169 Roland Rd · Riviera Beach, MD 21122

$429,999

5 bd · 1.5 ba · 2,020 sqft · SingleFamily public records · 10 Days on market

Built 1979 6,250 sqft lot Est $503k · 15% under

---

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 +25.5/30.0
• ARV discount +14.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• 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

YOU'LL LOVE THE LOCATION OF THIS HOME. .. WALK TO COMMUNITY WATER PRIV. & RAMP OR ENJOY SUMMER IN YOUR IN-GROUND POOL. .. NEWLY RE-MODELED BATHS * FRESHLY PAINTED & NEW KITCHEN FLOOR. .. HARDWOOD FLOORING ON MAIN LEVEL & WALK OUT THE DINING RM & ENJOY THE DECK. .. FINISHED LOWER LEVEL W/ FAM RM & BRICK FIREPLACE W/ NEW BERBER CARPET. .. POSS DEN OR FUTURE 4TH BED. ..

Key facts

• Backyard retreat
• Two full kitchens
• 6,250 sq ft lot

Tags

• TWO FULL KITCHENS
• BACKYARD RETREAT
• IN-GROUND SWIMMING POOL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Combination brick and other materials construction
• Construction: Combination and brick construction; Other foundation; Above-grade and below-grade structures noted
• Exterior features: Fully fenced yard; Deck(s); Personal in-ground pool; Water access to Stoney Creek with canoe/kayak access, fishing and swimming allowed; Shed (outbuilding)

Interior

• Kitchen: Refrigerator; Stove; Microwave; Dishwasher
• Bedrooms: Two main-level bedrooms; Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels); One half 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 with combined dining and living area; Second kitchen; One fireplace
• Laundry & utility: Upper-floor laundry area; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $430k).
• Cap rate 9.1% vs local median 5.7% in Riviera Beach — 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 (#280 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D, cost of living D, schools D-.
• 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; 2 comparable units currently listed for rent nearby; high-income renter base; 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).
• This rent runs 45% of the median local income ($128k/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 $13k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $243k; list at $430k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $429,999

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.10% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $502,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Meadow Rd	0.08mi	4/2.5 (-1)	2,130 (+5%)	8mo	$508,000	$238	71
233 Kenwood Rd	0.34mi	6/3.0 (+1)	2,009 (-0%)	3mo	$545,000	$271	69
8437 Bay Dr	0.20mi	4/2.0 (-1)	2,110 (+4%)	9mo	$463,000	$219	69
161 Roland Rd	0.04mi	4/2.0 (-1)	1,787 (-12%)	7mo	$445,000	$249	66
182 Lake Rd	0.42mi	4/2.0 (-1)	2,160 (+7%)	0mo	$470,000	$218	61
139 Dale Rd	0.26mi	4/2.5 (-1)	2,200 (+9%)	7mo	$593,000	$270	58
234 Kenwood Rd	0.34mi	4/3.5 (-1)	2,100 (+4%)	9mo	$525,000	$250	57
235 Meadow Rd	0.33mi	4/3.0 (-1)	2,193 (+9%)	4mo	$464,900	$212	56
8527 Main Ave	0.39mi	4/3.5 (-1)	1,928 (-5%)	9mo	$570,000	$296	54
234 Arundel Rd	0.57mi	4/2.0 (-1)	1,860 (-8%)	6mo	$420,000	$226	48
402 Greenland Beach Rd	0.71mi	4/2.0 (-1)	1,775 (-12%)	2mo	$690,000	$389	38
7910 W End Dr	0.67mi	4/2.0 (-1)	1,740 (-14%)	9mo	$419,000	$241	31

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-16,689
• Equity at exit: $64,114

10-year hold

• IRR: 3.3%
• Equity multiple: 1.22×
• Total profit: $26,008
• Equity at exit: $37,178

Cash invested: $120,400 (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 21122

• Rents YoY: 0.8%
• Active inventory: 254
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,733 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$308 /mo · $3,695/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$994
• Net cashflow: $997

Break-even live

Break-even rent $3,471

Max offer price $429,999

Occupancy floor 74%

Sensitivity live

Price	-10% $1,240	-5% $1,119	+0% $997	+5% $875	+10% $753
Rent	-10% $623	-5% $810	+0% $997	+5% $1,184	+10% $1,371
Rate	-1.0pp $1,213	-0.5pp $1,106	base $997	+0.5pp $885	+1.0pp $772

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Glen Rd Pasadena, MD	5.0	3.0	1510	$4,999	$3.31	45d	1	0.28mi
950 Nabbs Creek Rd Glen Burnie, MD	4.0	3.5	1752	$6,500	$3.71	25d	1	1.27mi

Listing history 7 events

1. 2026-06-21
   days on market $429,999 Active 10 DOM
2. 2026-06-18
   days on market $429,999 Active 7 DOM
3. 2026-06-17
   days on market $429,999 Active 6 DOM
4. 2026-06-16
   days on market $429,999 Active 5 DOM
5. 2026-06-15
   days on market $429,999 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $429,999 Active 2 DOM

ⓘ 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: $3,695 · $308/mo
• Projected year-2 tax: $4,191 · $349/mo
• Expected delta: +$496/yr (+$41/mo · 13.4%)

ⓘ 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 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,794
• − Mortgage interest: −$24,087
• − Property taxes: −$3,695
• − Insurance: −$2,150
• − Repairs & maintenance: −$4,543
• − Management: −$4,543
• − Depreciation: −$12,509
• Taxable income: $5,266
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $10,699/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 — Riviera Beach

• Score: 64/100
• State rank: #280
• US rank: #14429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riviera Beach, MD
• County: Anne Arundel County · 535,653 people
• 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

+72.1% since first listed

12 events — show timeline

• 2026-06-12 Listed $429,999 BRIGHT MLS
• 2026-06-10 Coming Soon $429,999 BRIGHT MLS
• 2013-06-11 Sold (Public Records) $243,000 Public Records
• 2013-05-31 Delisted — MRIS
• 2013-05-31 Sold (MLS) $243,000 BRIGHT MLS
• 2013-05-31 Sold (MLS) $243,000 MRIS
• 2013-05-07 Pending — MRIS
• 2013-05-06 Listing Removed — BRIGHT MLS
• 2012-10-09 Price Changed $249,900 MRIS
• 2012-08-27 Price Changed $259,900 MRIS
• 2012-08-14 Listed $265,000 MRIS
• 2012-08-13 Listed $249,900 BRIGHT MLS

Property tax history

+5.5%/yr

Latest (2025): $3,695 · +2.2% YoY. Source: county tax records.