301 Beverley Pl · Mayo, MD 21037

$539,900

4 bd · 2.5 ba · 1,530 sqft · SingleFamily public records · 37 Days on market

Built 1950 0.26 ac lot $353/sqft · 25% above area Est $653k · 17% 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 +7.9/30.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEVERLEY BEACH HOME JUST A SHORT WALK TO THE CHESAPEAKE BAY! Tons of opportunity to make it your own! Two bedrooms & full bathroom on main level if one level living is desired! Basement with half bathroom, bar & wood stove-tons of opportunity to finish and add living area to the home or space for entertaining. Fully fenced in flat backyard with deck, shed & gazebo-perfect for entertaining or having summer crab feasts! Beverley Beach community privileges include marina to dock your boat, boat ramp, gorgeous beach on the Bay w/ playground, volleyball court & picnic area! Blue Ribbon School district! Minutes down the road from Beverly Triton Beach & Mayo Beach Parks which offer walking trails, beach on the Chesapeake Bay & crabbing and fishing in 3 saltwater ponds!

Key facts

• 0.26 acre lot
• Built 1950
• Listed 37 days

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Navigable water on the property; No pet restrictions (pets allowed)
• HOA & community: Association-owned dock/slip

Exterior

• Parking: Driveway parking; Crushed stone surface
• Utilities: Well water; Public septic; Electric hot water
• Home design: Detached single-family home; Excellent condition; Effective year built / major remodel: 2023; Year built source: estimated
• Construction: Vinyl siding; Foundation: other
• Exterior features: Deck(s) with screened area; Wood fencing (fully fenced); Private water access to the Chesapeake Bay / riverfront orientation; Water access features include canoe/kayak access, fishing, swimming, and nearby public beach; One community dock (association owned) with private ramp and multiple slip; dock conveys; Shed on property; Corner lot

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas range/oven; Energy Star refrigerator; Energy efficient appliances
• Bedrooms: Three bedrooms on the main level; One bedroom on the upper level
• Bathrooms: Three full bathrooms (one on main level, one on upper level, one on lower level)
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric)
• Interior features: Attic; Dining area; Recessed lighting; Eat-in kitchen; Interior access to finished basement (about 85% finished); Has one freestanding wood fireplace
• Laundry & utility: Washer (ENERGY STAR clothes washer); Dryer (electric); Water heater; Owned water conditioner

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $540k.

Deal economics

• At list price, monthly cash flow is $-583 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $437k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (33.1% below list).
• Recommended offer: $361k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Mayo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#393 in MD) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living 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: South River High (math 70% / reading 77%, grade B+, #30 of 222 statewide, top 14%, 1,649 students, 19% FRL).
• Zoned-school proficiency averages 74% at this address vs 28% district-wide (+45 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: 118 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $16k 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

• It's been on market 37 days — a 3% lower offer ($524k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $35k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $355k; list at $540k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $361,018 (33.1% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.67% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 12.5

CMA / ARV

• ARV (median comp): $653,420
• List price: $539,900
• Delta: -17.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Lakeview Ave	0.13mi	3/2.0 (-1)	1,487 (-3%)	19mo	$477,500	$321	66
204 Maryland Ave	0.14mi	3/1.0 (-1)	1,435 (-6%)	7mo	$455,000	$317	66
119 Linden Ave	0.27mi	3/2.5 (-1)	1,560 (+2%)	17mo	$606,000	$388	65
304 Lakeview Ave	0.15mi	3/2.5 (-1)	1,568 (+2%)	24mo	$550,000	$351	64
306 Elm St	0.09mi	3/2.0 (-1)	1,722 (+12%)	10mo	$500,000	$290	60
321 Linden Ave	0.21mi	3/2.0 (-1)	1,632 (+7%)	17mo	$460,000	$282	58
212 Maryland Ave	0.11mi	3/1.0 (-1)	1,428 (-7%)	19mo	$445,000	$312	57
1011 Skiff Cove Rd	0.55mi	3/2.0 (-1)	1,730 (+13%)	13mo	$1,275,000	$737	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.17×
• Total profit: $-124,749
• Equity at exit: $80,501

10-year hold

• IRR: -19.6%
• Equity multiple: -0.04×
• Total profit: $-156,963
• Equity at exit: $46,681

Cash invested: $151,172 (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 21037

• Active inventory: 118
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,610 medium
• Mortgage (P&I): −$2,831
• Tax from tax record: −$379 /mo · $4,546/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $-583

Break-even live

Break-even rent $4,348

Max offer price $436,903

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: $134,975
• Closing costs: $16,197
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-19
   price $539,900 Active 37 DOM
2. 2026-06-18
   days on market $559,000 Active 37 DOM
3. 2026-06-17
   days on market $559,000 Active 36 DOM
4. 2026-06-16
   days on market $559,000 Active 35 DOM
5. 2026-06-15
   days on market $559,000 Active 34 DOM
6. 2026-06-13
   days on market $559,000 Active 32 DOM
7. 2026-06-09
   days on market $559,000 Active 28 DOM
8. 2026-06-08
   days on market $559,000 Active 27 DOM
9. 2026-06-07
   days on market $559,000 Active 26 DOM
10. 2026-06-04
    pricedays on market $559,000 Active 23 DOM
11. 2026-06-03
    days on market $574,900 Active 22 DOM
12. 2026-06-02
    days on market $574,900 Active 21 DOM
13. 2026-06-01
    days on market $574,900 Active 20 DOM
14. 2026-05-31
    days on market $574,900 Active 19 DOM
15. 2026-05-13
    listed $574,900 Active 1647-char remark
16. 2026-05-05
    historical $3,400
17. 2026-05-04
    historical $574,900 1647-char remark
18. 2026-04-09
    listed $3,400
19. 2025-11-05
    historical $3,800
20. 2025-09-06
    listed $3,800
21. 2024-04-01
    historical $3,600
22. 2024-04-01
    historical
23. 2024-03-06
    price $579,999
24. 2024-02-19
    listed $3,600
25. 2024-02-17
    listed $589,999 Active
26. 2024-02-14
    historical
27. 2023-06-26
    soldstatus $355,000
28. 2023-06-21
    soldstatus $355,000 Closed

    Show marketing remark (809 chars)

    BEVERLEY BEACH HOME JUST A SHORT WALK TO THE CHESAPEAKE BAY! Tons of opportunity to make it your own! Two bedrooms & full bathroom on main level if one level living is desired! Basement with half bathroom, bar & wood stove-tons of opportunity to finish and add living area to the home or space for entertaining. Fully fenced in flat backyard with deck, shed & gazebo-perfect for entertaining or having summer crab feasts! Beverley Beach community privileges include marina to dock your boat, boat ramp, gorgeous beach on the Bay w/ playground, volleyball court & picnic area! Blue Ribbon School district! Minutes down the road from Beverly Triton Beach & Mayo Beach Parks which offer walking trails, beach on the Chesapeake Bay & crabbing and fishing in 3 saltwater ponds!

29. 2023-06-14
    status Pending

    Show marketing remark (809 chars)

    BEVERLEY BEACH HOME JUST A SHORT WALK TO THE CHESAPEAKE BAY! Tons of opportunity to make it your own! Two bedrooms & full bathroom on main level if one level living is desired! Basement with half bathroom, bar & wood stove-tons of opportunity to finish and add living area to the home or space for entertaining. Fully fenced in flat backyard with deck, shed & gazebo-perfect for entertaining or having summer crab feasts! Beverley Beach community privileges include marina to dock your boat, boat ramp, gorgeous beach on the Bay w/ playground, volleyball court & picnic area! Blue Ribbon School district! Minutes down the road from Beverly Triton Beach & Mayo Beach Parks which offer walking trails, beach on the Chesapeake Bay & crabbing and fishing in 3 saltwater ponds!

30. 2023-05-21
    historical Active Under Contract

    Show marketing remark (809 chars)

    BEVERLEY BEACH HOME JUST A SHORT WALK TO THE CHESAPEAKE BAY! Tons of opportunity to make it your own! Two bedrooms & full bathroom on main level if one level living is desired! Basement with half bathroom, bar & wood stove-tons of opportunity to finish and add living area to the home or space for entertaining. Fully fenced in flat backyard with deck, shed & gazebo-perfect for entertaining or having summer crab feasts! Beverley Beach community privileges include marina to dock your boat, boat ramp, gorgeous beach on the Bay w/ playground, volleyball court & picnic area! Blue Ribbon School district! Minutes down the road from Beverly Triton Beach & Mayo Beach Parks which offer walking trails, beach on the Chesapeake Bay & crabbing and fishing in 3 saltwater ponds!

31. 2023-04-27
    listed $399,900 Active

    Show marketing remark (809 chars)

    BEVERLEY BEACH HOME JUST A SHORT WALK TO THE CHESAPEAKE BAY! Tons of opportunity to make it your own! Two bedrooms & full bathroom on main level if one level living is desired! Basement with half bathroom, bar & wood stove-tons of opportunity to finish and add living area to the home or space for entertaining. Fully fenced in flat backyard with deck, shed & gazebo-perfect for entertaining or having summer crab feasts! Beverley Beach community privileges include marina to dock your boat, boat ramp, gorgeous beach on the Bay w/ playground, volleyball court & picnic area! Blue Ribbon School district! Minutes down the road from Beverly Triton Beach & Mayo Beach Parks which offer walking trails, beach on the Chesapeake Bay & crabbing and fishing in 3 saltwater ponds!

32. 2023-04-07
    historical $399,900

    Show marketing remark (809 chars)

    BEVERLEY BEACH HOME JUST A SHORT WALK TO THE CHESAPEAKE BAY! Tons of opportunity to make it your own! Two bedrooms & full bathroom on main level if one level living is desired! Basement with half bathroom, bar & wood stove-tons of opportunity to finish and add living area to the home or space for entertaining. Fully fenced in flat backyard with deck, shed & gazebo-perfect for entertaining or having summer crab feasts! Beverley Beach community privileges include marina to dock your boat, boat ramp, gorgeous beach on the Bay w/ playground, volleyball court & picnic area! Blue Ribbon School district! Minutes down the road from Beverly Triton Beach & Mayo Beach Parks which offer walking trails, beach on the Chesapeake Bay & crabbing and fishing in 3 saltwater ponds!

33. 2023-03-11
    historical
34. 2023-02-28
    price $370,000
35. 2022-11-06
    price $380,000
36. 2022-08-30
    price $399,000
37. 2022-07-29
    price $419,900
38. 2022-07-29
    price $319,900
39. 2022-07-28
    status Active
40. 2022-07-15
    status Pending
41. 2022-07-01
    price $479,900
42. 2022-04-29
    listed $500,000 Active
43. 1993-01-12
    soldstatus $62,493
44. 1991-09-19
    soldstatus $125,000
45. 1988-04-07
    soldstatus $75,000

ⓘ 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: $4,546 · $379/mo
• Projected year-2 tax: $5,215 · $435/mo
• Expected delta: +$669/yr (+$56/mo · 14.7%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $43,322
• − Mortgage interest: −$30,243
• − Property taxes: −$4,546
• − Insurance: −$2,700
• − Repairs & maintenance: −$3,466
• − Management: −$3,466
• − Depreciation: −$15,706
• Taxable loss: −$16,804
• Est. tax savings @ 24.0%: +$4,033
• After-tax cash flow: $-2,964/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 — Mayo

• Score: 58/100
• State rank: #393
• US rank: #21496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayo, MD
• County: Anne Arundel County · 535,653 people
• City population: 20,851
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 20,854
• Household income: $145,787
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 266.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% Tagalog/Filipino 1% Russian/Polish/Slavic 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: ▼ -401.03%
• Current HPI: 278.7495
• Rent YoY: —
• 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

+645.3% since first listed

32 events — show timeline

• 2026-06-03 Price Changed $559,000 BRIGHT MLS
• 2026-05-13 Listed $574,900 BRIGHT MLS
• 2026-05-05 Rental Removed $3,400 BRIGHTMLS
• 2026-05-04 Coming Soon $574,900 BRIGHT MLS
• 2026-04-09 Listed for Rent $3,400 BRIGHTMLS
• 2025-11-05 Rental Removed $3,800 BRIGHTMLS
• 2025-09-06 Listed for Rent $3,800 BRIGHTMLS
• 2024-04-01 Rental Removed $3,600 BRIGHTMLS
• 2024-04-01 Listing Removed — BRIGHT MLS
• 2024-03-06 Price Changed $579,999 BRIGHT MLS
• 2024-02-19 Listed for Rent $3,600 BRIGHTMLS
• 2024-02-17 Listed $589,999 BRIGHT MLS
• 2024-02-14 Coming Soon — BRIGHT MLS
• 2023-06-26 Sold (Public Records) $355,000 Public Records
• 2023-06-21 Sold (MLS) $355,000 BRIGHT MLS
• 2023-06-14 Pending — BRIGHT MLS
• 2023-05-21 Contingent — BRIGHT MLS
• 2023-04-27 Listed $399,900 BRIGHT MLS
• 2023-04-07 Coming Soon $399,900 BRIGHT MLS
• 2023-03-11 Listing Removed — BRIGHT MLS
• 2023-02-28 Price Changed $370,000 BRIGHT MLS
• 2022-11-06 Price Changed $380,000 BRIGHT MLS
• 2022-08-30 Price Changed $399,000 BRIGHT MLS
• 2022-07-29 Price Changed $419,900 BRIGHT MLS
• 2022-07-29 Price Changed $319,900 BRIGHT MLS
• 2022-07-28 Relisted — BRIGHT MLS
• 2022-07-15 Pending — BRIGHT MLS
• 2022-07-01 Price Changed $479,900 BRIGHT MLS
• 2022-04-29 Listed $500,000 BRIGHT MLS
• 1993-01-12 Sold (Public Records) $62,493 Public Records
• 1991-09-19 Sold (Public Records) $125,000 Public Records
• 1988-04-07 Sold (Public Records) $75,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,546 · +4.4% YoY. Source: county tax records.