699 Winding Stream Way #102 · Odenton, MD 21113

$274,900

2 bd · 2.0 ba · 1,195 sqft · Condo public records · 2 Days on market

Built 1993 $308/mo HOA · 13% of rent

---

Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 699 Winding Stream Way #102 in Odenton, MD, where convenience truly meets comfort in this beautifully maintained main-level condo located in the highly desirable Piney Orchard community. This move-in ready 2-bedroom, 2-bath home features new LVP flooring throughout and a spacious open layout designed for easy living and entertaining. The window-lined dining area fills the open floorplan with natural light, creating a bright and inviting atmosphere. Perfectly positioned for commuters, this home is just minutes from NSA, Fort Meade, and BWI Airport, with quick access to Arundel Mills, Annapolis Junction, and major routes including I-95, 295, and 32.. .all within approximately 15 mi

Key facts

• $308 HOA
• Community pool
• Built 1993

Property features AI

Finance

• Other: Property manager present; Front foot fee of $300 paid annually; Accessibility: 36+ inch wide halls
• HOA & community: Monthly condo fee of $261 (includes exterior building maintenance, management, insurance, reserve funds, road maintenance, sewer, snow removal, water); HOA fee $565 annually; Professional off-site management; Community amenities include indoor and outdoor pools, tennis courts, exercise room, community center, party room, playgrounds, jog/walk path, and extra storage

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry level: 1; Building name: CHESTNUT GABLE; Pets allowed with breed restrictions
• Construction: Combination and brick construction
• Exterior features: Community indoor pool; Community outdoor pool; Common grounds; Jog/walk path; Tot lots/playground; Party room; Community center; Exercise room; Tennis courts; Extra storage; Above grade and below grade structures

Interior

• Kitchen: Built-in microwave; Electric oven/range; Dishwasher; Refrigerator; Freezer
• Bedrooms: 2 bedrooms on the main level; Rooms include: Master Bedroom, Bedroom 2, Bedroom 6
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms (including 2 full on main level)
• Heating & cooling: Heat pump(s); Central air (electric cooling); Electric hot water
• Interior features: Open floor plan with combination dining/living area; Formal dining room; Galley kitchen; Master bathroom; Walk-in closet(s); Tub shower; Walk-in shower
• Laundry & utility: Washer and dryer in unit; Washer in unit, Dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (14.0% below list).
• Recommended offer: $233k (15.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.9% in Odenton — 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 70/100 on livability (#161 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime 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: Piney Orchard Elementary (math 23% / reading 30%, grade F, #238 of 860 statewide, top 29%, 966 students, 18% FRL); Arundel Middle (math 17% / reading 50%, grade F, #53 of 225 statewide, top 24%, 1,286 students, 28% FRL); Arundel High (math 51% / reading 71%, grade C+, #65 of 222 statewide, top 31%, 1,617 students, 26% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 153 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $8k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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.

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 $233,060 (15.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.20×
• Total profit: $-61,871
• Equity at exit: $40,988

10-year hold

• IRR: -21.8%
• Equity multiple: -0.07×
• Total profit: $-82,300
• Equity at exit: $23,768

Cash invested: $76,972 (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 21113

• Home prices YoY: -24.3%
• Rents YoY: 2.0%
• Active inventory: 153
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$240 /mo · $2,883/yr
• Insurance: −$115
• HOA: −$308
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-237

Break-even live

Break-even rent $2,664

Max offer price $233,060

Occupancy floor —

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Orchard Overlook #203 Odenton, MD	2.0	2.0	1178	$2,400	$2.04	5d	1	0.06mi
700 Orchard Overlook #203 Odenton, MD	2.0	2.0	1178	$2,400	$2.04	3d	1	0.06mi
703 Orchard Overlook #301 Odenton, MD	2.0	2.0	1034	$2,195	$2.12	18d	1	0.06mi
2441 Blue Spring Ct #103 Odenton, MD	2.0	2.0	1195	$2,200	$1.84	18d	1	0.08mi
2452 Apple Blossom Ln #103 Odenton, MD	2.0	2.0	1197	$2,400	$2.01	18d	1	0.10mi
2600 Midway Branch Dr Odenton, MD	1.0–3.0	1.0–3.0	1178	$2,658	$2.26	2d	16	0.30mi
2404 Ash Grove Ln Odenton, MD	1.0–2.0	1.0–2.0	902	$2,430	$2.69	2d	17	0.35mi
8617 Willow Leaf Ln Odenton, MD	2.0	2.0	1422	$2,300	$1.62	4d	1	0.41mi
8629 Willow Leaf Ln Odenton, MD	2.0	2.0	1332	$2,395	$1.80	44d	1	0.41mi
701 Harvest Run Dr #101 Odenton, MD	2.0	2.0	1107	$2,200	$1.99	44d	1	0.41mi
2406 Forest Edge Ct #102 Odenton, MD	3.0	2.0	1263	$2,500	$1.98	24d	1	0.43mi
2408 Autumn Harvest Ct Odenton, MD	2.0	2.0	1199	$2,250	$1.88	18d	1	0.43mi
8745 Bright Meadow Ct Odenton, MD	3.0	2.5	1430	$2,650	$1.85	24d	1	0.51mi
800 Hydric Ct Odenton, MD	1.0–3.0	1.0–2.0	1026	$2,562	$2.50	5d	17	1.04mi
661 Realm Ct W Odenton, MD	2.0	2.5	1490	$2,250	$1.51	24d	1	1.31mi
2263 Misthaven Ln Gambrills, MD	3.0	2.0	1200	$2,595	$2.16	44d	1	1.40mi

HOA detail condo

• Monthly dues: $308 · $3,696/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-08
   status Pending 1148-char remark
2. 2026-05-07
   listed $274,900 Active 1148-char remark
3. 2026-05-06
   price $274,900 1148-char remark
4. 2026-04-30
   historical $280,000 1148-char remark
5. 2001-04-04
   soldstatus $105,000
6. 2001-02-28
   soldstatus $105,000
7. 2000-12-30
   historical
8. 2000-12-11
   listed $107,000

ⓘ 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: $2,883 · $240/mo
• Projected year-2 tax: $2,940 · $245/mo
• Expected delta: +$57/yr (+$5/mo · 2.0%)

ⓘ 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 3/10 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 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,368
• − Mortgage interest: −$15,399
• − Property taxes: −$2,883
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − HOA: −$3,696
• − Depreciation: −$7,997
• Taxable loss: −$7,520
• Est. tax savings @ 24.0%: +$1,805
• After-tax cash flow: $-1,037/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 — Odenton

• Score: 70/100
• State rank: #161
• US rank: #7349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Odenton, MD
• County: Anne Arundel County · 535,653 people
• City population: 36,705
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 36,705
• Household income: $125,639
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1190.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 46% Black 29% Two or more races 11% Hispanic / Latino 11% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -87.76%
• Current HPI: 273.3267
• Rent YoY: ▲ 1.98%
• 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

+161.7% since first listed

10 events — show timeline

• 2026-06-01 Sold (Public Records) $280,000 Public Records
• 2026-05-29 Sold (MLS) $280,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-07 Listed $274,900 BRIGHT MLS
• 2026-05-06 Price Changed $274,900 BRIGHT MLS
• 2026-04-30 Coming Soon $280,000 BRIGHT MLS
• 2001-04-04 Sold (Public Records) $105,000 Public Records
• 2001-02-28 Sold (MLS) $105,000 MRIS
• 2000-12-30 Delisted — MRIS
• 2000-12-11 Listed $107,000 MRIS

Property tax history

+6.0%/yr

Latest (2025): $2,883 · +5.8% YoY. Source: county tax records.