8434 Commercial St · Savage, MD 20763

$219,999

2 bd · 1.0 ba · 1,050 sqft · Townhouse public records · 19 Days on market

Built 1900 4,356 sqft lot $210/sqft · 40% below area Est $365k · 40% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.7/10.0
• DSCR +5.6/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW LOW PRICE! MUST SELL, WILL LOOK AT ALL OFFERS! Investor opportunity with serious upside! This small semi-detached home, built in 1900, offers a straightforward 2-bedroom, 1-bath layout that is perfect for a focused, high-impact renovation. With no basement to worry about, the project scope stays simpler and more predictable, making it an ideal candidate for investors looking to streamline costs and timelines. Situated on an oversized lot, there’s added value and potential for expansion, outdoor living space, or future improvements. An uncommon find for a home of this size. The property retains vintage character and sits on a footprint that’s easy to reconfigure or modernize, giving you flexibility to maximize returns. Conveniently located with easy access to local amenities, this is a smart addition to any investment portfolio. Seller is highly motivated, bring all offers! Sold strictly as-is. Bring your vision and turn this property into a standout success!

Key facts

• Vintage character
• Oversized lot
• Outdoor living space

Tags

• OVERSIZED LOT
• OUTDOOR LIVING SPACE
• VINTAGE CHARACTER
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/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 $218k (0.9% below list).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#133 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: schools C-, amenities F, cost of living F.
• Howard County Public Schools (suburban): math 34% / reading 49% proficiency, ranked #1 of 24 in MD (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 5 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 881 units permitted in Howard County in 2024 (285 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.4% local appreciation)).
• Howard County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $220k implies a 633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,699 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (median comp): $364,739
• List price: $219,999
• Delta: -39.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8434 Commercial St	0.00mi	2/1.0	1,050 (0%)	1mo	$175,000	$167	99
8515 Williams St	0.21mi	2/1.5	908 (-14%)	12mo	$285,000	$314	56
8114 Sheffield Ct	0.74mi	3/1.5 (+1)	1,120 (+7%)	7mo	$360,000	$321	42
8228 Cambridge Ct	0.73mi	2/1.5	1,120 (+7%)	20mo	$355,000	$317	36
9635 Glendower Ct	0.74mi	2/2.5	1,126 (+7%)	23mo	$400,000	$355	28
8126 Sheffield Ct	0.74mi	3/1.0 (+1)	1,174 (+12%)	20mo	$340,000	$290	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.70×
• Total profit: $43,262
• Equity at exit: $103,977

10-year hold

• IRR: 13.8%
• Equity multiple: 3.14×
• Total profit: $131,541
• Equity at exit: $164,288

Cash invested: $61,600 (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 20763

• Home prices YoY: 1.0%
• Active inventory: 5
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$289 /mo · $3,470/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $188

Break-even live

Break-even rent $1,942

Max offer price $219,999

Occupancy floor 86%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8954 River Island Dr Savage, MD	1.0–2.0	1.0–2.0	975	$2,049	$2.10	43d	1	0.25mi
8542 Foxborough Dr Savage, MD	1.0–2.0	1.0–1.5	903	$2,025	$2.24	43d	1	0.37mi
8800 Howard Hills Dr Savage, MD	2.0–3.0	1.0–1.5	1069	$1,995	$1.87	43d	1	0.47mi
8305 Ari Ct Jessup, MD	1.0–2.0	1.0–1.5	918	$2,100	$2.29	43d	1	0.68mi
9638 Glendower Ct Laurel, MD	2.0	2.5	1400	$2,450	$1.75	21d	1	0.77mi
8938 Oakwood Way Jessup, MD	2.0	2.0	1488	$2,295	$1.54	21d	1	0.92mi
9423 Woodsong Ct Laurel, MD	3.0	2.0	1134	$2,500	$2.20	10d	1	0.94mi
9713 Queen Annes Lace Laurel, MD	1.0–3.0	1.0–2.0	1114	$2,035	$1.83	43d	1	1.27mi
9054 Canterbury Riding #147 Laurel, MD	3.0	2.5	1380	$2,400	$1.74	17d	1	1.27mi
8450 Upper Sky Way Laurel, MD	1.0–3.0	1.0–2.0	1085	$3,146	$2.90	1d	7	1.43mi

Listing history 5 events

1. 2026-05-06
   price $275,000 988-char remark

   Show marketing remark (988 chars)

   NEW LOW PRICE! MUST SELL, WILL LOOK AT ALL OFFERS! Investor opportunity with serious upside! This small semi-detached home, built in 1900, offers a straightforward 2-bedroom, 1-bath layout that is perfect for a focused, high-impact renovation. With no basement to worry about, the project scope stays simpler and more predictable, making it an ideal candidate for investors looking to streamline costs and timelines. Situated on an oversized lot, there’s added value and potential for expansion, outdoor living space, or future improvements. An uncommon find for a home of this size. The property retains vintage character and sits on a footprint that’s easy to reconfigure or modernize, giving you flexibility to maximize returns. Conveniently located with easy access to local amenities, this is a smart addition to any investment portfolio. Seller is highly motivated, bring all offers! Sold strictly as-is. Bring your vision and turn this property into a standout success!

2. 2026-05-06
   historical Active Under Contract 988-char remark

   Show marketing remark (988 chars)

   NEW LOW PRICE! MUST SELL, WILL LOOK AT ALL OFFERS! Investor opportunity with serious upside! This small semi-detached home, built in 1900, offers a straightforward 2-bedroom, 1-bath layout that is perfect for a focused, high-impact renovation. With no basement to worry about, the project scope stays simpler and more predictable, making it an ideal candidate for investors looking to streamline costs and timelines. Situated on an oversized lot, there’s added value and potential for expansion, outdoor living space, or future improvements. An uncommon find for a home of this size. The property retains vintage character and sits on a footprint that’s easy to reconfigure or modernize, giving you flexibility to maximize returns. Conveniently located with easy access to local amenities, this is a smart addition to any investment portfolio. Seller is highly motivated, bring all offers! Sold strictly as-is. Bring your vision and turn this property into a standout success!

3. 2026-04-24
   price $280,000 988-char remark

   Show marketing remark (988 chars)

   NEW LOW PRICE! MUST SELL, WILL LOOK AT ALL OFFERS! Investor opportunity with serious upside! This small semi-detached home, built in 1900, offers a straightforward 2-bedroom, 1-bath layout that is perfect for a focused, high-impact renovation. With no basement to worry about, the project scope stays simpler and more predictable, making it an ideal candidate for investors looking to streamline costs and timelines. Situated on an oversized lot, there’s added value and potential for expansion, outdoor living space, or future improvements. An uncommon find for a home of this size. The property retains vintage character and sits on a footprint that’s easy to reconfigure or modernize, giving you flexibility to maximize returns. Conveniently located with easy access to local amenities, this is a smart addition to any investment portfolio. Seller is highly motivated, bring all offers! Sold strictly as-is. Bring your vision and turn this property into a standout success!

4. 2026-04-17
   listed $299,000 Active 988-char remark

   Show marketing remark (988 chars)

   NEW LOW PRICE! MUST SELL, WILL LOOK AT ALL OFFERS! Investor opportunity with serious upside! This small semi-detached home, built in 1900, offers a straightforward 2-bedroom, 1-bath layout that is perfect for a focused, high-impact renovation. With no basement to worry about, the project scope stays simpler and more predictable, making it an ideal candidate for investors looking to streamline costs and timelines. Situated on an oversized lot, there’s added value and potential for expansion, outdoor living space, or future improvements. An uncommon find for a home of this size. The property retains vintage character and sits on a footprint that’s easy to reconfigure or modernize, giving you flexibility to maximize returns. Conveniently located with easy access to local amenities, this is a smart addition to any investment portfolio. Seller is highly motivated, bring all offers! Sold strictly as-is. Bring your vision and turn this property into a standout success!

5. 1988-09-15
   soldstatus $30,000

ⓘ 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: $3,470 · $289/mo
• Projected year-2 tax: $3,470 · $289/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,163
• − Mortgage interest: −$12,323
• − Property taxes: −$3,470
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$6,400
• Taxable loss: −$1,316
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,570/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: Howard County Public Schools
• NCES district ID: 2400420
• Math proficiency: 34% ▼ -22.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $108,056
• Composite: 41.23/100
• National rank: #3535
• State rank: #1 of 24 in MD

Livability — Savage

• Score: 73/100
• State rank: #133
• US rank: #5622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savage, MD
• City population: 2,320
• Population (ZIP): 2,320

Population outlook (Howard County) Hauer SSP2

• Today (2025): 367,857 people
• By 2030: 394,054 · +7.1%
• By 2040: 443,509 · +20.6%
• By 2050: 488,124 · +32.7%
• By 2075: 594,860 · +61.7%
• By 2100: 648,772 · +76.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 52% Black 38% Hispanic / Latino 4% Asian 4% Two or more races 3%
• Common ancestry: Slovak 5% Lithuanian 4% Serbian 3%
• Foreign-born: 11% · Canada
• Languages at home: 76% English-only · French/Haitian/Cajun 5% Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Howard

• 2024 margin: Solid D (+41.8) · D 69.1% · R 27.4% · Other 3.5%
• 2008→2024 swing: +19.9pp toward D · 2008: 21.9pp · 2024: 41.8pp
• All cycles: 2024: D+41.8 2020: D+44.3 2016: D+33.5 2012: D+21.2 2008: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.41%
• Current HPI: 334.9894
• 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

+816.7% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $275,000 BRIGHT MLS
• 2026-05-06 Contingent — BRIGHT MLS
• 2026-04-24 Price Changed $280,000 BRIGHT MLS
• 2026-04-17 Listed $299,000 BRIGHT MLS
• 1988-09-15 Sold (Public Records) $30,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,470 · +3.6% YoY. Source: county tax records.