7810 Clark Rd Unit D88 · Severn, MD 20794

$165,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 56 Days on market

Built 1998 Good condition $98/sqft · 64% below area ↓ 8% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfort and style in this beautifully renovated double-wide 4-bed, 2-bath home, featuring a spacious layout and thoughtful upgrades throughout. The bright kitchen shines with stainless steel appliances, modern fixtures, a central island, and generous storage, creating an ideal hub for cooking and gathering. A cozy fireplace anchors the inviting living area, adding warmth and charm. The private primary suite offers a peaceful retreat with a luxurious soaking tub and ample closet space. Outside, enjoy the convenience of a detached shed for tools or hobbies, along with a 2-car driveway providing easy parking. This updated mobile home blends modern finishes with practical living, deliv

Key facts

• Bright kitchen
• Central island
• 2-car driveway

Tags

• RENOVATED DOUBLE-WIDE
• BRIGHT KITCHEN
• STAINLESS STEEL APPLIANCES
• CENTRAL ISLAND
• DETACHED SHED
• 2-CAR DRIVEWAY

Property features AI

Finance

• Financial info: Annual ground rent noted
• HOA & community: Association fee billed annually; Condo/Coop fee billed monthly

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric for cooling and hot water; Natural gas heating
• Home design: Manufactured home; Double wide mobile home; Excellent condition; Architectural shingle roof; Vinyl siding
• Construction: Vinyl siding construction; Architectural shingle roof
• Exterior features: Ground rent exists (100 years remaining); Land lease $815 per month (100 years remaining); Located outside city limits

Interior

• Bedrooms: 4 bedrooms on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 4.0% in Severn — 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 70/100 on livability (#175 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: schools D+, crime D+, amenities 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: 29 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 34% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 2.00% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.96%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $459,114
• List price: $165,000
• Delta: -64.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 2.44×
• Total profit: $66,399
• Equity at exit: $24,602

10-year hold

• IRR: 40.9%
• Equity multiple: 4.85×
• Total profit: $177,885
• Equity at exit: $14,266

Cash invested: $46,200 (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 20794

• Home prices YoY: -34.4%
• Active inventory: 29
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,293 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $1,462

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 51%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Piney Branch Cir Hanover, MD	1.0–3.0	1.0–2.0	979	$3,577	$3.65	2d	39	0.68mi
2013 Twisted Oak Pl Hanover, MD	4.0	3.5	2000	$3,300	$1.65	24d	1	0.68mi
2009 Twisted Oak Pl Hanover, MD	3.0	2.5	2000	$3,300	$1.65	24d	1	0.68mi
7735 Duncannon Ln Hanover, MD	3.0	3.0	1700	$3,300	$1.94	43d	1	0.85mi
1739 Theale Way Hanover, MD	3.0	2.5	2104	$3,200	$1.52	5d	1	0.96mi
1743 Theale Way Hanover, MD	3.0	2.5	2074	$3,250	$1.57	24d	1	0.96mi
2720 Fredericksburg Rd Hanover, MD	4.0	3.5	2218	$3,400	$1.53	22d	1	1.00mi
7811 Shannon's Glen Dr Jessup, MD	1.0–3.0	1.0–2.0	1231	$3,872	$3.14	2d	21	1.07mi
1707 Fieldstone Ct Hanover, MD	3.0	2.5	2100	$3,400	$1.62	22d	1	1.09mi
1432 Pangbourne Way Hanover, MD	3.0	2.5	2176	$3,050	$1.40	18d	1	1.41mi
1447 Pangbourne Way Hanover, MD	4.0	3.5	1450	$2,800	$1.93	43d	1	1.41mi
3929 Small Roundtop Rd Hanover, MD	3.0	3.5	1600	$3,100	$1.94	43d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 56 DOM
2. 2026-06-17
   days on market $165,000 Active 55 DOM
3. 2026-06-16
   days on market $165,000 Active 54 DOM
4. 2026-06-15
   days on market $165,000 Active 53 DOM
5. 2026-06-13
   pricedays on market $165,000 Active 51 DOM
6. 2026-06-09
   days on market $169,900 Active 47 DOM
7. 2026-06-08
   days on market $169,900 Active 46 DOM
8. 2026-06-07
   days on market $169,900 Active 45 DOM
9. 2026-06-04
   days on market $169,900 Active 42 DOM
10. 2026-06-03
    days on market $169,900 Active 41 DOM
11. 2026-06-02
    days on market $169,900 Active 40 DOM
12. 2026-06-01
    days on market $169,900 Active 39 DOM
13. 2026-05-31
    pricedays on market $169,900 Active 38 DOM
14. 2026-04-23
    historical
15. 2026-04-23
    listed $179,900 Active 1086-char remark
16. 2025-12-03
    listed $179,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,521
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − Depreciation: −$4,800
• Taxable income: $15,855
• Est. tax owed @ 24.0%: −$3,805
• After-tax cash flow: $13,733/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully renovated double-wide home offers a spacious layout and modern finishes, making it an ideal choice for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Severn

• Score: 70/100
• State rank: #175
• US rank: #7833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Severn, MD
• County: Howard County · 282,651 people
• City population: 37,118
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 16,814
• Household income: $116,406
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 255.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 44% White 32% Hispanic / Latino 13% Asian 7% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 1% Slovak 1% Iranian 1%
• Foreign-born: 13% · Canada, Philippines, Jamaica
• Languages at home: 80% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 1%

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: ▼ -148.91%
• Current HPI: 283.5564
• Rent YoY: —
• 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

-8.3% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $165,000 BRIGHT MLS
• 2026-05-30 Price Changed $169,900 BRIGHT MLS
• 2026-04-23 Listing Removed — BRIGHT MLS
• 2026-04-23 Listed $179,900 BRIGHT MLS
• 2025-12-03 Listed $179,900 BRIGHT MLS