8087 Keeton · Ilchester, MD 21075

$154,900

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 219 Days on market

Built 2007 Fair condition $86/sqft · 69% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED to SALE !!. Welcome to your next home in a prime location! This spacious 3 bed, 2 bath all-electric home offers approx. 1,800 sq ft of comfortable living in desirable Howard County, known for its top-rated schools. Just minutes from I-95, you're perfectly situated between Baltimore and Washington DC, with easy access to Costco, Weis, Lowe’s, Home Depot, Columbia Crossing, Arundel Mills, and more. Located on a private corner lot, this home features an open floor plan with clear views from the kitchen to the dining room, DOUBLE living room, and all three bedrooms—ideal for staying connected with family. The kitchen includes a large double-door fridge with ice maker, electri

Key facts

• 2 parking spots
• Built 2007
• Listed 218 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.8% in Ilchester — 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 64/100 on livability (#269 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools D+, amenities F, commute 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; 129 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($136k) 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.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.00% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.07%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $499,095
• List price: $154,900
• Delta: -68.96%
• 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
8020 Glasgow Ave	0.17mi	3/2.0	1,792 (0%)	7mo	$106,900	$60	86
7875 Butterfield Dr	0.15mi	4/2.0 (+1)	1,756 (-2%)	3mo	$320,000	$182	82
8012 Roland Ct SW	0.35mi	4/3.0 (+1)	1,772 (-1%)	10mo	$580,000	$327	64
7862 Butterfield Dr	0.19mi	3/2.0	1,560 (-13%)	16mo	$470,000	$301	57
6518 Vert Dr	0.33mi	3/2.0	2,016 (+12%)	11mo	$87,000	$43	55
7562 Merrymaker Way	0.62mi	3/2.5	1,796 (+0%)	19mo	$465,000	$259	53
6368 Woodland Forest Dr	0.61mi	4/3.5 (+1)	1,816 (+1%)	14mo	$525,000	$289	47
6438 Old Highgate Dr	0.66mi	3/2.5	1,680 (-6%)	16mo	$420,000	$250	43
6371 Woodland Forest Dr	0.63mi	3/2.5	1,636 (-9%)	14mo	$530,000	$324	42
6432 Woodland Forest Dr	0.68mi	3/3.0	1,560 (-13%)	3mo	$470,000	$301	40
6432 Sedgwick St	0.73mi	3/3.0	2,023 (+13%)	11mo	$518,000	$256	31
8117 Woodloo Dr	0.71mi	4/3.5 (+1)	1,984 (+11%)	12mo	$470,000	$237	28

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 · 0.8% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.29×
• Total profit: $55,883
• Equity at exit: $23,096

10-year hold

• IRR: 37.5%
• Equity multiple: 4.12×
• Total profit: $135,370
• Equity at exit: $13,393

Cash invested: $43,372 (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 21075

• Home prices YoY: -30.6%
• Rents YoY: 0.8%
• Active inventory: 129
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,097 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $1,376

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,483	-5% $1,430	+0% $1,376	+5% $1,323	+10% $1,269
Rent	-10% $1,131	-5% $1,254	+0% $1,376	+5% $1,498	+10% $1,621
Rate	-1.0pp $1,454	-0.5pp $1,416	base $1,376	+0.5pp $1,336	+1.0pp $1,295

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6731 Old Waterloo Rd Elkridge, MD	1.0–3.0	1.0–2.0	1025	$2,583	$2.52	3d	62	0.36mi
8110 Casey Ct Elkridge, MD	4.0	3.5	1920	$3,204	$1.67	45d	1	0.40mi
8894 Purple Iris Ln Elkridge, MD	4.0	3.5	2592	$3,500	$1.35	16d	1	0.73mi
7112 Silverleaf Oak Rd #169 Elkridge, MD	3.0	2.5	1952	$2,850	$1.46	5d	1	0.74mi
7123 Silverleaf Oak Rd #220 Elkridge, MD	2.0	2.5	1944	$3,000	$1.54	19d	1	0.76mi
8016 Blue Stream Dr Elkridge, MD	3.0	3.5	2420	$3,600	$1.49	16d	1	0.86mi
8001 Alchemy Way Elkridge, MD	4.0	3.5	2251	$3,500	$1.55	25d	1	0.92mi
7324 Willow Glen Way Elkridge, MD	4.0	3.5	1999	$3,250	$1.63	19d	1	0.93mi
7660 Bluff Point Ln Elkridge, MD	2.0	2.0	1904	$2,800	$1.47	5d	1	0.95mi
7642 Bluff Point Ln Elkridge, MD	3.0	2.5	1534	$2,990	$1.95	45d	1	0.96mi
7642 Bluff Point Ln Elkridge, MD	3.0	3.0	1534	$2,750	$1.79	21d	1	0.96mi
7201 Old Friendship Way Elkridge, MD	3.0	2.5	1468	$3,500	$2.38	45d	1	0.97mi
7807 Edmunds Way Elkridge, MD	3.0	2.5	1790	$2,900	$1.62	45d	1	0.99mi
7730 Dagny Way Elkridge, MD	3.0	2.5	2392	$3,295	$1.38	4d	1	1.00mi
7726 Dagny Way Elkridge, MD	4.0	3.5	2376	$3,500	$1.47	21d	1	1.00mi
6081 Otterbein Ln Ellicott City, MD	1.0–3.0	1.0–2.0	1066	$3,426	$3.21	3d	32	1.02mi
7932 Pettigrew St Elkridge, MD	4.0	3.5	2000	$3,400	$1.70	45d	1	1.03mi
7821 Taggart Ct Elkridge, MD	4.0	3.5	2400	$3,500	$1.46	5d	1	1.05mi
7810 Quidditch Ln Elkridge, MD	4.0	3.5	2018	$3,500	$1.73	45d	1	1.07mi
7118 Penny Ln Elkridge, MD	3.0	3.0	1424	$2,900	$2.04	45d	1	1.11mi
6223 Wild Swan Way Columbia, MD	3.0	2.0	1387	$2,600	$1.87	45d	1	1.13mi
7691 Mandrake Ct Elkridge, MD	1.0–2.0	1.0–2.0	1131	$3,399	$3.01	3d	24	1.14mi
7212 Yesterday Ln Elkridge, MD	3.0	3.5	1960	$3,200	$1.63	17d	1	1.18mi
7511 Garcia Pl Elkridge, MD	3.0	2.5	1734	$2,995	$1.73	23d	1	1.18mi
7449 Singers Way Elkridge, MD	4.0	3.5	2140	$3,400	$1.59	19d	1	1.19mi
7473 Singers Way Elkridge, MD	4.0	3.5	1960	$3,200	$1.63	21d	1	1.19mi
7435 Singers Way Elkridge, MD	3.0	2.5	1960	$2,995	$1.53	23d	1	1.21mi
7549 Hearthside Way Elkridge, MD	3.0	2.5	1780	$3,000	$1.69	25d	1	1.24mi
7543 Hearthside Way Elkridge, MD	3.0	2.5	1780	$3,195	$1.79	23d	1	1.24mi
8371 Silver Trumpet Dr Columbia, MD	2.0	2.5	1426	$2,800	$1.96	45d	1	1.31mi
6135 Honeycomb Gate Columbia, MD	4.0	3.5	2280	$3,000	$1.32	13d	1	1.40mi
5931 Autumn Spell Elkridge, MD	3.0	2.5	1974	$3,000	$1.52	45d	1	1.45mi
7952 Brightlight Pl Ellicott City, MD	3.0	2.5	1594	$2,900	$1.82	16d	1	1.49mi
7000 Barnett Ln Elkridge, MD	3.0	2.5	2096	$3,525	$1.68	4d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $154,900 Active 219 DOM
2. 2026-06-18
   days on market $154,900 Active 216 DOM
3. 2026-06-17
   days on market $154,900 Active 215 DOM
4. 2026-06-16
   days on market $154,900 Active 214 DOM
5. 2026-06-15
   days on market $154,900 Active 213 DOM
6. 2026-06-13
   days on market $154,900 Active 211 DOM
7. 2026-06-09
   days on market $154,900 Active 207 DOM
8. 2026-06-08
   days on market $154,900 Active 206 DOM
9. 2026-06-07
   days on market $154,900 Active 205 DOM
10. 2026-06-04
    days on market $154,900 Active 202 DOM
11. 2026-06-03
    days on market $154,900 Active 201 DOM
12. 2026-06-02
    days on market $154,900 Active 200 DOM
13. 2026-06-01
    days on market $154,900 Active 199 DOM
14. 2026-05-31
    days on market $154,900 Active 198 DOM
15. 2026-01-12
    status Active
16. 2025-12-15
    historical
17. 2025-10-17
    listed $154,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $37,163
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,973
• − Management: −$2,973
• − Depreciation: −$4,506
• Taxable income: $14,936
• Est. tax owed @ 24.0%: −$3,585
• After-tax cash flow: $12,929/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Painting, flooring replacement, and kitchen and bathroom updates are recommended.

Repairs flagged

• Major Paint — Significant chipping and wear in the living room.
• Major Flooring — Significant wear and tear in the living room and kitchen.
• Major Kitchen cabinets — Significant wear and tear in the kitchen.
• Major Bathroom vanity — Significant wear and tear in the bathroom.
• Major HVAC ductwork — Significant wear and tear in the HVAC ductwork.
• Major Exterior siding — Significant discoloration and wear in the exterior siding.

Value-add opportunities

• Both Painting and repainting — Fresh paint can significantly improve the home's curb appeal and interior aesthetics.
• Both Flooring replacement — Replacing worn-out flooring can improve the home's value and functionality.
• Both Kitchen cabinet replacement — Replacing worn-out kitchen cabinets can improve the home's functionality and aesthetics.
• Both Bathroom vanity replacement — Replacing worn-out bathroom vanities can improve the home's functionality and aesthetics.
• Both HVAC ductwork replacement — Replacing worn-out HVAC ductwork can improve the home's functionality and energy efficiency.
• Both Exterior siding replacement — Replacing worn-out exterior siding can improve the home's curb appeal and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Significant chipping and wear in the living room.	Major	$15,000–50,000
Flooring · Significant wear and tear in the living room and kitchen.	Major	$15,000–50,000
Kitchen cabinets · Significant wear and tear in the kitchen.	Major	$15,000–50,000
Bathroom vanity · Significant wear and tear in the bathroom.	Major	$15,000–50,000
HVAC ductwork · Significant wear and tear in the HVAC ductwork.	Major	$15,000–50,000
Exterior siding · Significant discoloration and wear in the exterior siding.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and repainting — Fresh paint can significantly improve the home's curb appeal and interior aesthetics. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the home's value and functionality. ↑
• Both Kitchen cabinet replacement — Replacing worn-out kitchen cabinets can improve the home's functionality and aesthetics. ↑
• Both Bathroom vanity replacement — Replacing worn-out bathroom vanities can improve the home's functionality and aesthetics. ↑
• Both HVAC ductwork replacement — Replacing worn-out HVAC ductwork can improve the home's functionality and energy efficiency. ↑
• Both Exterior siding replacement — Replacing worn-out exterior siding can improve the home's curb appeal and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Ilchester

• Score: 64/100
• State rank: #269
• US rank: #13652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ilchester, MD
• County: Howard County · 282,651 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 37,363
• Household income: $135,303
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1346.0

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 0.73)
• Race & ethnicity: White 39% Black 26% Asian 20% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 7% Other Indo-European 5% Other Asian/Pacific 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: ▼ -117.78%
• Current HPI: 267.5936
• Rent YoY: ▲ 0.80%
• 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

3 events — show timeline

• 2026-01-12 Relisted — BRIGHT MLS
• 2025-12-15 Listing Removed — BRIGHT MLS
• 2025-10-17 Listed $154,900 BRIGHT MLS