8166 Hazy Dawn Ct · Pasadena, MD 21122

$290,000

2 bd · 1.5 ba · 1,220 sqft · Townhouse public records · 8 Days on market

Built 1989 2,000 sqft lot $238/sqft · 15% below area Est $340k · 15% under $38/mo HOA · 2% of rent ↓ 20% since listing

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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).

• Cash flow +15.1/30.0
• ARV discount +14.1/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in this charming brick-front townhome in Pasadena! This 2-bedroom, 1.5-bath home is full of potential and just waiting for your personal touches. Priced accordingly, it’s a great chance to build equity while creating a space that truly feels like home. The main level features a functional kitchen with breakfast bar and electric cooking, along with comfortable living space ready for your updates. Upstairs offers two nicely sized bedrooms and a full bath. The finished basement adds valuable extra living space—perfect for a rec room, home office, or workout area. Step outside to a fenced backyard with deck backing to trees—ideal for relaxing, entertaining,

Key facts

• $38 HOA
• Built 1989
• Listed 8 days

Property features AI

Finance

• Other: Property manager present; Below-grade area (unfinished) approximately 600 sq ft; Above-grade finished area approximately 1,220 sq ft; Property condition listed as below average; No horse privileges
• HOA & community: HOA fee $114 quarterly; HOA covers management, reserve funds, and road maintenance; Community amenities include tot lots/playground

Exterior

• Parking: Off-street parking; Parking lot
• Utilities: Public water; Public sewer; Electric service (150 amps); Cable TV available; Electric hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Not in a federal flood zone
• Construction: Aluminum siding with brick front; Block foundation; Asphalt roof; Double-pane windows
• Exterior features: Rear privacy fencing; Deck(s); Shed

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator; Exhaust fan
• Bedrooms: Two bedrooms on the first upper level; Rooms listed: Master bedroom, Bedroom 2
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (all upper levels); One half bathroom (lower level)
• Heating & cooling: Heat pump(s) for heating; Electric cooling (other type)
• Interior features: Traditional floor plan with combination kitchen/dining and combination dining/living areas; Eat-in kitchen with table space; Carpeted areas; Vinyl flooring; Basement present (other type)
• Laundry & utility: Washer and dryer (electric); Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $249k (14.0% below list).
• Recommended offer: $249k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.1% in Pasadena — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#100 in MD, #3,887 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A-; Watch: crime D+, amenities 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: Rents flat; 254 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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, 58% 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 $249,311 (14.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (median comp): $339,580
• List price: $290,000
• Delta: -14.60%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8166 Hazy Dawn Ct	0.00mi	2/1.5	1,220 (0%)	0mo	$300,000	$246	100
323 Cool Breeze Ct	0.13mi	3/1.0 (+1)	1,208 (-1%)	5mo	$315,000	$261	81

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-46,318
• Equity at exit: $43,240

10-year hold

• IRR: -12.5%
• Equity multiple: 0.33×
• Total profit: $-54,070
• Equity at exit: $25,074

Cash invested: $81,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$192 /mo · $2,308/yr
• Insurance: −$121
• HOA: −$38
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $98

Break-even live

Break-even rent $2,370

Max offer price $290,000

Occupancy floor 91%

Sensitivity live

Price	-10% $262	-5% $180	+0% $98	+5% $15	+10% $-67
Rent	-10% $-99	-5% $-1	+0% $98	+5% $196	+10% $295
Rate	-1.0pp $244	-0.5pp $171	base $98	+0.5pp $22	+1.0pp $-54

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Mulberry Ridge Ct Pasadena, MD	3.0	3.5	1335	$2,595	$1.94	6d	1	0.10mi
765 202nd St Pasadena, MD	3.0	1.0	1200	$2,300	$1.92	15d	1	0.76mi
8125 Gray Stone Ln Pasadena, MD	3.0	3.5	1232	$2,700	$2.19	22d	1	0.93mi
8009 Cameryn Pl Pasadena, MD	2.0–3.0	2.0	1217	$2,345	$1.93	3d	9	1.12mi
932 12th St Pasadena, MD	3.0	2.5	1100	$2,750	$2.50	44d	1	1.18mi
108 Mountain Rd Unit 3D Glen Burnie, MD	2.0	1.0	819	$1,900	$2.32	24d	1	1.25mi
7707 Warsaw Ave Glen Burnie, MD	3.0	1.0	924	$2,400	$2.60	12d	1	1.32mi
8115 Evening Star Dr Pasadena, MD	1.0–3.0	1.0–2.0	1213	$2,745	$2.26	2d	32	1.39mi
69 Wishing Rock Rd Pasadena, MD	2.0	1.0	1200	$1,800	$1.50	3d	1	1.46mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: electric

Listing history 13 events

1. 2026-05-08
   status Pending 1118-char remark
2. 2026-05-01
   listed $290,000 Active 1118-char remark
3. 2026-04-30
   historical $290,000 1118-char remark
4. 2019-09-04
   historical
5. 2019-03-15
   listed $234,000 Active
6. 2008-08-14
   historical
7. 2008-06-30
   price
8. 2008-03-30
   listed
9. 1998-04-06
   soldstatus $94,900
10. 1998-03-06
    soldstatus $94,900
11. 1998-01-15
    historical
12. 1997-07-17
    listed $94,900
13. 1989-06-30
    soldstatus $375,000

ⓘ 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: $2,308 · $192/mo
• Projected year-2 tax: $2,735 · $228/mo
• Expected delta: +$426/yr (+$36/mo · 18.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $29,917
• − Mortgage interest: −$16,245
• − Property taxes: −$2,308
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − HOA: −$456
• − Depreciation: −$8,436
• Taxable loss: −$3,765
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $2,074/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 — Pasadena

• Score: 75/100
• State rank: #100
• US rank: #3887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasadena, MD
• County: Anne Arundel County · 535,653 people
• City population: 61,566
• 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

-20.0% since first listed

14 events — show timeline

• 2026-06-16 Sold (MLS) $300,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-01 Listed $290,000 BRIGHT MLS
• 2026-04-30 Coming Soon $290,000 BRIGHT MLS
• 2019-09-04 Listing Removed — BRIGHT MLS
• 2019-03-15 Listed $234,000 BRIGHT MLS
• 2008-08-14 Delisted — MRIS
• 2008-06-30 Price Changed — MRIS
• 2008-03-30 Listed — MRIS
• 1998-04-06 Sold (Public Records) $94,900 Public Records
• 1998-03-06 Sold (MLS) $94,900 MRIS
• 1998-01-15 Delisted — MRIS
• 1997-07-17 Listed $94,900 MRIS
• 1989-06-30 Sold (Public Records) $375,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,308 · +2.8% YoY. Source: county tax records.