82 Sandyhook Rd
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Nearby Schools
Educational options and performance ratings in the area.
Showell Elementary School
Stephen Decatur Middle School
Stephen Decatur High School
Property Overview
A stunning investment opportunity in a prime location. This property features modern amenities, spacious living areas, and strong rental potential.
Features & Amenities
Haven AI Verdict
Data provided by Haven AI. Disclaimer
Haven AI
This investment presents a challenging profile for a conservative analyst. While the location in Berlin, MD offers stability and a healthy 4% appreciation rate, the immediate financial outlook is problematic. A monthly cash flow of -$338 creates a 'negative carry' situation, requiring the investor to inject capital monthly to maintain the asset. With a rental yield of only 5.11%, the property fails to cover estimated debt service and operating expenses adequately at current market rates. For a conservative strategy, relying solely on future appreciation to offset current losses is speculative and increases downside risk. Unless the acquisition price is negotiated lower or the rental income is significantly under-market, this asset is not a cash-flow-positive play.
- • Strong location near coastal amenities and quality schools in Berlin
- • Desirable 4-bedroom layout attracts long-term family tenants
- • Steady 4% projected annual appreciation in a historically stable market
- • Negative monthly cash flow of -$338 creates an immediate capital drain
- • Current rental yield of 5.11% is insufficient to cover debt service in the current interest rate environment
- • Investment success is overly dependent on appreciation rather than operational income
- • Large square footage increases potential maintenance and turnover costs
10-Year Price Projection
Price & Tax History
Price History
| Date | Event | Price | Price/sqft |
|---|---|---|---|
| 2026-04-10 | Listed for sale | $425,000 | $214 |
| 2019-07-23 | Sold | $259,000 | $130 |
| 2010-03-25 | Sold | $150,000 | $75 |
| 2009-12-12 | Listing removed | $229,900 | $116 |
| 2009-11-25 | Price change | $229,900 | $116 |
| 2009-11-08 | Listed for sale | $249,900 | $126 |
| 2002-06-28 | Sold | $163,500 | $82 |
Tax History
| Year | Property Tax | Tax Assessment |
|---|---|---|
| 2025 | $3,338.43 | $360,133 |
| 2024 | $3,064.31 | $320,200 |
| 2023 | $2,752.33 | $287,600 |
| 2022 | $2,440.35 | $320,200 |
| 2021 | $2,128.37 | $222,400 |
| 2020 | $2,054.68 | $214,700 |
| 2019 | $1,980.99 | $222,400 |
| 2018 | $1,887.37 | $199,300 |
| 2017 | $1,887.37 | $199,300 |
| 2016 | $1,993.98 | $199,300 |
| 2015 | $1,993.98 | $207,600 |
| 2014 | $1,993.98 | $207,600 |
| 2013 | $0 | $207,600 |
| 2012 | $0 | $247,700 |
| 2011 | $0 | $247,700 |
| 2010 | $0 | $247,700 |
| 2009 | $0 | $289,690 |
| 2008 | $0 | $259,466 |
| 2007 | $0 | $229,243 |
| 2006 | $0 | $199,020 |
| 2005 | $0 | $175,426 |
| 2004 | $0 | $151,833 |
| 2003 | $0 | $128,240 |
| 2002 | $0 | $117,120 |
| 2001 | $0 | $106,000 |
Investment Numbers & Operating Model
Standardized cash flow underwriting modeled with state tax schedules, regional insurance hazard risk, and disciplined operating reserves.
Multi-factor yield grade
NOI: $17,464/yr
On $97,750 invested
Negative debt coverage
Equity + cumulative cash
Monthly Cash Flow Breakdown
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