8437 Bedford Rd · Riviera Beach, MD 21122

$330,000

3 bd · 2.5 ba · 1,240 sqft · SingleFamily public records · 2 Days on market

Built 1995 4,000 sqft lot Est $396k · 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 +13.4/30.0
• DSCR +4.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller says sell after this dramatic Price Reduction for this home loc in water privledged community of Sunset Beach. This Colonial, constructed in 1995, boast 3 BR 2.5 BA, lovely Kitchen, dining area and lrg Deck w/ large backyard and quaint patio. A water filtration system, rec room w/ dry bar and heatilator FP are extra features in this well cared for home.

Key facts

• 4,000 sq ft lot
• Built 1995
• Listed 2 days

Property features AI

Finance

• Other: Above-grade finished area recorded as 1,240 (source: assessor); Below-grade finished area and unfinished area recorded (600 below-grade); Year built source: assessor; Property assessed and tax details recorded
• HOA & community: HOA fee frequency unknown

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached property; Fee simple ownership
• Construction: Combination construction materials; Permanent foundation
• Exterior features: Driveway; Above-grade and below-grade structures noted

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump(s) heating; Electric cooling
• Interior features: Fully finished basement; Not in a federal flood zone; Accessibility features present

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $6 ($72/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (17.6% below list).
• Recommended offer: $272k (17.6% 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: Rents flat; 254 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $271,962 (17.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $395,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8437 Bedford Rd	0.00mi	3/2.5	1,240 (0%)	1mo	$337,300	$272	99
8413 Bedford Rd	0.13mi	3/2.0	1,340 (+8%)	4mo	$400,000	$299	75
8440 Spring Rd	0.07mi	3/2.0	1,368 (+10%)	9mo	$470,000	$344	70
8504 Jenkins Rd	0.46mi	4/2.0 (+1)	1,248 (+1%)	1mo	$425,000	$341	69
8426 Smallwood Ct	0.13mi	2/1.5 (-1)	1,380 (+11%)	6mo	$333,050	$241	61
163 Park Rd	0.46mi	3/1.0	1,180 (-5%)	14mo	$377,000	$319	52
8435 Church Rd	0.42mi	3/1.5	1,104 (-11%)	10mo	$355,000	$322	50
8437 Church Rd	0.42mi	4/2.0 (+1)	1,122 (-10%)	14mo	$395,000	$352	46
8528 Main Ave	0.67mi	4/2.0 (+1)	1,304 (+5%)	11mo	$414,500	$318	44
103 Arundel Rd	0.70mi	3/2.0	1,392 (+12%)	3mo	$379,900	$273	43
214 Dale Rd	0.71mi	3/1.0	1,136 (-8%)	10mo	$420,000	$370	39
181 Roland Rd	0.54mi	4/2.0 (+1)	1,424 (+15%)	7mo	$435,000	$305	37

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-59,134
• Equity at exit: $49,204

10-year hold

• IRR: -15.9%
• Equity multiple: 0.19×
• Total profit: $-74,704
• Equity at exit: $28,532

Cash invested: $92,400 (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 21122

• Rents YoY: 0.8%
• Active inventory: 254
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,720 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$274 /mo · $3,294/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $6

Break-even live

Break-even rent $2,712

Max offer price $330,000

Occupancy floor 95%

Sensitivity live

Price	-10% $193	-5% $99	+0% $6	+5% $-87	+10% $-181
Rent	-10% $-209	-5% $-101	+0% $6	+5% $113	+10% $221
Rate	-1.0pp $172	-0.5pp $90	base $6	+0.5pp $-80	+1.0pp $-167

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
959 Mount Desert Harbour Pasadena, MD	3.0	1.5	1400	$2,600	$1.86	25d	1	0.42mi
8638 Gambier Harbour Pasadena, MD	3.0	1.5	1400	$2,700	$1.93	0d	1	0.55mi
8436 Bay Dr Pasadena, MD	4.0	3.0	1004	$3,200	$3.19	25d	1	0.67mi
8582 Beacon Point Rd Pasadena, MD	3.0	1.5	1159	$2,650	$2.29	3d	1	0.79mi
1122 Hilltop Rd Orchard Beach, MD	3.0	2.0	1041	$2,399	$2.30	25d	1	0.90mi
329 Bar Harbor Rd Pasadena, MD	2.0	1.0	1500	$2,050	$1.37	16d	1	0.91mi
329 Bar Harbor Rd Pasadena, MD	2.0	1.0	1500	$2,150	$1.43	11d	1	0.91mi
216 Dunlap Rd Pasadena, MD	4.0	2.0	1110	$3,000	$2.70	45d	1	0.99mi
1346 Riverwood Way Stoney Beach, MD	3.0	2.5	1500	$2,700	$1.80	5d	1	1.10mi
1346 Riverwood Way Stoney Beach, MD	3.0	2.5	1500	$2,700	$1.80	4d	1	1.10mi
1346 Riverwood Way Stoney Beach, MD	3.0	3.0	1500	$2,700	$1.80	0d	1	1.10mi
7810 East Rd Pasadena, MD	2.0	2.0	832	$2,500	$3.00	45d	1	1.22mi
7810 East Rd Pasadena, MD	2.0	2.0	832	$2,500	$3.00	0d	1	1.22mi
7707 Warsaw Ave Glen Burnie, MD	3.0	1.0	924	$2,400	$2.60	12d	1	1.43mi

Listing history 14 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   listed $330,000 Active
3. 2006-08-02
   soldstatus $309,500
4. 2006-08-02
   soldstatus $309,500
5. 2006-07-23
   soldstatus $309,500 362-char remark

   Show marketing remark (362 chars)

   Seller says sell after this dramatic Price Reduction for this home loc in water privledged community of Sunset Beach. This Colonial, constructed in 1995, boast 3 BR 2.5 BA, lovely Kitchen, dining area and lrg Deck w/ large backyard and quaint patio. A water filtration system, rec room w/ dry bar and heatilator FP are extra features in this well cared for home.

6. 2006-06-24
   historical 362-char remark

   Show marketing remark (362 chars)

   Seller says sell after this dramatic Price Reduction for this home loc in water privledged community of Sunset Beach. This Colonial, constructed in 1995, boast 3 BR 2.5 BA, lovely Kitchen, dining area and lrg Deck w/ large backyard and quaint patio. A water filtration system, rec room w/ dry bar and heatilator FP are extra features in this well cared for home.

7. 2006-04-22
   listed $309,500 362-char remark

   Show marketing remark (362 chars)

   Seller says sell after this dramatic Price Reduction for this home loc in water privledged community of Sunset Beach. This Colonial, constructed in 1995, boast 3 BR 2.5 BA, lovely Kitchen, dining area and lrg Deck w/ large backyard and quaint patio. A water filtration system, rec room w/ dry bar and heatilator FP are extra features in this well cared for home.

8. 2004-11-09
   soldstatus $258,000
9. 2004-11-09
   soldstatus $258,000
10. 2004-10-22
    soldstatus $258,000 442-char remark

    Show marketing remark (442 chars)

    REDUCED!COLONIAL W/ COMMUNITY BEACH & BOAT PIER PRIV. UPGRADED CARPET(NEW), TILE & FRESHLY PAINTED THROUGHOUT. COUNTRY STYLE KITCHEN W/ //NEW STAINLESS STEEL APPLIANCES & BREAKFAST BAR. LL FULLY FINISHED W/ CUSTOM MARBLE TOP BAR, WAINSCOT & BAR LEDGE. NEW WASHER/DRYER. FRENCH DOORS FROM DINING ROOM TO DECK, PATIO, SHED & NEW LATTICE TOP FENCE. MULTI PHONE/CABLE LINES, APPLIANCE WARR CONVEY TO YOU, PLUS AHS WARR

11. 2004-09-12
    historical 442-char remark

    Show marketing remark (442 chars)

    REDUCED!COLONIAL W/ COMMUNITY BEACH & BOAT PIER PRIV. UPGRADED CARPET(NEW), TILE & FRESHLY PAINTED THROUGHOUT. COUNTRY STYLE KITCHEN W/ //NEW STAINLESS STEEL APPLIANCES & BREAKFAST BAR. LL FULLY FINISHED W/ CUSTOM MARBLE TOP BAR, WAINSCOT & BAR LEDGE. NEW WASHER/DRYER. FRENCH DOORS FROM DINING ROOM TO DECK, PATIO, SHED & NEW LATTICE TOP FENCE. MULTI PHONE/CABLE LINES, APPLIANCE WARR CONVEY TO YOU, PLUS AHS WARR

12. 2004-08-17
    listed $258,000 442-char remark

    Show marketing remark (442 chars)

    REDUCED!COLONIAL W/ COMMUNITY BEACH & BOAT PIER PRIV. UPGRADED CARPET(NEW), TILE & FRESHLY PAINTED THROUGHOUT. COUNTRY STYLE KITCHEN W/ //NEW STAINLESS STEEL APPLIANCES & BREAKFAST BAR. LL FULLY FINISHED W/ CUSTOM MARBLE TOP BAR, WAINSCOT & BAR LEDGE. NEW WASHER/DRYER. FRENCH DOORS FROM DINING ROOM TO DECK, PATIO, SHED & NEW LATTICE TOP FENCE. MULTI PHONE/CABLE LINES, APPLIANCE WARR CONVEY TO YOU, PLUS AHS WARR

13. 2001-07-26
    historical
14. 2001-07-10
    listed

ⓘ 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: $3,294 · $274/mo
• Projected year-2 tax: $3,445 · $287/mo
• Expected delta: +$152/yr (+$13/mo · 4.6%)

ⓘ 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: $32,635
• − Mortgage interest: −$18,485
• − Property taxes: −$3,294
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − Depreciation: −$9,600
• Taxable loss: −$5,615
• Est. tax savings @ 24.0%: +$1,348
• After-tax cash flow: $1,419/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
• County: Anne Arundel County · 535,653 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 61,566
• Household income: $127,587
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 791.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 7% Black 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 0%

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: ▼ -401.00%
• Current HPI: 283.1566
• Rent YoY: ▲ 0.76%
• 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

+27.9% since first listed

14 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-11 Listed $330,000 BRIGHT MLS
• 2006-08-02 Sold (Public Records) $309,500 Public Records
• 2006-08-02 Sold (Public Records) $309,500 Public Records
• 2006-07-23 Sold (MLS) $309,500 MRIS
• 2006-06-24 Delisted — MRIS
• 2006-04-22 Listed $309,500 MRIS
• 2004-11-09 Sold (Public Records) $258,000 Public Records
• 2004-11-09 Sold (Public Records) $258,000 Public Records
• 2004-10-22 Sold (MLS) $258,000 MRIS
• 2004-09-12 Delisted — MRIS
• 2004-08-17 Listed $258,000 MRIS
• 2001-07-26 Delisted — MRIS
• 2001-07-10 Listed — MRIS

Property tax history

+2.6%/yr

Latest (2025): $3,294 · +2.1% YoY. Source: county tax records.