301 Beverley Pl

Mayo, MD 21037

$539,900D-

4 bd · 2.5 ba · 1,530 sqft · Built 1950 · SingleFamily · Active · 37 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,610/mo
• Mortgage (P&I): −$2,831
• Tax + insurance: −$604
• HOA: −$0
• Vac / Maint / Mgmt: −$758
• Net cashflow: $-583/mo
• Annual: $-6,997/yr
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• 1% rule: 0.67%
• Cash to close: $151,172

Investor read

• This is a 4-bed/2.5-bath single-family listed at $540k.
• 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).
• It's been on market 37 days — a 3% lower offer ($524k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $361k (33.1% below list) — sets the bar for 1% rule.
• 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.
• 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.
• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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).
• Anne Arundel County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.