2918 Conne Mara Dr · Riva, MD 21035

$500,000

6 bd · 3.0 ba · 4,168 sqft · SingleFamily public records · 9 Days on market

Built 1980 1.09 ac lot $120/sqft · 48% below area Est $952k · 48% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * List price is the suggested starting offer. MULTIPLE OFFERS RECEIVED. OFFER DEADLINE 5/10/26 at 7:00 PM * * All interested buyers are encouraged to submit their highest and best offer along with proof of funds. Rare opportunity in highly desirable Davidsonville! Situated on a beautiful 1-acre lot, this expansive 4,200+ sq ft home offers incredible potential for renovation, expansion, and investment. 6 bedrooms and 4 full baths, on just two floors, this luxury estate is here for you to make your own. Property includes an unfinished basement and attached 2-car garage. Excellent lot, strong surrounding values, and significant upside after renovation. The property requires a full renovat

Key facts

• Unfinished basement
• 1 acre lot
• 1.09 acre lot

Tags

• 1 ACRE LOT
• UNFINISHED BASEMENT
• ATTACHED 2 CAR GARAGE
• CUSTOM HOME IN PRIME LOCATION

Property features AI

Finance

• Other: Building is not winterized; Ground rent paid annually; Pets allowed with no pet restrictions; Below-grade area (unfinished) exists

Exterior

• Parking: Attached 2-car garage with side entry, additional storage area and garage door opener; Concrete driveway with space for about 6 cars; Total of 8 garage/parking spaces
• Utilities: Private water supply; Septic system; No municipal trash service
• Home design: Detached property; Not in a federal flood zone; Fee simple ownership; Property condition requires major rehab
• Construction: Brick construction; Shingle roof; Block foundation; Year built (per assessor)
• Exterior features: Patio(s); Roof deck; Property backs to trees

Interior

• Kitchen: Kitchen island; Space for a table
• Bedrooms: Five bedrooms on the first upper level; One bedroom on the main level
• Flooring: Wood floors; Carpet
• Bathrooms: Three full bathrooms on the first upper level; One full bathroom on the main level; Four full bathrooms total
• Heating & cooling: Heat pump(s); Electric heating fuel; Electric cooling fuel; Cooling type: Other; Electric hot water
• Interior features: Attic; Soaking tub; Tub with shower; Ceiling fans; Dining area; Entry-level bedroom; Family room off the kitchen; Traditional floor plan; Formal separate dining room; Kitchen island; Kitchen table space; Water treatment system; Wood floors; Carpet
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $450k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $397k (20.7% below list).
• Recommended offer: $397k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.5% in Riva — 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 67/100 on livability (#214 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety 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.
• Zoned schools: Monarch Global Academy Pcs Laurel Campus (math 13% / reading 28%, grade F, #341 of 860 statewide, top 40%, 830 students, 53% FRL); Central Middle (math 20% / reading 53%, grade F, #37 of 225 statewide, top 17%, 1,299 students, 19% FRL); South River High (math 70% / reading 77%, grade B+, #30 of 222 statewide, top 14%, 1,649 students, 19% FRL).
• Zoned-school proficiency averages 44% at this address vs 28% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Anne Arundel County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 41 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $15k 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 9 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 $396,686 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.79% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 10.5

CMA / ARV

• ARV (median comp): $952,439
• List price: $500,000
• Delta: -47.50%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2918 Conne Mara Dr	0.00mi	6/4.0	4,168 (0%)	0mo	$690,000	$166	96

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-98,937
• Equity at exit: $74,552

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-109,123
• Equity at exit: $43,231

Cash invested: $140,000 (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 21035

• Home prices YoY: -30.7%
• Active inventory: 41
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,967 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$585 /mo · $7,023/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $-282

Break-even live

Break-even rent $4,324

Max offer price $450,211

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-140	+0% $-282	+5% $-423	+10% $-565
Rent	-10% $-595	-5% $-439	+0% $-282	+5% $-125	+10% $32
Rate	-1.0pp $-30	-0.5pp $-155	base $-282	+0.5pp $-411	+1.0pp $-543

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   status Pending 888-char remark
2. 2026-05-11
   historical 888-char remark
3. 2026-05-02
   listed $500,000 Active 888-char remark
4. 1979-09-27
   soldstatus $30,000

ⓘ 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: $7,023 · $585/mo
• Projected year-2 tax: $7,023 · $585/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $47,602
• − Mortgage interest: −$28,008
• − Property taxes: −$7,023
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,808
• − Management: −$3,808
• − Depreciation: −$14,545
• Taxable loss: −$12,091
• Est. tax savings @ 24.0%: +$2,902
• After-tax cash flow: $-480/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 — Riva

• Score: 67/100
• State rank: #214
• US rank: #10466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,231
• Population (ZIP): 7,787

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 7% Romanian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 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: ▼ -118.99%
• Current HPI: 268.918
• Rent YoY: —
• Metro: —
• 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

+2200.0% since first listed

5 events — show timeline

• 2026-06-15 Sold (MLS) $690,000 BRIGHT MLS
• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-11 Listing Removed — BRIGHT MLS
• 2026-05-02 Listed $500,000 BRIGHT MLS
• 1979-09-27 Sold (Public Records) $30,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $7,023 · +2.2% YoY. Source: county tax records.