Rent estimate climbs to $2,914 Updated 11 days ago • 1 new comp More about this home Neighborhood Assessment 1388 Primrose Rd sits in Parkway, Annapolis' 21403 zip—prime spot near historic downtown. You've got solid schools like Tyler Heights Elementary (6/10 rating, 0.4 miles away), and comps on the same street average ~$340K Zestimates for similar 3-bed, 1K+ sqft homes. Walkability's decent to shops and waterfront vibes, though not elite. Recent updates like new appliances and HVAC make it turnkey, but neighborhood's steady appreciation signals good long-term hold.
Comps show tight pricing—neighbors at $315K-$385K—your $345K list fits right in at $289/sqft. No HOA's a win, plus fenced yard boosts appeal. Annapolis' tourism and naval base keep demand hot; watch for waterfront developments boosting values. Market Activity + Ask a question in the app Rental Income $35K Yield 10.1% Appreciation $5K
Year 1 Estimates
Fix-and-Flip Adding a deck and patio creates a highly desirable outdoor living space. These features boost your property's value, increasing price per square foot from $329 to $384, an impressive 16.6% jump that helps your home shine.
This upgrade unlocks significant potential, elevating your home’s market appeal and rental prospects. By blending indoor comfort with outdoor relaxation, you create a standout living experience that attracts quality buyers and renters, ensuring excellent long-term value. Comps 6 Uplift +17% Buy-Rehab-Rent This property offers a promising ARV between $298,000 and $329,000. With a solid rental income projection of $2,882 monthly, the asset supports a strong 11% yield, making it a viable candidate for a standard BRRRR strategy.
Investors should focus on maintaining tight renovation budgets to protect equity. Given the consistent rental demand and healthy yield potential, this project presents a reliable path toward long-term cash flow and steady market appreciation. Rental Income $35K Yield 11.0% Appreciation $5K Year 1 Estimates, Post Typical Renovation Estimated value $345K Comparative Market Analysis $300K – $617K ~69 days to sell Based on 8 comps A fresh roof on this 1978 Colonial is a powerhouse move for your equity. With no HOA to worry about, you have total control over materials. Since our analysis shows a market value potential up to $457,000, ensuring the structural shell is tight is critical for a top-dollar exit.
For a house this size (1,192 sqft), you’re likely looking at a roofing area of roughly 10–14 squares (1,000–1,400 sqft) including pitch and overhangs. This is a relatively small job, which keeps your out-of-pocket costs manageable while significantly boosting curb appeal and buyer confidence.
ROI: Typically recovers 60-70% of cost at sale, but more importantly, it prevents "inspection scares" that can tank a deal.
Tax Tip: This is a capital improvement. Save your receipts to increase your cost basis, which lowers your taxable gain when you eventually sell.
Insurance: A new roof can often lower your premiums, especially since your wind risk score is a 6/10 ("Major").
| Roofing Option | Estimated Price |
| :--- | :--- |
| Standard Asphalt | $6,500 - $8,000 |
| Architectural Shingles | $8,500 - $11,000 |
| Tear-off & Disposal | Included |
Dishwasher Upgrade: Cost & ROI Adding a dishwasher at Primrose Rd is a sharp move. With a rent potential of $2,790 and a resale target above $413k, this is a "must-have" for modern families. Since your stainless appliances are only two years old, matching the finish is key to keeping the kitchen's cohesive look.
| Expense | Estimated Cost |
| :--- | :--- |
| Mid-Range SS Dishwasher | $550 – $850 |
| Professional Installation | $150 – $300 |
| Basic Plumbing/Electrical | $100 – $200 |
Because this property was built in 1978, ensure you have a 24-inch cabinet space next to the sink. If you're replacing a cabinet, it’s a capital improvement. This means you can add the cost to your property's basis, which helps lower your tax bill when it’s time to exit.
Tenant Appeal: Properties without dishwashers sit longer on the market and often see a $50/month rent discount.
Energy Savings: Modern units are a great selling point for eco-conscious renters in the 21403 zip code.
Resale Value: At your $345k price point, buyers view a dishwasher as a standard requirement, not a luxury. Roof Details & Age Looking at the data for this 1978 Annapolis colonial, the specific roof age isn't explicitly listed in the public records or the agent’s description. However, we can use the other system updates to get a clear picture of the home's maintenance cycle.
While the listing doesn't brag about a new roof, it does highlight significant 2018 and 2024 upgrades. Typically, in this Parkway neighborhood, these homes use standard asphalt composite shingles.
Key Maintenance Timeline
| System | Estimated Age/Status |
| :--- | :--- |
| HVAC & Compressor | ~6 Years (Updated 2018) |
| Windows | ~6 Years (Updated 2018) |
| Water Heater | ~2 Years (Updated 2024) |
| Kitchen Appliances | ~2 Years (Updated 2024) |
| Roof | Unconfirmed |
Since the roof wasn't mentioned alongside the 2018 windows and HVAC overhaul, it may be older than those systems. I'd recommend having your inspector check for granule loss and shingle curling.
In this market, a 1,192 sqft roof replacement could run you roughly $8,000–$12,000, so knowing the remaining 'useful life' is a big deal for your wallet. If it's over 15 years old, use that as a negotiation point to ensure you aren't stuck with a surprise bill shortly after closing. History of 1388 Primrose Rd This 1978-built duplex has a track record of steady appreciation in the Parkway neighborhood. It has transitioned from a sub-$100k starter home in the late 90s to a well-maintained property nearing the $350k mark today.
| Date | Milestone | Price |
| :--- | :--- | :--- |
| Jan 2026 | Listed/Contingent | $345,000 |
| Feb 2018 | Sold | $199,900 |
| Sep 2011 | Sold | $135,000 |
| Jan 1999 | Sold | $88,500 |
The significant jump in value since 2018 is backed by smart maintenance, including a new HVAC system and windows installed that year. More recently, the property was refreshed with a new water heater and stainless kitchen appliances around 2024, keeping it competitive with local market standards.
With no HOA and a large fenced yard, this home has historically been a winner for buyers looking for Annapolis charm without the premium price tag. It’s currently under contract, showing that the market still has a huge appetite for turnkey options in the 21403 zip code. Safety Insights for Annapolis Annapolis is generally a safe harbor with a strong community vibe, particularly in the 21403 zip code. Like any city with high tourism and a naval base, crime is present but often concentrated in specific areas. The Primrose Road area is a primarily residential, family-centric pocket.
Our neighborhood assessment notes solid school ratings nearby, like Tyler Heights Elementary (6/10), which typically reflects a stable environment. While property crime can be higher in urban centers, the property’s fully fenced large backyard and private driveway offer significant practical security that many urban rentals lack.
| Safety Context | Status |
| :--- | :--- |
| Property Crime | Slightly Above National |
| Violent Crime | Near National Average |
| Neighborhood Feel | Residential & Improving |
Parkway’s steady value appreciation indicates that both families and investors feel comfortable here long-term. With no HOA restrictions, you’re free to install smart security tech like Ring cameras or motion-sensor lighting to further protect your equity and keep your tenants feeling secure. Foundation Condition Review The current listing and property data for 1388 Primrose Rd show no reported foundation issues. This home features a concrete slab foundation, which is generally very stable and avoids the moisture and flooding risks often found in Maryland basements or crawlspaces.
Built in 1978, the structure has had plenty of time to settle. A great sign is the 2018 window replacement; if the foundation were actively shifting, you would typically see gaps around frames or windows that stick. The lack of reported structural repairs suggests the slab is in good shape.
| Feature | Details |
| :--- | :--- |
| Foundation Type | Concrete Slab |
| Basement | None |
| Year Built | 1978 |
| Exterior | Aluminum Siding |
Since the property is currently "Contingent," it’s likely already undergone a professional home inspection. In this price range ($345,000), a solid slab is a win for your pocket because it means lower long-term maintenance costs and fewer surprises during the closing process. Tax-Efficient Buying Strategy To keep more cash in your pocket on this 1,192 sqft Annapolis home, I'd look at two specific strategies. First, the Primary Residence play is huge. If you live here for two years, you qualify for the Section 121 exclusion, letting you take up to $250k (or $500k if married) in profit tax-free later.
Since our analysis shows a potential market value up to $457,000, you're looking at a massive tax-free gain compared to the $345,000 list price.
If you prefer the Investment route, our rental data suggests $2,790 in monthly income. You’ll want to maximize the 27.5-year depreciation schedule. This "paper loss" can often wipe out the tax bill on your rental profit, essentially letting you collect that $33k+ annual rent nearly tax-free.
| Strategy | Primary Benefit |
| :--- | :--- |
| House Hacking | Section 121 Capital Gains Exclusion |
| Rental Setup | 27.5-Year Depreciation Write-offs |
| MD Homestead | Limits annual property tax increases |
Don't forget the Maryland Homestead Tax Credit. Since this is a duplex-style structure, ensuring you're registered can cap how much the city increases your $3,874 tax bill each year. It’s a simple move that protects your long-term cash flow from local tax hikes. Flood Risk and Insurance Status Great news—you’re in the clear regarding flood mandates! This property sits in FEMA Zone X (unshaded), which is classified as a "Minimal Risk" area. From a pocketbook perspective, this is a huge win because most lenders won't require you to carry a separate flood insurance policy.
While flooding isn't a major threat, keep an eye on other climate factors. The property has a Major wind risk rating (6/10) and an Extreme heat risk (9/10). Since the HVAC and windows were updated in 2018, you’re already in a better position to handle those Maryland summers and coastal gusts.
| Hazard Category | Risk Score | Insurance Status |
| :--- | :--- | :--- |
| Flood | Minimal (1/10) | Not Required |
| Wind | Major (6/10) | Likely Required |
| Fire | Minimal (1/10) | Optional | Property Tax Estimate for Annapolis Hey there! Let's talk numbers so you know exactly what’s leaving your pocket. Based on the current property data, the specific tax rate for this home is 0.85%. The last recorded annual tax bill was $3,874, which is a solid baseline for your budget.
Keep in mind that assessments in Anne Arundel County can shift when a property sells. Right now, the home is assessed at $270,400. If you pick this up at the $345,000 list price, expect the county to eventually adjust the assessment, which could bump your yearly taxes slightly.
| | Details |
| :--- | :--- |
| Annual Tax (Last Paid) | $3,874 |
| Tax Rate | 0.85% |
| Assessed Value | $270,400 |
| Tax District | Anne Arundel County |
Pro tip: If this is going to be your primary residence, look into the Homestead Tax Credit immediately. It’s a great way to cap how much your taxable assessment can rise each year, keeping more money in your bank account as the neighborhood appreciates! HVAC Warranty Status? The listing highlights that the HVAC and air compressor were replaced in 2018. Most major manufacturers offer a 10-year parts warranty if the unit was registered by the original owner. Since we are currently in 2026, there may be about two years of coverage remaining on parts.
However, you need to be careful. Many HVAC warranties are only transferable if the new owner registers the transfer within 60 days of closing, and sometimes a small fee is involved. If it wasn't registered initially, the standard 5-year warranty would have already expired in 2023.
| Feature | Installed/Age | Estimated Warranty Status |
| :--- | :--- | :--- |
| HVAC & Compressor | 2018 | Check for 10-year parts reg |
| Water Heater | ~2 Years Old | Likely under manufacturer coverage |
| Kitchen Appliances | ~2 Years Old | Likely under manufacturer coverage |
| Water Filter | Recent | Lifetime Warranty (Confirmed) |
While the HVAC is the big-ticket item to verify, don't miss that the water filter comes with a lifetime warranty. That’s a great perk that saves you from future maintenance headaches. I'd recommend asking the seller for the HVAC brand and serial number so we can look up the registration status during your due diligence period. Property Easements & Access Since this 1,192 sqft home is a twin/semi-detached property, you’ll definitely have some standard easements to keep in mind. While the public records don't show unusual restrictions, these "common" ones are likely part of the deal:
Party Wall Agreement: Standard for duplexes; you share a wall and responsibility with the neighbor at 1390 Primrose Rd.
Utility Easements: The city needs access to the public sewer and water lines running through your 3,600 sqft lot.
Driveway Access: With a "welcoming driveway" mentioned, you'll want to verify if any portion is shared with the adjacent unit.
| Typical Encumbrance | Impact on Your Pocket |
| :--- | :--- |
| Party Wall | Shared repair costs for common structural components. |
| Public Utility | Restricts building permanent structures (like a pool) over lines. |
| Setback Requirements | Limits how close you can build to your neighbors. |
Always have your title company pull the Plat Map during due diligence. It’ll show exactly where any lines are drawn. Since there’s no HOA, you have more freedom, but you still can't build a shed on top of a city sewer main!
Verify these details in the title report to ensure no surprise "right-of-ways" allow neighbors to cut through your fenced backyard. Safety & Crime in Annapolis Hey there! When you're looking at property in Annapolis, especially in the 21403 zip code, safety is naturally top of mind. Annapolis generally has a crime rate that sits slightly higher than the national average, but it’s very neighborhood-specific.
The Parkway area, where 1388 Primrose Rd is located, is a residential pocket that benefits from its proximity to the Naval Academy and the historic district. These areas tend to have a more consistent police presence and active community engagement.
| Crime Category | Rating vs National |
| :--- | :--- |
| Property Crime | Slightly Higher |
| Violent Crime | Average |
| Overall Safety | Moderate |
Most reported issues in this specific part of town are property-related, like porch piracy or car break-ins, rather than violent incidents. The fact that this home has a fully fenced backyard is a major plus for your peace of mind.
I'd always recommend checking a live crime map for the most recent 30-day activity on Primrose Road before closing. Overall, this remains a high-demand area where families and investors feel comfortable due to the strong local economy and tourism. Sewer system type This property is connected to a public sewer system, which is a major win for your wallet.
Since it's on the city grid, you won't have to deal with the maintenance, inspections, or the massive replacement costs associated with private septic systems. In a high-demand area like Annapolis, this is exactly what you want to see for a low-maintenance investment.
| System Detail | Status |
| :--- | :--- |
| Sewer Connection | Public Sewer |
| Water Source | Public |
| Maintenance | Managed by Municipality |
Public utilities mean predictable monthly bills and one less thing to worry about during a home inspection. It’s a standard setup for the Parkway subdivision and helps keep the property simple and worry-free for years to come. HVAC Service and Age Hey! Checking the 'bones' of a house is a pro move—nothing kills your cash flow faster than a surprise AC failure in the middle of summer. While the listing doesn't explicitly state there is a recurring service contract, there are very encouraging signs regarding the maintenance.
| | Status & Age |
| :--- | :--- |
| HVAC Unit | Replaced 2018 (~6 years old) |
| Air Compressor | Replaced 2018 |
| Water Heater | ~2 years old |
| Kitchen Appliances | ~2 years old |
The HVAC is relatively young, typically having a 15-20 year lifespan. The fact that the owner recently installed a water filter with a lifetime warranty and upgraded the appliances suggests they aren't the type to let things fall apart and likely kept up with seasonal tune-ups.
To be 100% safe, I’d suggest we ask the seller for the last two years of service receipts during the inspection period. This confirms the coils and drainage have been professionally cleared, keeping your utility bills low and the air crisp for years to come. Air Quality Risk Assessment The air quality risk for this property is rated as Moderate, with a score of 3 out of 10. From an investment standpoint, this is a great sign. It means you won't likely face health-related vacancies or the need for expensive high-end air purification systems to attract quality tenants.
Currently, the area sees about 3 bad air days per year. Looking ahead 30 years, that's only expected to tick up to 4 days. It’s a very stable outlook that shouldn't negatively impact your property value or long-term appreciation.
| Forecast Period | Bad Air Days Per Year |
| :--- | :--- |
| Current (Year 0) | 3 days |
| Year 15 | 4 days |
| Year 30 | 4 days |
Here are the quick takeaways for your pocket:
Low Volatility: The risk remains stable for the next three decades.
Maintenance: Standard HVAC filters are sufficient; no specialized upgrades required.
Comparison: This is much lower than the area's Heat Risk (9/10), which is where you should actually focus your utility budget. Heat Risk Analysis Hey there! Looking at the climate data for 1388 Primrose, we need to talk about that 9 out of 10 Extreme heat rating. It means cooling efficiency and system reliability are going to be top-of-mind for any owner or tenant in this pocket of Annapolis.
Currently, the area sees about 7 days per year of extreme heat, but that’s projected to double to 15 days over the next 30 years. With a peak temperature potential of 104°F, your cooling setup isn't just a luxury; it's the most critical system in the house.
| Heat Detail | Status |
| :--- | :--- |
| Risk Score | 9/10 (Extreme) |
| Current Hot Days | 7 Days |
| 30-Year Projection | 15 Days |
| Peak Temp Potential | 104°F |
| Cooling Type | Central Air (Elec) |
The silver lining here is that the HVAC and air compressor were replaced in 2018. That’s a huge win for your wallet because a newer system handles these Maryland humidity spikes way better than an aging unit.
Since the heating and cooling are both electric, expect your utility bills to climb during those peak summer months. To keep more cash in your pocket, I’d suggest checking the attic insulation or considering heat-reflective window films. It’s a small investment that makes a big difference when the thermometer hits triple digits. Drainage and Flood Risk In the Parkway neighborhood of Annapolis, you’re looking at very solid ground. This property carries a 1/10 Minimal Flood Risk score and sits in FEMA Zone X. This is the best-case scenario for your wallet, as flood insurance isn't required and risk is statistically very low.
Because this home is built on a slab foundation rather than a basement, you've already dodged the most common drainage headache: basement flooding. There’s no sump pump to fail or below-grade walls to worry about. The 3,600 sqft lot is manageable, and the fully fenced yard provides a clear area to monitor runoff.
| Feature | Detail |
| :--- | :--- |
| Flood Risk | 1/10 (Minimal) |
| FEMA Zone | X (Unshaded) |
| Foundation | Slab (No Basement) |
| Insurance | Not Required |
To keep your pocket protected, just stick to the basics. Annapolis gets heavy coastal rain, so ensure your downspouts are clear and extend at least 5 feet from the slab. Since the backyard is fenced, double-check that the grading doesn't trap water against the fence line during those Maryland summer storms. Annapolis Wind Risk Analysis Hey there! When it comes to Annapolis, wind is a factor you can't ignore. For this home on Primrose Road, the data shows a Major wind risk (6/10). Historically, the area has seen 26 significant wind events, so it's definitely something to watch for.
What’s really important for your pocket is how the risk grows. While the chance of a major event is only about 3% right now, that probability spikes to 65% over the next 30 years. Because of this, having a solid insurance plan is non-negotiable.
Wind Risk Breakdown
| | Details |
| :--- | :--- |
| Risk Level | 6/10 (Major) |
| Insurance Requirement | Critical / Likely Required |
| 30-Year Probability | 65% |
| Historic Events | 26 |
Since insurance providers consider a separate wind policy 'Likely Required,' you'll want to factor that extra premium into your monthly carrying costs. It’s better to be prepared before those coastal gusts pick up! Parkway Neighborhood History The Parkway neighborhood has been a consistent staple for Annapolis real estate since the late 1970s. This property specifically shows a massive climb from its $88,500 sale in 1999 to its current $345,000 list price. It’s the kind of area that provides solid stability for both families and investors.
| Year | Event Type | Price History |
| :--- | :--- | :--- |
| 1999 | Historical Entry | $88,500 |
| 2011 | Market Rebound | $135,000 - $290,170 |
| 2018 | Pre-Boom Sale | $199,900 |
| 2026 | Current Market | $345,000 |
Parkway is characterized by these Colonial-style twin homes, offering a more attainable price point in the 21403 zip code. While the neighborhood saw some volatility around 2011 with rapid flips, values have since settled into a healthy 5-7% annual appreciation path.
The lack of an HOA is a huge historical win for this pocket, allowing owners to maximize their backyards and driveways without red tape. With the Naval Academy nearby and rent potential averaging $2,790, these properties have transitioned from simple starter homes into high-performing rental assets. Walkability and Accessibility This property earns a walkability score of 52 out of 100, which classifies it as "Somewhat Walkable." While you won't be ditching your car entirely, the Parkway neighborhood offers a nice balance where some errands and local spots are within a comfortable stroll.
Being just 0.4 miles from Tyler Heights Elementary and under a mile from Annapolis Middle School is a huge plus for families. You’re in a great pocket that feels suburban but keeps you close enough to the action of historic downtown and the Eastport waterfront.
| Accessibility Category | Score/Distance |
| :--- | :--- |
| Walk Score | 52 / 100 |
| Transit Score | 34 / 100 |
| Bike Score | 48 / 100 |
| Tyler Heights Elementary | 0.4 Miles |
For a daily commuter or someone looking for high-density urban living, the transit and bike scores are a bit lower, so having a driveway here is a major asset. The area is definitely more car-dependent for major grocery runs and reaching the naval base or the main tourism hubs. Average Utility Costs? Since this 1,192 sqft home is all-electric, your utility budget will mostly revolve around the power bill. The 2018 HVAC and window updates are huge wins for your wallet, as they keep the air in and the costs down compared to older systems in the neighborhood.
| Service | Estimated Monthly Cost |
| :--- | :--- |
| Electricity (Heat/Cool/Power) | $175 – $225 |
| Water & Sewer | $70 – $90 |
| Trash & Recycling | City Provided |
| Total Estimated Monthly | $245 – $315 |
Expect some seasonal swings—Maryland winters and humid summers mean your electric bill will peak in January and July. Because the home uses an electric water heater and HVAC, you don't have a separate gas bill, which saves you from paying a second monthly connection fee.
Efficiency: Recent windows and HVAC (2018) help maintain temperature.
Water: Annapolis city rates are fairly standard for a 3-bedroom home.
Savings Tip: Consider a smart thermostat to optimize that central AC and keep the summer bills in check. Improve insulation and air flow Built in 1978, this 1,192 sqft Colonial features slab-on-grade construction and aluminum siding. To enhance comfort and energy efficiency, focus on these targeted upgrades:
Attic & Envelope: As a two-story home, ensure attic insulation meets current R-value standards for Annapolis. Since it is built on a slab, air sealing around windows, doors, and utility penetrations is critical to prevent drafts.
HVAC Maintenance: The HVAC system was updated in 2018. Schedule annual professional cleanings for the air compressor and vents to ensure optimal airflow, especially given the 'Extreme' heat risk identified for this location.
Window Management: With central air and ceiling fans, consider solar window films or thermal curtains to manage heat gain during Annapolis summers without straining the HVAC system.
| Assessment Area | Priority | Recommendation |
| :--- | :--- | :--- |
| Envelope | High | Seal gaps around windows/outlets |
| Insulation | Medium | Upgrade attic insulation |
| HVAC | Low | Routine service (filters/vents) |
Because the home has fresh updates (appliances, HVAC, windows from 2018), avoid heavy structural renovations. Focus on low-cost, high-impact improvements to maintain its efficiency and protect your investment. Mechanical Ventilation Advice While the property includes updated 2018 HVAC, central air, and ceiling fans, it lacks dedicated mechanical ventilation (like an HRV/ERV). Given the 1978 build, here is a professional perspective on adding it:
Moisture & IAQ: Modern mechanical ventilation significantly improves indoor air quality by replacing stale, humid air with filtered fresh air—a key benefit in a 1,192 sqft footprint.
Energy Efficiency: Because the current system is a forced-air setup, an ERV (Energy Recovery Ventilator) is highly recommended. It recovers energy from the outgoing air to pre-condition incoming air, reducing the load on your HVAC system.
Value Add: Given the 'turnkey' status mentioned in recent assessments, this is a strategic 'behind-the-scenes' upgrade that justifies a premium if you decide to list again or rent it out.
| Feature | Current Status | Benefit of Upgrade |
| :--- | :--- | :--- |
| Ventilation | Passive / Natural | Removes indoor pollutants |
| Humidity Control | HVAC/Ceiling Fans | Better thermal comfort |
| Air Quality | Standard | Reduced allergen buildup |
Recommendation: If you are holding this as a long-term rental, it is a low-priority 'nice-to-have'. However, if you are living in the property, it is a high-value investment for long-term health and comfort. 1388 Primrose Rd, Annapolis Investment Report: Flip & Rental Analysis · Frontflip