    Show marketing remark (386 chars)

    STUNNING! Most updated unit in a secured, elevator building in Columbia! Condo fee includes ALL UTILITIES! Brand NEW heating and a/c, recessed lighting, refinished hw floors, fresh paint, granite kitchen w/ SS appliances, very spacious rooms, FULLY RENOVATED. Relax on the private balcony, minutes to Columbia Mall, or take a dip in the pool across the street! Schedule a showing today!

17. 2017-09-12
    soldstatus $99,000 Sold

    Show marketing remark (386 chars)

    STUNNING! Most updated unit in a secured, elevator building in Columbia! Condo fee includes ALL UTILITIES! Brand NEW heating and a/c, recessed lighting, refinished hw floors, fresh paint, granite kitchen w/ SS appliances, very spacious rooms, FULLY RENOVATED. Relax on the private balcony, minutes to Columbia Mall, or take a dip in the pool across the street! Schedule a showing today!

18. 2017-08-15
    status Contract
19. 2017-08-14
    historical Temporarily Off-Market
20. 2017-07-20
    listed $99,500 Active

    Show marketing remark (386 chars)

    STUNNING! Most updated unit in a secured, elevator building in Columbia! Condo fee includes ALL UTILITIES! Brand NEW heating and a/c, recessed lighting, refinished hw floors, fresh paint, granite kitchen w/ SS appliances, very spacious rooms, FULLY RENOVATED. Relax on the private balcony, minutes to Columbia Mall, or take a dip in the pool across the street! Schedule a showing today!

21. 2017-07-20
    listed $99,500

    Show marketing remark (386 chars)

    STUNNING! Most updated unit in a secured, elevator building in Columbia! Condo fee includes ALL UTILITIES! Brand NEW heating and a/c, recessed lighting, refinished hw floors, fresh paint, granite kitchen w/ SS appliances, very spacious rooms, FULLY RENOVATED. Relax on the private balcony, minutes to Columbia Mall, or take a dip in the pool across the street! Schedule a showing today!

22. 2016-11-17
    soldstatus $87,000
23. 2016-11-05
    historical
24. 2016-11-02
    soldstatus $87,000
25. 2016-11-02
    soldstatus $87,000 Sold
26. 2016-10-28
    soldstatus $40,000
27. 2016-10-14
    status Contingent (No Kick Out)
28. 2016-09-30
    listed $99,900 Active
29. 2016-09-30
    listed $99,900
30. 2015-03-23
    soldstatus $69,000
31. 2014-12-15
    soldstatus $69,000 Sold
32. 2014-12-15
    soldstatus $69,000
33. 2014-07-11
    historical
34. 2014-07-08
    status Contract
35. 2014-06-14
    historical Temporarily Off-Market
36. 2014-05-21
    listed $69,000 Active
37. 2014-05-21
    listed $69,000
38. 2007-08-08
    soldstatus $169,000
39. 2007-06-13
    soldstatus $169,000
40. 2007-05-09
    historical
41. 2007-04-04
    listed $179,900
42. 2005-08-11
    soldstatus $135,000
43. 2005-08-02
    soldstatus $135,000
44. 2005-07-01
    historical
45. 2005-06-29
    listed $119,900
46. 2003-11-12
    soldstatus $61,000
47. 1982-09-02
    soldstatus $41,310

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$43/yr (+$4/mo · 2.7%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $24,581
• − Mortgage interest: −$8,682
• − Property taxes: −$1,604
• − Insurance: −$775
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − HOA: −$6,840
• − Depreciation: −$4,509
• Taxable loss: −$1,762
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $869/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: 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

+275.2% since first listed

41 events — show timeline

• 2026-06-08 Pending — BRIGHT MLS
• 2026-05-09 Listed $155,000 BRIGHT MLS
• 2026-05-08 Coming Soon $155,000 BRIGHT MLS
• 2022-07-01 Sold (Public Records) $130,950 Public Records
• 2022-06-29 Sold (MLS) $130,950 BRIGHT MLS
• 2022-06-07 Contingent — BRIGHT MLS
• 2022-05-29 Listed $125,000 BRIGHT MLS
• 2017-09-15 Sold (Public Records) $99,000 Public Records
• 2017-09-14 Listing Removed — BRIGHT MLS
• 2017-09-12 Sold (MLS) $99,000 MRIS
• 2017-09-12 Sold (MLS) $99,000 BRIGHT MLS
• 2017-08-15 Pending — MRIS
• 2017-08-14 Delisted — MRIS
• 2017-07-20 Listed $99,500 MRIS
• 2017-07-20 Listed $99,500 BRIGHT MLS
• 2016-11-17 Sold (Public Records) $87,000 Public Records
• 2016-11-05 Listing Removed — BRIGHT MLS
• 2016-11-02 Sold (MLS) $87,000 MRIS
• 2016-11-02 Sold (MLS) $87,000 BRIGHT MLS
• 2016-10-28 Sold (Public Records) $40,000 Public Records
• 2016-10-14 Pending — MRIS
• 2016-09-30 Listed $99,900 MRIS
• 2016-09-30 Listed $99,900 BRIGHT MLS
• 2015-03-23 Sold (Public Records) $69,000 Public Records
• 2014-12-15 Sold (MLS) $69,000 MRIS
• 2014-12-15 Sold (MLS) $69,000 BRIGHT MLS
• 2014-07-11 Listing Removed — BRIGHT MLS
• 2014-07-08 Pending — MRIS
• 2014-06-14 Delisted — MRIS
• 2014-05-21 Listed $69,000 MRIS
• 2014-05-21 Listed $69,000 BRIGHT MLS
• 2007-08-08 Sold (Public Records) $169,000 Public Records
• 2007-06-13 Sold (MLS) $169,000 MRIS
• 2007-05-09 Delisted — MRIS
• 2007-04-04 Listed $179,900 MRIS
• 2005-08-11 Sold (Public Records) $135,000 Public Records
• 2005-08-02 Sold (MLS) $135,000 MRIS
• 2005-07-01 Delisted — MRIS
• 2005-06-29 Listed $119,900 MRIS
• 2003-11-12 Sold (Public Records) $61,000 Public Records
• 1982-09-02 Sold (Public Records) $41,310 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,604 · +13.7% YoY. Source: county tax records.