Real Estate Investing in Shady Side, Maryland (20764)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 20764 (Shady Side, MD)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.8% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Shady Side, MD (20764)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 20764 Shady Side
ZIP 20764 inside Anne Arundel County looks affordable on the surface — median value of $432K — but the discount exists for reasons that a careful buyer should understand before committing.
The 20764 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 20764 among MD's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 20764 includes headwinds that any investor should price in. Income distribution skews lower than Shady Side averages, and tenant stability requires active management.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Shady Side:
Property Strategy for 20764
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $336,989 | $2,680 | 5.7% | +5.3% | $168,495 |
| 3BR | $406,624 | $3,400 | 6.0% | +5.1% | $135,541 |
| 4BR | $521,693 | $3,770 | 5.2% | +5.1% | $130,423 |
Market Trends
Home Value History (with trend line)
📊 How Does 20764 Compare?
| Metric | 20764 | Shady Side | Baltimore-Columbia-Towson, MD | Maryland |
|---|---|---|---|---|
| Home Value | $432,429 | $432,429 | N/A | $424,997 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 4.9% |
| Avg Rent | $2,412 | $2,412 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 20764 (Shady Side, MD). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 20764 (Shady Side, MD)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Anne Arundel County
Manage rentals here? List your business →American Community Management provides community association management and HOA services across Maryland, Virginia, and D.C. summary from their website
Annapolis Property Services offers property management for homes, apartments, and house rentals, including marketing, tenant screening, rent guarantee, and maintenance. summary from their website
J&L Property Management offers back-office support for association needs, including self-managed, on-site, and portfolio-managed communities. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $432,429 |
| Monthly Rent | $2,412 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 20764
Population: 3,011
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 20764
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Carrie Weedon Early Education Center
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 8,156 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Shady Side, MD stack up for property investment?
Yes - Shady Side, MD a 3.0/5 investability score. With $432K home prices against $2,412/mo monthly rent, the market delivers a reasonable entry point for new investors.
What are rental rates like in Shady Side, MD?
Average rent in Shady Side, MD is approximately $2,412/mo per month. Against $432K home values that yields a reasonable rent-to-price ratio.
Where do home prices stand in Shady Side, MD?
Shady Side, MD median home values land near $432K. That is reasonable territory for investors looking at $2,412/mo-per-month rentals.
Do rentals sit vacant long in Shady Side, MD?
Rental vacancy in Shady Side, MD is elevated. Investors should budget normal turnover but not chronic empty units.
What is the typical renter like in Shady Side, MD?
Tenant quality in Shady Side, MD ranks as solid. Landlords generally report reliable occupancy at market rents of $2,412/mo.
You know 20764 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 20764 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 20764 ranks in Baltimore-Columbia-Towson, MD
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 20764 (Shady Side)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 20764 (Shady Side, MD).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.