8345 Brooktree St · Maryland City, MD 20724

$445,000

4 bd · 2.5 ba · 2,062 sqft · Townhouse public records · 9 Days on market

Built 1998 1,660 sqft lot Est $454k · at est. $103/mo HOA · 3% of rent

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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).

• Cash flow +10.0/30.0
• ARV discount +8.4/15.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

4 bedrooms, 2.5 bathrooms, one-car garage. Improvements include a new garage door opener (2024), new HVAC system (2022), water heater (2020), NEW ROOF (2017), along with luxury vinyl plank flooring, new carpeting in some areas, and modern light fixtures all added in recent years.

Key facts

• $103 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $445k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $397k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (25.3% below list).
• Recommended offer: $333k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.4% in Maryland City — 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 (#108 in MD, #4,306 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, schools D-, 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.
• Market conditions: Rents rising fast (+5.8%/yr); 128 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).
• This rent runs 34% of the median local income ($118k/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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $252k; list at $445k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $332,603 (25.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $453,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8345 Brooktree St	0.00mi	4/2.5	2,062 (0%)	1mo	$438,000	$212	99
8212 Brooktree St	0.18mi	4/3.5	2,180 (+6%)	1mo	$470,000	$216	77
3510 Carriage Walk Ln Unit 29-C	0.16mi	3/3.0 (-1)	2,177 (+6%)	4mo	$405,000	$186	73
8239 Brooktree St	0.11mi	3/2.5 (-1)	2,232 (+8%)	7mo	$372,750	$167	70
3138 Galaxy Way	0.39mi	3/3.5 (-1)	2,200 (+7%)	0mo	$485,000	$220	61
3045 Button Bush Ln	0.66mi	3/2.5 (-1)	1,992 (-3%)	2mo	$460,000	$231	57
8046 Pennington Dr	0.51mi	3/2.5 (-1)	1,940 (-6%)	5mo	$450,000	$232	57
8149 Shoal Creek Dr	0.71mi	3/2.5 (-1)	1,994 (-3%)	1mo	$410,000	$206	55
3231 Purple Leaf Ln	0.55mi	3/3.5 (-1)	1,936 (-6%)	2mo	$475,000	$245	53
3527 Marcey Creek Rd	0.46mi	3/2.5 (-1)	2,346 (+14%)	1mo	$467,000	$199	50
1602 Arrowwood Ln	0.75mi	3/3.0 (-1)	1,948 (-6%)	5mo	$580,730	$298	45
1148 Crested Wood Dr	0.74mi	3/3.0 (-1)	2,354 (+14%)	1mo	$671,895	$285	34

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 · 5.84% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.36×
• Total profit: $-79,606
• Equity at exit: $66,351

10-year hold

• IRR: -5.5%
• Equity multiple: 0.61×
• Total profit: $-49,207
• Equity at exit: $38,475

Cash invested: $124,600 (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 20724

• Home prices YoY: -1.1%
• Rents YoY: 5.8%
• Active inventory: 128
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,326 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$185
• HOA: −$103
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $-270

Break-even live

Break-even rent $3,668

Max offer price $397,260

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-144	+0% $-270	+5% $-396	+10% $-522
Rent	-10% $-533	-5% $-402	+0% $-270	+5% $-139	+10% $-7
Rate	-1.0pp $-46	-0.5pp $-157	base $-270	+0.5pp $-386	+1.0pp $-503

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8308 Lyndhurst St Laurel, MD	3.0	3.0	2402	$3,300	$1.37	45d	1	0.10mi
3418 Carriage Walk Ct Unit 9-A Laurel, MD	3.0	2.5	2186	$3,500	$1.60	45d	1	0.15mi
3406 Carriage Walk Ct Unit 3-A Laurel, MD	3.0	2.5	1612	$2,995	$1.86	25d	1	0.15mi
3511 Carriage Walk Ln Laurel, MD	3.0	3.0	2182	$2,875	$1.32	25d	1	0.19mi
8185 Scenic Meadow Dr Laurel, MD	1.0–3.0	1.0–2.0	1131	$2,875	$2.54	0d	1	0.27mi
7903 Orion Cir Laurel, MD	1.0–3.0	1.0–2.0	1277	$3,320	$2.60	0d	29	0.36mi
3553 Morning Star Pl Laurel, MD	3.0	2.5	1580	$3,000	$1.90	19d	1	0.36mi
8229 Shooting Star Ln Laurel, MD	4.0	3.5	2150	$3,375	$1.57	25d	1	0.42mi
8504 Mayaone St Laurel, MD	3.0	2.5	2164	$3,100	$1.43	6d	1	0.47mi
8615 Jacks Reef Rd Unit 3 Laurel, MD	3.0	2.0	2700	$3,400	$1.26	45d	1	0.59mi
1510 Bottlebrush Ln S Laurel, MD	3.0	3.5	1632	$3,050	$1.87	45d	1	0.77mi
3024 Beaver Creek Rd Laurel, MD	3.0	2.5	2160	$2,995	$1.39	45d	1	0.80mi
1309 Bracken Ln Laurel, MD	4.0	4.0	1948	$3,800	$1.95	45d	1	0.80mi
3507 Spring Rd Laurel, MD	3.0	3.0	2372	$3,000	$1.26	25d	1	0.86mi
3507 Spring Rd Laurel, MD	3.0	3.0	2372	$3,000	$1.26	6d	1	0.86mi
311 Hazel Alder Ln Laurel, MD	3.0	3.5	1593	$3,000	$1.88	25d	1	0.86mi
3101 Runnel Ln Laurel, MD	3.0	3.5	1505	$3,499	$2.32	3d	1	1.03mi
234 Mainstream Dr Laurel, MD	4.0	3.5	2036	$4,000	$1.96	45d	1	1.03mi
244 Mainstream Dr Laurel, MD	3.0	3.5	1592	$3,400	$2.14	45d	1	1.05mi
297 Freshet Ln Laurel, MD	3.0	3.5	1592	$2,995	$1.88	25d	1	1.06mi
207 Sweetbay Ln Laurel, MD	3.0	3.5	1752	$2,995	$1.71	0d	1	1.09mi
3397 Fountain Grn S Laurel, MD	3.0	2.5	1662	$2,700	$1.62	25d	1	1.23mi
3398 Cormorant Dr Laurel, MD	3.0	3.5	1632	$3,200	$1.96	45d	1	1.30mi
3485 Cormorant Dr Laurel, MD	3.0	3.5	1712	$3,199	$1.87	25d	1	1.32mi
3360 Watershed Blvd Laurel, MD	3.0	3.0	2192	$3,400	$1.55	45d	1	1.40mi

HOA detail

• Monthly dues: $103 · $1,236/yr
• Likely covers: water

Listing history 7 events

1. 2026-04-01
   status Pending
2. 2026-03-17
   historical Active Under Contract
3. 2026-03-12
   status Active
4. 2026-03-09
   historical Active Under Contract
5. 2026-03-04
   listed $445,000 Active
6. 2026-01-29
   historical $445,000
7. 1997-12-04
   soldstatus $252,000

ⓘ 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: $3,309 · $276/mo
• Projected year-2 tax: $4,080 · $340/mo
• Expected delta: +$771/yr (+$64/mo · 23.3%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,912
• − Mortgage interest: −$24,927
• − Property taxes: −$3,309
• − Insurance: −$2,225
• − Repairs & maintenance: −$3,193
• − Management: −$3,193
• − HOA: −$1,236
• − Depreciation: −$12,945
• Taxable loss: −$11,116
• Est. tax savings @ 24.0%: +$2,668
• After-tax cash flow: $-575/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 — Maryland City

• Score: 75/100
• State rank: #108
• US rank: #4306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryland City, MD
• County: Anne Arundel County · 535,653 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 19,369
• Household income: $118,115
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 614.0

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 0.69)
• Race & ethnicity: Black 43% Hispanic / Latino 24% White 24% Native American 8% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Jamaica, Philippines
• Languages at home: 69% English-only · Spanish 20% 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: ▼ -3.04%
• Current HPI: 269.7445
• Rent YoY: ▲ 5.84%
• 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

+76.6% since first listed

7 events — show timeline

• 2026-04-01 Pending — BRIGHT MLS
• 2026-03-17 Contingent — BRIGHT MLS
• 2026-03-12 Relisted — BRIGHT MLS
• 2026-03-09 Contingent — BRIGHT MLS
• 2026-03-04 Listed $445,000 BRIGHT MLS
• 2026-01-29 Coming Soon $445,000 BRIGHT MLS
• 1997-12-04 Sold (Public Records) $252,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,309 · +2.4% YoY. Source: county tax records.