7785 Cox Pt · Riviera Beach, MD 21226

$374,900

3 bd · 2.5 ba · 1,554 sqft · Condo public records · 34 Days on market

Built 1990 $230/mo HOA · 8% 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).

• Appreciation +8.9/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.6/10.0

Listing remarks

Rare End Unit!! Step into true pride of ownership in this beautiful townhouse with a loft. The owners have taken great care with this home and you will feel it the moment you walk in. The lower level has a fireplace and walks out to privacy fenced yard. The main level walks out to a spacious deck perfect for sunbathing and cooking out. The upper level has Owner's Suite and bonus Loft. Plenty of room and lots of storage. The neighborhood is amenity rich with a pool, a boardwalk, tot lots and tennis courts. It's like a vacation at home! Priced to Sell! New Deck, Newer HVAC system, Newer 40 Year roof.

Key facts

• $230 HOA
• Community pool
• Built 1990

Property features AI

Finance

• Other: Total below-grade finished area and unfinished storage included (estimated finished and unfinished areas provided)
• HOA & community: Monthly condo fee of $230; HOA covers management, insurance, pool(s), recreation facility, reserve funds, road maintenance and snow removal; Community amenities include outdoor pool, tennis courts, jogging/walking paths, playgrounds, water/lake privileges and common grounds

Exterior

• Parking: General common element parking (free, unassigned); Off-street and on-street parking available
• Utilities: Public water; Public sewer; Electric hot water; Cable TV available; Underground utilities
• Home design: End-of-row townhouse (condominium); Located in the STONEY BEACH community; Water-oriented property on Stoney Creek
• Construction: Combination of brick and vinyl siding with brick front; Asphalt roof; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Deck(s); Sidewalks; Secure storage; Backs to open common area; Cleared and landscaped grounds; Corner location

Interior

• Kitchen: Dishwasher; Disposal; Electric oven/range; Range hood; Refrigerator
• Basement: Full, improved walkout basement with outside/rear entrance; Sump pump; Finished and unfinished areas below grade
• Bedrooms: Three bedrooms on the first upper level; Included rooms: Master bedroom, Bedroom 2, Bedroom 3, Loft, Sitting room
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Fireplace: One fireplace with glass doors, mantel and screen
• Heating & cooling: Forced air heating with electric heat pump; Central air conditioning with electric cooling; Ceiling fans
• Interior features: Combination dining and living area; Kitchen with country style and table space; Master bathroom; Window treatments; Traditional floor plan; Cathedral, vaulted and 2-story ceilings with 9'+ ceiling heights
• Laundry & utility: Washer; Dryer; Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-467 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (26.9% below list).
• Recommended offer: $274k (26.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#280 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D, cost of living D, schools D-.
• 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: 45 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($3k loan paydown + $29k appreciation (7.8% local appreciation)).
• Anne Arundel County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $375k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,201 (26.9% 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 34 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.73% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.33%
• DSCR: 0.76
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.13×
• Total profit: $118,814
• Equity at exit: $278,464

10-year hold

• IRR: 15.1%
• Equity multiple: 4.49×
• Total profit: $366,809
• Equity at exit: $546,793

Cash invested: $104,972 (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 21226

• Home prices YoY: 2.5%
• Active inventory: 45
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,742 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$281 /mo · $3,366/yr
• Insurance: −$156
• HOA: −$230
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $-467

Break-even live

Break-even rent $3,333

Max offer price $292,481

Occupancy floor —

Sensitivity live

Price	-10% $-254	-5% $-360	+0% $-467	+5% $-573	+10% $-679
Rent	-10% $-683	-5% $-575	+0% $-467	+5% $-358	+10% $-250
Rate	-1.0pp $-278	-0.5pp $-371	base $-467	+0.5pp $-564	+1.0pp $-663

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1346 Riverwood Way Stoney Beach, MD	3.0	2.5	1500	$2,700	$1.80	4d	1	0.24mi
1346 Riverwood Way Stoney Beach, MD	3.0	2.5	1500	$2,700	$1.80	3d	1	0.24mi
950 Nabbs Creek Rd Glen Burnie, MD	4.0	3.5	1752	$6,500	$3.71	24d	1	1.09mi
119 Cloverhill Rd Pasadena, MD	3.0	2.5	2094	$2,999	$1.43	44d	1	1.22mi
959 Mount Desert Harbour Pasadena, MD	3.0	1.5	1400	$2,600	$1.86	24d	1	1.28mi
8582 Beacon Point Rd Pasadena, MD	3.0	1.5	1159	$2,650	$2.29	3d	1	1.42mi
216 Dunlap Rd Pasadena, MD	4.0	2.0	1110	$3,000	$2.70	44d	1	1.45mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	4d	1	1.46mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	5d	1	1.46mi

HOA detail condo

• Monthly dues: $230 · $2,760/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-04
   days on market $374,900 Active 34 DOM
2. 2026-06-03
   days on market $374,900 Active 33 DOM
3. 2026-06-02
   days on market $374,900 Active 32 DOM
4. 2026-06-01
   days on market $374,900 Active 31 DOM
5. 2026-05-31
   days on market $374,900 Active 30 DOM
6. 2026-05-09
   price $379,900 606-char remark
7. 2026-05-02
   listed $384,900 Active 606-char remark
8. 2026-04-30
   historical $384,900 606-char remark
9. 2000-11-09
   soldstatus $130,000

ⓘ 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: $3,366 · $281/mo
• Projected year-2 tax: $3,726 · $311/mo
• Expected delta: +$360/yr (+$30/mo · 10.7%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,904
• − Mortgage interest: −$21,000
• − Property taxes: −$3,366
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,632
• − Management: −$2,632
• − HOA: −$2,760
• − Depreciation: −$10,906
• Taxable loss: −$12,268
• Est. tax savings @ 24.0%: +$2,944
• After-tax cash flow: $-2,654/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 — Riviera Beach

• Score: 64/100
• State rank: #280
• US rank: #14429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riviera Beach, MD
• Population (ZIP): 6,593

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 0.61)
• Race & ethnicity: White 59% Black 18% Two or more races 13% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 7% Romanian 2% Scotch-Irish 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 1% Other Indo-European 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: ▲ 7.75%
• Current HPI: 318.79
• Rent YoY: —
• Metro: —
• 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

+188.4% since first listed

6 events — show timeline

• 2026-06-04 Listing Removed — BRIGHT MLS
• 2026-05-24 Price Changed $374,900 BRIGHT MLS
• 2026-05-09 Price Changed $379,900 BRIGHT MLS
• 2026-05-02 Listed $384,900 BRIGHT MLS
• 2026-04-30 Coming Soon — BRIGHT MLS
• 2000-11-09 Sold (Public Records) $130,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,366 · +8.7% YoY. Source: county tax records.