1066 Saybrook Harbour · Riviera Beach, MD 21122

$330,000

3 bd · 1.5 ba · 1,400 sqft · Townhouse public records · 6 Days on market

Built 1984 3,049 sqft lot Est $356k · 7% under $195/mo HOA · 7% of rent

---

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 +13.3/30.0
• ARV discount +10.7/15.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• 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

* * Move-In Ready End Unit Townhome in Desirable Waterfront Community! * * * * Priced to sell FAST!! * * * * NEW CARPET JUST INSTALLED TODAY!! 6/12/26 (Photos do not show the new carpet) * * Welcome home to this beautifully maintained 3-level end-unit townhome situated on one of the largest lots in the community! Proudly owned by the original owner since new, this property offers comfort, convenience, and access to fantastic waterfront amenities. This spacious home features 3 bedrooms and 1 full bathroom on the upper level, along with a partially finished basement complete with a remodeled half bathroom. Both bathrooms have been tastefully updated, and the home has been freshly p

Key facts

• $195 HOA
• Built 1984
• Listed 6 days

Property features AI

Finance

• Other: Total below-grade area 280 (assessor); Above-grade finished area 1,120 (assessor)
• HOA & community: HOA fee of $195 per month

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric cooling fuel; Hot water: Other
• Home design: End of row townhouse; Fee simple ownership
• Construction: Frame, brick and vinyl siding construction; Block foundation; Above-grade and below-grade structures; Estimated year built
• Exterior features: Sidewalks; Water-oriented property on a creek

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump(s); Central air conditioning (electric)
• Interior features: Partially finished basement; Assessor as source for living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $330k.

Deal economics

• At list price, monthly cash flow is $3 ($31/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 $285k (13.6% below list).
• Recommended offer: $285k (13.6% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; list at $330k implies a 403% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $285,161 (13.6% 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. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $355,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1056 Saybrook Harbour	0.01mi	3/1.5	1,400 (0%)	2mo	$365,000	$261	98
961 Mount Desert Harbour	0.09mi	3/1.5	1,400 (0%)	0mo	$359,000	$256	95
925 Mount Desert Harbour	0.14mi	3/1.5	1,400 (0%)	1mo	$350,000	$250	93
912 Hingham Harbour	0.19mi	3/1.5	1,400 (0%)	0mo	$355	—	91
1027 Cutler Harbour	0.12mi	3/2.5	1,440 (+3%)	1mo	$415,122	$288	85
889 New London Harbour	0.24mi	3/1.5	1,400 (0%)	4mo	$374,900	$268	85
8639 Cobscook Harbour	0.25mi	3/1.5	1,400 (0%)	6mo	$355,000	$254	84
819 De Franceaux Hbr	0.26mi	3/2.0	1,400 (0%)	6mo	$395,000	$282	81
1186 Annis Squam Harbour	0.33mi	3/2.0	1,400 (0%)	3mo	$340,000	$243	81
8649 Cobscook Harbour	0.27mi	4/2.0 (+1)	1,400 (0%)	1mo	$355,000	$254	79
1040 Cape Splitt Harbour	0.20mi	3/1.5	1,524 (+9%)	4mo	$345,000	$226	73
1185 Annis Squam Harbour	0.30mi	3/1.5	1,509 (+8%)	7mo	$365,000	$242	67

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-59,574
• Equity at exit: $49,204

10-year hold

• IRR: -16.4%
• Equity multiple: 0.17×
• Total profit: $-76,231
• 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: 9.6×

Monthly cashflow live

• Estimated rent: $2,852 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$138
• HOA: −$195
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $3

Break-even live

Break-even rent $2,848

Max offer price $330,000

Occupancy floor 95%

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 15 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	24d	1	0.10mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	5d	1	0.51mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	3d	1	0.51mi
950 Nabbs Creek Rd Glen Burnie, MD	4.0	3.5	1752	$6,500	$3.71	24d	1	0.89mi
932 12th St Pasadena, MD	3.0	2.5	1100	$2,750	$2.50	44d	1	1.04mi
7707 Warsaw Ave Glen Burnie, MD	3.0	1.0	924	$2,400	$2.60	11d	1	1.10mi
8582 Beacon Point Rd Pasadena, MD	3.0	1.5	1159	$2,650	$2.29	2d	1	1.10mi
8436 Bay Dr Pasadena, MD	4.0	3.0	1004	$3,200	$3.19	24d	1	1.16mi
329 Bar Harbor Rd Pasadena, MD	2.0	1.0	1500	$2,050	$1.37	15d	1	1.21mi
329 Bar Harbor Rd Pasadena, MD	2.0	1.0	1500	$2,150	$1.43	10d	1	1.21mi
3630 Saltwood Gln Pasadena, MD	2.0	2.0	960	$2,339	$2.44	3d	1	1.30mi
1122 Hilltop Rd Orchard Beach, MD	3.0	2.0	1041	$2,399	$2.30	24d	1	1.30mi
765 202nd St Pasadena, MD	3.0	1.0	1200	$2,300	$1.92	14d	1	1.32mi
216 Dunlap Rd Pasadena, MD	4.0	2.0	1110	$3,000	$2.70	44d	1	1.35mi
3631 Dorshire Ct Pasadena, MD	3.0	2.0	1540	$2,495	$1.62	20d	1	1.49mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-18
   days on market $330,000 Active 6 DOM
2. 2026-06-17
   price $330,000 Active 5 DOM
3. 2026-06-17
   days on market $350,000 Active 5 DOM
4. 2026-06-16
   days on market $350,000 Active 4 DOM
5. 2026-06-15
   days on market $350,000 Active 3 DOM
6. 2026-06-13
   statusdays on market $350,000 Active 1 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-09
   days on market $350,000 Coming Soon 18 DOM
9. 2026-06-08
   days on market $350,000 Coming Soon 17 DOM
10. 2026-06-07
    days on market $350,000 Coming Soon 16 DOM
11. 2026-06-04
    days on market $350,000 Coming Soon 13 DOM
12. 2026-06-03
    days on market $350,000 Coming Soon 12 DOM
13. 2026-06-02
    days on market $350,000 Coming Soon 11 DOM
14. 2026-06-01
    days on market $350,000 Coming Soon 10 DOM
15. 2026-05-31
    days on market $350,000 Coming Soon 9 DOM
16. 2026-05-22
    historical $350,000
17. 1985-06-28
    soldstatus $65,640

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,921 · $243/mo
• Expected delta: +$676/yr (+$56/mo · 30.1%)

ⓘ 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 60% 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: $34,219
• − Mortgage interest: −$18,485
• − Property taxes: −$2,246
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,738
• − Management: −$2,738
• − HOA: −$2,340
• − Depreciation: −$9,600
• Taxable loss: −$5,577
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $1,369/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

+433.2% since first listed

2 events — show timeline

• 2026-05-22 Coming Soon $350,000 BRIGHT MLS
• 1985-06-28 Sold (Public Records) $65,640 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,246 · +2.6% YoY. Source: county tax records.