1204 Dicus Mill Rd · Gambrills, MD 21108

$250,000

5 bd · 2.5 ba · 2,428 sqft · SingleFamily public records · 34 Days on market

Built 1968 0.60 ac lot $103/sqft · 64% below area

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Why this score? — see what drove the C+ 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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OPEN HOUSE THURSDAY MAY 14, 2026 4:00 PM - 5:00 PM List Price is Opening Bid. Online auction to be conducted on Auctioneers website. Auction Begins Thursday May 14, and Auction ends Tuesday May 19 @ 12:00 pm. Tucked away on a spacious 0.6± acre lot in the Millersville area of Anne Arundel County, this detached home offers the perfect blend of privacy, space, and potential. With over 2,400± square feet, this 3-level residence provides plenty of living space. Enjoy peaceful surroundings while still being just minutes from major commuter routes, schools, healthcare, shopping, and dining. Whether you’re relaxing in the expansive yard or updating the interior to match your style, this home is full of opportunity. Unlock the potential of this Estate Property in a quiet, established neighborhood. Main Level: •Formal Living Room •Dining Area •Kitchen with dining space •Sun Room •Bedroom 1 •Full Bathroom 1 Upper Level: •Bedroom 2 primary suite complete with 2 closets, en-suite bathroom (full bathroom 2) •Bedroom 3 •Bedroom 4 •Bedroom 5 •Full Bathroom 3 Lower Level: •Partially Finished Basement •Bonus Room 1 •Bonus Room 2 •Designated Laundry Area with walk up •Extra Storage •Utilities •Water System Exterior: •Private Driveway •Large Front Yard with mature hedges •Spacious Rear Yard •Oil Tank •Shed (in poor condition- do not approach shed and surrounding areas) Per PR for the Estate: This is an Estate Sale, Property is on a well & septic. Solar panels are owned.

Key facts

• 0.6 acre lot
• Built 1968
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#272 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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.
• Market conditions: 81 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (median comp): $698,708
• List price: $250,000
• Delta: -64.22%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 Dicus Mill Rd	0.00mi	5/3.0	2,428 (0%)	0mo	$455,800	$188	98
1319 Ashburton Dr	0.22mi	4/3.0 (-1)	2,264 (-7%)	22mo	$640,000	$283	53
206 Mustang Ct	0.59mi	4/2.5 (-1)	2,259 (-7%)	12mo	$730,000	$323	46

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,853
• Equity at exit: $37,276

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $56,238
• Equity at exit: $21,615

Cash invested: $70,000 (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 21108

• Home prices YoY: -0.6%
• Active inventory: 81
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,990 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$282 /mo · $3,389/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $665

Break-even live

Break-even rent $2,149

Max offer price $250,000

Occupancy floor 73%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-17
   listed $250,000 Active 1623-char remark

   Show marketing remark (1623 chars)

   OPEN HOUSE THURSDAY MAY 14, 2026 4:00 PM - 5:00 PM List Price is Opening Bid. Online auction to be conducted on Auctioneers website. Auction Begins Thursday May 14, and Auction ends Tuesday May 19 @ 12:00 pm. Tucked away on a spacious 0.6± acre lot in the Millersville area of Anne Arundel County, this detached home offers the perfect blend of privacy, space, and potential. With over 2,400± square feet, this 3-level residence provides plenty of living space. Enjoy peaceful surroundings while still being just minutes from major commuter routes, schools, healthcare, shopping, and dining. Whether you’re relaxing in the expansive yard or updating the interior to match your style, this home is full of opportunity. Unlock the potential of this Estate Property in a quiet, established neighborhood. Main Level: •Formal Living Room •Dining Area •Kitchen with dining space •Sun Room •Bedroom 1 •Full Bathroom 1 Upper Level: •Bedroom 2 primary suite complete with 2 closets, en-suite bathroom (full bathroom 2) •Bedroom 3 •Bedroom 4 •Bedroom 5 •Full Bathroom 3 Lower Level: •Partially Finished Basement •Bonus Room 1 •Bonus Room 2 •Designated Laundry Area with walk up •Extra Storage •Utilities •Water System Exterior: •Private Driveway •Large Front Yard with mature hedges •Spacious Rear Yard •Oil Tank •Shed (in poor condition- do not approach shed and surrounding areas) Per PR for the Estate: This is an Estate Sale, Property is on a well & septic. Solar panels are owned.

ⓘ 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: $3,389 · $282/mo
• Projected year-2 tax: $3,389 · $282/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,883
• − Mortgage interest: −$14,004
• − Property taxes: −$3,389
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,871
• − Management: −$2,871
• − Depreciation: −$7,273
• Taxable income: $4,227
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $6,962/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 — Gambrills

• Score: 64/100
• State rank: #272
• US rank: #13812

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: Gambrills, MD
• City population: 16,386
• Population (ZIP): 17,894

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 (72%)
• Race & ethnicity: White 72% Black 10% Hispanic / Latino 7% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 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: ▼ -4.61%
• Current HPI: 837.64
• 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

1 event — show timeline

• 2026-04-17 Listed $250,000 BRIGHT MLS

Property tax history

+4.1%/yr

Latest (2025): $3,389 · +2.4% YoY. Source: county tax records.