1277 Ritchie Hwy #195 · Arnold, MD 21012

$144,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 220 Days on market

Built 2016 Good condition $112/sqft · 67% below area ↓ 12% 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
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AGENTS PLEASE MAKE SURE YOUR BUYERS ARE AWARE OF THE $985 MONTHLY LOT FEE THAT INCLUDES WATER, SEWER, TRASH AND SNOW REMOVAL. Great Arnold Location! Very Nice Double Wide in Sought After Dogwood 55+ Mobile Home Park! Inside this Home Features an Open Floor Plan with a Big Family/Living Room, Built-in Entertainment Center, Large Kitchen with Plenty of Cabinets and Counter Space and a Separate Formal Dining Room. Big Primary Bedroom with Private Bathroom, Double Shower and Big Walking Closet. Nice Sized 2nd and 3rd Bedroom and Jack and Jill Bathroom. Recent Updates Include New Carpet and Architectual Shingle Roof. Home sits on a Nicely Landscaped Lot in the Quiet Community with a Big Driveway and Secure Storage Shed. Close to Shopping and Restaurants. Just a few minutes to Rt 50 and 10 Minutes to Downtown Annapolis. Contact me Today for a Private Viewing.

Key facts

• 4 parking spots
• Built 2016
• Listed 220 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 3.1% in Arnold — 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 76/100 on livability (#93 in MD, #3,518 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A-; Watch: amenities F, cost of living 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: 88 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.08% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.91%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $443,421
• List price: $144,900
• Delta: -67.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1277 Ritchie Hwy #195	0.00mi	3/2.0	1,296 (0%)	0mo	$140,000	$108	100
1294 Circle Dr	0.48mi	3/2.0	1,480 (+14%)	2mo	$455,700	$308	52
1296 Ritchie Hwy	0.17mi	2/1.0 (-1)	1,197 (-8%)	22mo	$390,000	$326	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 2.59×
• Total profit: $64,661
• Equity at exit: $21,605

10-year hold

• IRR: 44.0%
• Equity multiple: 5.19×
• Total profit: $169,928
• Equity at exit: $12,528

Cash invested: $40,572 (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 21012

• Active inventory: 88
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,018 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $1,383

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 49%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1062 Brightleaf Dr Arnold, MD	3.0	2.0	1640	$2,600	$1.59	43d	1	0.87mi
269 Ternwing Dr Arnold, MD	3.0	1.0	1156	$2,500	$2.16	43d	1	0.92mi
394 Kiltie Ct Arnold, MD	3.0	2.0	1580	$3,150	$1.99	43d	1	1.03mi
358 Kimwood Rd Arnold, MD	3.0	1.5	1248	$2,500	$2.00	43d	1	1.05mi
903 Country Ter Severna Park, MD	3.0	2.0	1600	$4,700	$2.94	23d	1	1.38mi
527 Greenblades Ct Arnold, MD	3.0	2.0	1246	$2,375	$1.91	17d	1	1.48mi
791 Match Point Dr Arnold, MD	3.0	1.5	1240	$2,700	$2.18	43d	1	1.49mi

Listing history 8 events

1. 2026-05-20
   status Pending 865-char remark

   Show marketing remark (865 chars)

   AGENTS PLEASE MAKE SURE YOUR BUYERS ARE AWARE OF THE $985 MONTHLY LOT FEE THAT INCLUDES WATER, SEWER, TRASH AND SNOW REMOVAL. Great Arnold Location! Very Nice Double Wide in Sought After Dogwood 55+ Mobile Home Park! Inside this Home Features an Open Floor Plan with a Big Family/Living Room, Built-in Entertainment Center, Large Kitchen with Plenty of Cabinets and Counter Space and a Separate Formal Dining Room. Big Primary Bedroom with Private Bathroom, Double Shower and Big Walking Closet. Nice Sized 2nd and 3rd Bedroom and Jack and Jill Bathroom. Recent Updates Include New Carpet and Architectual Shingle Roof. Home sits on a Nicely Landscaped Lot in the Quiet Community with a Big Driveway and Secure Storage Shed. Close to Shopping and Restaurants. Just a few minutes to Rt 50 and 10 Minutes to Downtown Annapolis. Contact me Today for a Private Viewing.

2. 2026-05-06
   historical Active Under Contract 865-char remark

   Show marketing remark (865 chars)

   AGENTS PLEASE MAKE SURE YOUR BUYERS ARE AWARE OF THE $985 MONTHLY LOT FEE THAT INCLUDES WATER, SEWER, TRASH AND SNOW REMOVAL. Great Arnold Location! Very Nice Double Wide in Sought After Dogwood 55+ Mobile Home Park! Inside this Home Features an Open Floor Plan with a Big Family/Living Room, Built-in Entertainment Center, Large Kitchen with Plenty of Cabinets and Counter Space and a Separate Formal Dining Room. Big Primary Bedroom with Private Bathroom, Double Shower and Big Walking Closet. Nice Sized 2nd and 3rd Bedroom and Jack and Jill Bathroom. Recent Updates Include New Carpet and Architectual Shingle Roof. Home sits on a Nicely Landscaped Lot in the Quiet Community with a Big Driveway and Secure Storage Shed. Close to Shopping and Restaurants. Just a few minutes to Rt 50 and 10 Minutes to Downtown Annapolis. Contact me Today for a Private Viewing.

3. 2026-04-20
   price $144,900 865-char remark

   Show marketing remark (865 chars)

   AGENTS PLEASE MAKE SURE YOUR BUYERS ARE AWARE OF THE $985 MONTHLY LOT FEE THAT INCLUDES WATER, SEWER, TRASH AND SNOW REMOVAL. Great Arnold Location! Very Nice Double Wide in Sought After Dogwood 55+ Mobile Home Park! Inside this Home Features an Open Floor Plan with a Big Family/Living Room, Built-in Entertainment Center, Large Kitchen with Plenty of Cabinets and Counter Space and a Separate Formal Dining Room. Big Primary Bedroom with Private Bathroom, Double Shower and Big Walking Closet. Nice Sized 2nd and 3rd Bedroom and Jack and Jill Bathroom. Recent Updates Include New Carpet and Architectual Shingle Roof. Home sits on a Nicely Landscaped Lot in the Quiet Community with a Big Driveway and Secure Storage Shed. Close to Shopping and Restaurants. Just a few minutes to Rt 50 and 10 Minutes to Downtown Annapolis. Contact me Today for a Private Viewing.

4. 2026-04-03
   price $149,900 865-char remark

   Show marketing remark (865 chars)

   AGENTS PLEASE MAKE SURE YOUR BUYERS ARE AWARE OF THE $985 MONTHLY LOT FEE THAT INCLUDES WATER, SEWER, TRASH AND SNOW REMOVAL. Great Arnold Location! Very Nice Double Wide in Sought After Dogwood 55+ Mobile Home Park! Inside this Home Features an Open Floor Plan with a Big Family/Living Room, Built-in Entertainment Center, Large Kitchen with Plenty of Cabinets and Counter Space and a Separate Formal Dining Room. Big Primary Bedroom with Private Bathroom, Double Shower and Big Walking Closet. Nice Sized 2nd and 3rd Bedroom and Jack and Jill Bathroom. Recent Updates Include New Carpet and Architectual Shingle Roof. Home sits on a Nicely Landscaped Lot in the Quiet Community with a Big Driveway and Secure Storage Shed. Close to Shopping and Restaurants. Just a few minutes to Rt 50 and 10 Minutes to Downtown Annapolis. Contact me Today for a Private Viewing.

5. 2026-03-12
   price $159,900 865-char remark

   Show marketing remark (865 chars)

   AGENTS PLEASE MAKE SURE YOUR BUYERS ARE AWARE OF THE $985 MONTHLY LOT FEE THAT INCLUDES WATER, SEWER, TRASH AND SNOW REMOVAL. Great Arnold Location! Very Nice Double Wide in Sought After Dogwood 55+ Mobile Home Park! Inside this Home Features an Open Floor Plan with a Big Family/Living Room, Built-in Entertainment Center, Large Kitchen with Plenty of Cabinets and Counter Space and a Separate Formal Dining Room. Big Primary Bedroom with Private Bathroom, Double Shower and Big Walking Closet. Nice Sized 2nd and 3rd Bedroom and Jack and Jill Bathroom. Recent Updates Include New Carpet and Architectual Shingle Roof. Home sits on a Nicely Landscaped Lot in the Quiet Community with a Big Driveway and Secure Storage Shed. Close to Shopping and Restaurants. Just a few minutes to Rt 50 and 10 Minutes to Downtown Annapolis. Contact me Today for a Private Viewing.

6. 2025-10-07
   status Active 865-char remark

   Show marketing remark (865 chars)

   AGENTS PLEASE MAKE SURE YOUR BUYERS ARE AWARE OF THE $985 MONTHLY LOT FEE THAT INCLUDES WATER, SEWER, TRASH AND SNOW REMOVAL. Great Arnold Location! Very Nice Double Wide in Sought After Dogwood 55+ Mobile Home Park! Inside this Home Features an Open Floor Plan with a Big Family/Living Room, Built-in Entertainment Center, Large Kitchen with Plenty of Cabinets and Counter Space and a Separate Formal Dining Room. Big Primary Bedroom with Private Bathroom, Double Shower and Big Walking Closet. Nice Sized 2nd and 3rd Bedroom and Jack and Jill Bathroom. Recent Updates Include New Carpet and Architectual Shingle Roof. Home sits on a Nicely Landscaped Lot in the Quiet Community with a Big Driveway and Secure Storage Shed. Close to Shopping and Restaurants. Just a few minutes to Rt 50 and 10 Minutes to Downtown Annapolis. Contact me Today for a Private Viewing.

7. 2025-10-03
   historical Active Under Contract 865-char remark

   Show marketing remark (865 chars)

   AGENTS PLEASE MAKE SURE YOUR BUYERS ARE AWARE OF THE $985 MONTHLY LOT FEE THAT INCLUDES WATER, SEWER, TRASH AND SNOW REMOVAL. Great Arnold Location! Very Nice Double Wide in Sought After Dogwood 55+ Mobile Home Park! Inside this Home Features an Open Floor Plan with a Big Family/Living Room, Built-in Entertainment Center, Large Kitchen with Plenty of Cabinets and Counter Space and a Separate Formal Dining Room. Big Primary Bedroom with Private Bathroom, Double Shower and Big Walking Closet. Nice Sized 2nd and 3rd Bedroom and Jack and Jill Bathroom. Recent Updates Include New Carpet and Architectual Shingle Roof. Home sits on a Nicely Landscaped Lot in the Quiet Community with a Big Driveway and Secure Storage Shed. Close to Shopping and Restaurants. Just a few minutes to Rt 50 and 10 Minutes to Downtown Annapolis. Contact me Today for a Private Viewing.

8. 2025-09-24
   listed $164,900 Active 865-char remark

   Show marketing remark (865 chars)

   AGENTS PLEASE MAKE SURE YOUR BUYERS ARE AWARE OF THE $985 MONTHLY LOT FEE THAT INCLUDES WATER, SEWER, TRASH AND SNOW REMOVAL. Great Arnold Location! Very Nice Double Wide in Sought After Dogwood 55+ Mobile Home Park! Inside this Home Features an Open Floor Plan with a Big Family/Living Room, Built-in Entertainment Center, Large Kitchen with Plenty of Cabinets and Counter Space and a Separate Formal Dining Room. Big Primary Bedroom with Private Bathroom, Double Shower and Big Walking Closet. Nice Sized 2nd and 3rd Bedroom and Jack and Jill Bathroom. Recent Updates Include New Carpet and Architectual Shingle Roof. Home sits on a Nicely Landscaped Lot in the Quiet Community with a Big Driveway and Secure Storage Shed. Close to Shopping and Restaurants. Just a few minutes to Rt 50 and 10 Minutes to Downtown Annapolis. Contact me Today for a Private Viewing.

ⓘ 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: $36,221
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$2,898
• − Management: −$2,898
• − Depreciation: −$4,215
• Taxable income: $15,196
• Est. tax owed @ 24.0%: −$3,647
• After-tax cash flow: $12,951/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 · 1 photo

Good 75/100 Cosmetic rehab

This double-wide mobile home in a sought-after community is in good condition with recent updates. It offers a good investment opportunity with potential for modest improvements to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value.
• Both Replace carpet — New carpet improves comfort and adds value for both resale and rental.
• Both Upgrade kitchen appliances — Modern appliances enhance functionality and appeal to potential buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Replace windows — New windows improve energy efficiency and add aesthetic appeal, boosting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value. ↑
• Both Replace carpet — New carpet improves comfort and adds value for both resale and rental. ↑
• Both Upgrade kitchen appliances — Modern appliances enhance functionality and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Replace windows — New windows improve energy efficiency and add aesthetic appeal, boosting both resale and rental value. ↑

ⓘ 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 — Arnold

• Score: 76/100
• State rank: #93
• US rank: #3518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnold, MD
• County: Anne Arundel County · 535,653 people
• City population: 22,570
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 22,570
• Household income: $139,432
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 271.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Tagalog/Filipino 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: ▼ -469.24%
• Current HPI: 288.2944
• 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

-12.1% since first listed

8 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-06 Contingent — BRIGHT MLS
• 2026-04-20 Price Changed $144,900 BRIGHT MLS
• 2026-04-03 Price Changed $149,900 BRIGHT MLS
• 2026-03-12 Price Changed $159,900 BRIGHT MLS
• 2025-10-07 Relisted — BRIGHT MLS
• 2025-10-03 Contingent — BRIGHT MLS
• 2025-09-24 Listed $164,900 BRIGHT MLS