8850 Spiral Cut Unit M G 13 · Columbia, MD 21045

$179,900

2 bd · 1.0 ba · 938 sqft · Condo public records · 19 Days on market

Built 1975 $328/mo HOA · 17% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained condo in the heart of Columbia! This charming unit offers the perfect blend of comfort, convenience, and low-maintenance living. Featuring a bright and open layout, this home is filled with natural light and designed for both everyday living and entertaining. Enjoy a spacious living area, a well-appointed kitchen, and generously sized bedrooms. Step outside to relax and unwind in a peaceful community setting. Conveniently located near shopping, dining, parks, and major commuter routes, this home provides easy access to everything Columbia has to offer. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this is one you won’t want to miss! * * * Price reflects the need for new flooring and interior paint. Property is being sold strictly as-is; seller will make no repairs. Excellent opportunity for buyers looking to customize and build equity.

Key facts

• $328 HOA
• Built 1975
• Listed 19 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (14.6% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $154k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.2% in Columbia — 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 80/100 on livability (#51 in MD, #1,939 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities C-, cost of living F.
• Howard County Public Schools (suburban): math 34% / reading 49% proficiency, ranked #1 of 24 in MD (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 122 active listings in the ZIP; 18 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; 881 units permitted in Howard County in 2024 (285 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Howard County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,583 (14.6% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.20×
• Total profit: $-40,472
• Equity at exit: $26,824

10-year hold

• IRR: -22.9%
• Equity multiple: -0.09×
• Total profit: $-54,799
• Equity at exit: $15,554

Cash invested: $50,372 (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 21045

• Rents YoY: 1.9%
• Active inventory: 122
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$943
• Tax from tax record: −$229 /mo · $2,747/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$328
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-149

Break-even live

Break-even rent $2,078

Max offer price $153,583

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8854 Spiral Cut Unit L Columbia, MD	2.0	1.0	938	$1,850	$1.97	16d	1	0.05mi
8905 Tamar Dr Columbia, MD	1.0–2.0	1.0–2.0	900	$1,743	$1.94	43d	1	0.08mi
5740 Yellowrose Ct Columbia, MD	3.0	2.0	700	$1,850	$2.64	17d	1	0.12mi
8723 Hayshed Ln #31 Columbia, MD	2.0	1.0	895	$1,900	$2.12	17d	1	0.35mi
8600 Cobblefield Dr Columbia, MD	1.0–2.0	1.0–2.0	1019	$2,518	$2.47	2d	8	0.45mi
5907 Tamar Dr #1 Columbia, MD	1.0	1.0	732	$1,650	$2.25	24d	1	0.51mi
5909 Tamar Dr #4 Columbia, MD	1.0	1.0	706	$1,535	$2.17	17d	1	0.51mi
5909 Tamar Dr Columbia, MD	1.0	1.0	706	$1,535	$2.17	4d	1	0.51mi
6093 Majors Ln Unit 4J4 Columbia, MD	1.0	1.0	704	$1,575	$2.24	4d	1	0.56mi
6003 Majors Ln Columbia, MD	1.0	1.0	704	$1,625	$2.31	24d	1	0.60mi
8397 Montgomery Run Rd Unit H Ellicott City, MD	2.0	2.0	943	$2,150	$2.28	43d	1	0.80mi
8390 Montgomery Run Rd Unit B Ellicott City, MD	3.0	2.0	1073	$2,450	$2.28	43d	1	0.88mi
8382 Montgomery Run Rd Ellicott City, MD	2.0	2.0	962	$2,050	$2.13	43d	1	0.93mi
8375 Montgomery Run Rd Unit F Ellicott City, MD	2.0	2.0	1091	$2,275	$2.09	12d	1	0.95mi
8489 Falls Run Rd Unit A Ellicott City, MD	2.0	2.0	935	$1,800	$1.93	43d	1	0.97mi
8503 Falls Run Rd Unit B Ellicott City, MD	2.0	2.0	962	$2,000	$2.08	11d	1	1.00mi
8583 Falls Run Rd Unit B Ellicott City, MD	3.0	2.0	1073	$2,300	$2.14	24d	1	1.20mi
9629 Whiteacre Rd Unit B2 Columbia, MD	1.0	1.0	734	$1,795	$2.45	11d	1	1.48mi

HOA detail condo

• Monthly dues: $328 · $3,936/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-15
   status Pending 938-char remark

   Show marketing remark (938 chars)

   Welcome to this beautifully maintained condo in the heart of Columbia! This charming unit offers the perfect blend of comfort, convenience, and low-maintenance living. Featuring a bright and open layout, this home is filled with natural light and designed for both everyday living and entertaining. Enjoy a spacious living area, a well-appointed kitchen, and generously sized bedrooms. Step outside to relax and unwind in a peaceful community setting. Conveniently located near shopping, dining, parks, and major commuter routes, this home provides easy access to everything Columbia has to offer. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this is one you won’t want to miss! * * * Price reflects the need for new flooring and interior paint. Property is being sold strictly as-is; seller will make no repairs. Excellent opportunity for buyers looking to customize and build equity.

2. 2026-05-09
   price $179,900 938-char remark

   Show marketing remark (938 chars)

   Welcome to this beautifully maintained condo in the heart of Columbia! This charming unit offers the perfect blend of comfort, convenience, and low-maintenance living. Featuring a bright and open layout, this home is filled with natural light and designed for both everyday living and entertaining. Enjoy a spacious living area, a well-appointed kitchen, and generously sized bedrooms. Step outside to relax and unwind in a peaceful community setting. Conveniently located near shopping, dining, parks, and major commuter routes, this home provides easy access to everything Columbia has to offer. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this is one you won’t want to miss! * * * Price reflects the need for new flooring and interior paint. Property is being sold strictly as-is; seller will make no repairs. Excellent opportunity for buyers looking to customize and build equity.

3. 2026-04-27
   listed $189,900 Active 938-char remark

   Show marketing remark (938 chars)

   Welcome to this beautifully maintained condo in the heart of Columbia! This charming unit offers the perfect blend of comfort, convenience, and low-maintenance living. Featuring a bright and open layout, this home is filled with natural light and designed for both everyday living and entertaining. Enjoy a spacious living area, a well-appointed kitchen, and generously sized bedrooms. Step outside to relax and unwind in a peaceful community setting. Conveniently located near shopping, dining, parks, and major commuter routes, this home provides easy access to everything Columbia has to offer. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this is one you won’t want to miss! * * * Price reflects the need for new flooring and interior paint. Property is being sold strictly as-is; seller will make no repairs. Excellent opportunity for buyers looking to customize and build equity.

4. 2026-04-20
   historical $189,900 938-char remark

   Show marketing remark (938 chars)

   Welcome to this beautifully maintained condo in the heart of Columbia! This charming unit offers the perfect blend of comfort, convenience, and low-maintenance living. Featuring a bright and open layout, this home is filled with natural light and designed for both everyday living and entertaining. Enjoy a spacious living area, a well-appointed kitchen, and generously sized bedrooms. Step outside to relax and unwind in a peaceful community setting. Conveniently located near shopping, dining, parks, and major commuter routes, this home provides easy access to everything Columbia has to offer. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this is one you won’t want to miss! * * * Price reflects the need for new flooring and interior paint. Property is being sold strictly as-is; seller will make no repairs. Excellent opportunity for buyers looking to customize and build equity.

5. 2025-12-07
   historical
6. 2025-11-06
   historical
7. 2007-06-25
   soldstatus $204,900
8. 1991-06-17
   soldstatus $67,500
9. 1989-03-06
   soldstatus $56,900

ⓘ 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: $2,747 · $229/mo
• Projected year-2 tax: $2,747 · $229/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,675
• − Mortgage interest: −$10,077
• − Property taxes: −$2,747
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$3,936
• − Depreciation: −$5,233
• Taxable loss: −$4,644
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-673/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: Howard County Public Schools
• NCES district ID: 2400420
• Math proficiency: 34% ▼ -22.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $108,056
• Composite: 41.23/100
• National rank: #3535
• State rank: #1 of 24 in MD

Livability — Columbia

• Score: 80/100
• State rank: #51
• US rank: #1939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, MD
• County: Howard County · 282,651 people
• City population: 99,756
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 40,034
• Household income: $118,563
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 882.0

Population outlook (Howard County) Hauer SSP2

• Today (2025): 367,857 people
• By 2030: 394,054 · +7.1%
• By 2040: 443,509 · +20.6%
• By 2050: 488,124 · +32.7%
• By 2075: 594,860 · +61.7%
• By 2100: 648,772 · +76.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 42% Black 32% Hispanic / Latino 11% Two or more races 9% Asian 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 2% Scotch-Irish 2%
• Foreign-born: 22% · Canada, South Korea, China
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 4% French/Haitian/Cajun 2%

Political lean MEDSL · Howard

• 2024 margin: Solid D (+41.8) · D 69.1% · R 27.4% · Other 3.5%
• 2008→2024 swing: +19.9pp toward D · 2008: 21.9pp · 2024: 41.8pp
• All cycles: 2024: D+41.8 2020: D+44.3 2016: D+33.5 2012: D+21.2 2008: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -336.54%
• Current HPI: 303.3585
• Rent YoY: ▲ 1.88%
• 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

+216.2% since first listed

9 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-09 Price Changed $179,900 BRIGHT MLS
• 2026-04-27 Listed $189,900 BRIGHT MLS
• 2026-04-20 Coming Soon $189,900 BRIGHT MLS
• 2025-12-07 Listing Removed — BRIGHT MLS
• 2025-11-06 Coming Soon — BRIGHT MLS
• 2007-06-25 Sold (Public Records) $204,900 Public Records
• 1991-06-17 Sold (Public Records) $67,500 Public Records
• 1989-03-06 Sold (Public Records) $56,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,747 · +9.7% YoY. Source: county tax records.