995 9th St · Pasadena, MD 21122

$300,000

3 bd · 2.0 ba · 1,110 sqft · SingleFamily public records · 50 Days on market

Built 1951 10,000 sqft lot $270/sqft · 25% below area Est $398k · 25% under

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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).

• Cash flow +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A MUST SEE situated on a beautiful lot at the end of the street! . This quaint cape cod could use some updating but in very livable condition. Nice double lot. Perfect stater home. FFA. Shed sold is "As-Is"

Key facts

• 0.23 acre lot
• Built 1951
• Listed 50 days

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Circular driveway; Asphalt driveway; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; One or more upper levels; Entry level includes a bedroom; Living area based on assessor records
• Construction: Stucco exterior; Block foundation; Fiberglass roof; Built year per assessor
• Exterior features: Detached property; Shed on the property; No tidal water

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level; One bedroom on the first upper level; Includes a master bedroom and an in-law/au pair suite
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Forced air heating (oil); Ceiling fans; Window air conditioning units (electric)
• Interior features: Dining area; Kitchen with table space; Entry-level bedroom; Basement (unfinished/other)
• Laundry & utility: Washer/dryer hookups only; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/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 $267k (11.1% below list).
• Recommended offer: $267k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% in Pasadena — 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 75/100 on livability (#100 in MD, #3,887 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A-; Watch: crime D+, amenities F, cost of living 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 flat; 254 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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

• It's been on market 50 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $300k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $266,822 (11.1% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (median comp): $397,989
• List price: $300,000
• Delta: -24.62%
• 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
969 10th St	0.15mi	3/3.0	1,096 (-1%)	1mo	$369,900	$338	86
7693 Oak Ln	0.25mi	2/2.0 (-1)	1,120 (+1%)	7mo	$352,225	$314	76
7745 Meadow Rd	0.13mi	4/2.0 (+1)	1,120 (+1%)	15mo	$477,000	$426	75
7704 Stoney Creek Dr	0.38mi	4/3.0 (+1)	1,108 (-0%)	12mo	$501,000	$452	63
762 208th St	0.62mi	3/1.0	1,080 (-3%)	2mo	$359,900	$333	61
969 Tidewater Rd	0.29mi	3/2.0	1,247 (+12%)	6mo	$449,900	$361	61
776 203rd St	0.59mi	3/2.0	1,178 (+6%)	5mo	$355,000	$301	58
757 209th St	0.66mi	4/2.5 (+1)	1,080 (-3%)	1mo	$400,000	$370	57
723 207th St	0.73mi	3/1.0	1,040 (-6%)	1mo	$399,999	$385	51
7861 Red Lion Way	0.69mi	2/1.5 (-1)	1,066 (-4%)	6mo	$399,900	$375	50
753 210th St	0.69mi	4/3.0 (+1)	1,044 (-6%)	1mo	$470,000	$450	48
7704 Edgewood Ave	0.56mi	2/1.0 (-1)	1,056 (-5%)	14mo	$490,000	$464	44

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-43,262
• Equity at exit: $44,731

10-year hold

• IRR: -10.0%
• Equity multiple: 0.45×
• Total profit: $-46,417
• Equity at exit: $25,939

Cash invested: $84,000 (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 21122

• Rents YoY: 0.8%
• Active inventory: 254
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,668 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $177

Break-even live

Break-even rent $2,444

Max offer price $300,000

Occupancy floor 88%

Sensitivity live

Price	-10% $347	-5% $262	+0% $177	+5% $92	+10% $7
Rent	-10% $-34	-5% $72	+0% $177	+5% $283	+10% $388
Rate	-1.0pp $328	-0.5pp $253	base $177	+0.5pp $99	+1.0pp $20

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 12th St Pasadena, MD	3.0	2.5	1100	$2,750	$2.50	44d	1	0.33mi
765 202nd St Pasadena, MD	3.0	1.0	1200	$2,300	$1.92	14d	1	0.65mi
959 Mount Desert Harbour Pasadena, MD	3.0	1.5	1400	$2,600	$1.86	24d	1	0.81mi
7707 Warsaw Ave Glen Burnie, MD	3.0	1.0	924	$2,400	$2.60	11d	1	0.82mi
3630 Saltwood Gln Pasadena, MD	2.0	2.0	960	$2,339	$2.44	3d	1	0.93mi
8036 Abbey Ct Unit J Pasadena, MD	2.0	1.0	924	$1,850	$2.00	11d	1	1.13mi
7810 East Rd Pasadena, MD	2.0	2.0	832	$2,500	$3.00	44d	1	1.15mi
3581 Brickwall Ln Pasadena, MD	3.0	1.0	1060	$2,200	$2.08	5d	1	1.30mi
212 Mulberry Ridge Ct Pasadena, MD	3.0	3.5	1335	$2,595	$1.94	5d	1	1.31mi

Listing history 24 events

1. 2026-06-18
   days on market $300,000 Active 50 DOM
2. 2026-06-17
   days on market $300,000 Active 49 DOM
3. 2026-06-16
   days on market $300,000 Active 48 DOM
4. 2026-06-15
   days on market $300,000 Active 47 DOM
5. 2026-06-13
   pricedays on market $300,000 Active 45 DOM
6. 2026-06-09
   days on market $335,000 Active 41 DOM
7. 2026-06-08
   days on market $335,000 Active 40 DOM
8. 2026-06-07
   days on market $335,000 Active 39 DOM
9. 2026-06-04
   days on market $335,000 Active 36 DOM
10. 2026-06-03
    days on market $335,000 Active 35 DOM
11. 2026-06-02
    days on market $335,000 Active 34 DOM
12. 2026-06-01
    days on market $335,000 Active 33 DOM
13. 2026-05-31
    days on market $335,000 Active 32 DOM
14. 2026-05-12
    price $335,000 1194-char remark
15. 2026-04-30
    listed $350,000 Active 1194-char remark
16. 2026-04-28
    historical $350,000 1194-char remark
17. 2012-10-02
    soldstatus $135,000
18. 2012-07-28
    soldstatus $135,000 Sold 216-char remark

    Show marketing remark (216 chars)

    A MUST SEE situated on a beautiful lot at the end of the street! . This quaint cape cod could use some updating but in very livable condition. Nice double lot. Perfect stater home. FFA. Shed sold is "As-Is"

19. 2012-07-28
    soldstatus $135,000

    Show marketing remark (216 chars)

    A MUST SEE situated on a beautiful lot at the end of the street! . This quaint cape cod could use some updating but in very livable condition. Nice double lot. Perfect stater home. FFA. Shed sold is "As-Is"

20. 2012-06-09
    status Contingent (No Kick Out) 216-char remark

    Show marketing remark (216 chars)

    A MUST SEE situated on a beautiful lot at the end of the street! . This quaint cape cod could use some updating but in very livable condition. Nice double lot. Perfect stater home. FFA. Shed sold is "As-Is"

21. 2012-06-09
    historical

    Show marketing remark (216 chars)

    A MUST SEE situated on a beautiful lot at the end of the street! . This quaint cape cod could use some updating but in very livable condition. Nice double lot. Perfect stater home. FFA. Shed sold is "As-Is"

22. 2012-05-08
    price $139,900 216-char remark

    Show marketing remark (216 chars)

    A MUST SEE situated on a beautiful lot at the end of the street! . This quaint cape cod could use some updating but in very livable condition. Nice double lot. Perfect stater home. FFA. Shed sold is "As-Is"

23. 2012-04-07
    listed $149,900 Active 216-char remark

    Show marketing remark (216 chars)

    A MUST SEE situated on a beautiful lot at the end of the street! . This quaint cape cod could use some updating but in very livable condition. Nice double lot. Perfect stater home. FFA. Shed sold is "As-Is"

24. 2012-04-07
    listed $139,900

    Show marketing remark (216 chars)

    A MUST SEE situated on a beautiful lot at the end of the street! . This quaint cape cod could use some updating but in very livable condition. Nice double lot. Perfect stater home. FFA. Shed sold is "As-Is"

ⓘ 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: $2,791 · $233/mo
• Projected year-2 tax: $3,030 · $253/mo
• Expected delta: +$240/yr (+$20/mo · 8.6%)

ⓘ 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 58% 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: $32,019
• − Mortgage interest: −$16,805
• − Property taxes: −$2,791
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − Depreciation: −$8,727
• Taxable loss: −$2,927
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $2,828/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 — Pasadena

• Score: 75/100
• State rank: #100
• US rank: #3887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasadena, MD
• County: Anne Arundel County · 535,653 people
• City population: 61,566
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 61,566
• Household income: $127,587
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 791.0

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 7% Black 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 0%

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: ▼ -401.00%
• Current HPI: 283.1566
• Rent YoY: ▲ 0.76%
• 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

+114.4% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $300,000 BRIGHT MLS
• 2026-05-12 Price Changed $335,000 BRIGHT MLS
• 2026-04-30 Listed $350,000 BRIGHT MLS
• 2026-04-28 Coming Soon $350,000 BRIGHT MLS
• 2012-10-02 Sold (Public Records) $135,000 Public Records
• 2012-07-28 Sold (MLS) $135,000 MRIS
• 2012-07-28 Sold (MLS) $135,000 BRIGHT MLS
• 2012-06-09 Pending — MRIS
• 2012-06-09 Listing Removed — BRIGHT MLS
• 2012-05-08 Price Changed $139,900 MRIS
• 2012-04-07 Listed $149,900 MRIS
• 2012-04-07 Listed $139,900 BRIGHT MLS

Property tax history

+4.7%/yr

Latest (2025): $2,791 · +3.2% YoY. Source: county tax records.