8013 Fair Breeze Dr · Severn, MD 21144

$97,900

3 bd · 2.0 ba · 1,216 sqft · Other · 6 Days on market

Built 2000 Fair condition

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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 +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 3 Bed / 2 Bath Mobile Home. Nice Quite Neighborhood. Off Street Parking / 2 Car Drive Way. Storage Shed.

Key facts

• Off street parking
• Storage shed
• Built 2000

Tags

• OFF STREET PARKING
• STORAGE SHED

Property features AI

Exterior

• Home design: Manufactured/mobile home built in 2000; Single-story
• Construction: Built in 2000
• Exterior features: Located in Severn Mobile Home Park

Interior

• Kitchen: Refrigerator included
• Flooring: Carpet
• Interior features: Carpet flooring; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Cap rate 20.4% 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: Rents soft (-0.9%/yr); 136 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $677 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $97,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.37% ✓
• Cap rate: 20.44%
• Cash-on-cash: 50.54%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 2.86×
• Total profit: $50,909
• Equity at exit: $14,597

10-year hold

• IRR: 49.4%
• Equity multiple: 5.12×
• Total profit: $112,904
• Equity at exit: $8,465

Cash invested: $27,412 (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 21144

• Rents YoY: -0.9%
• Active inventory: 136
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$513
• Tax est. 1.5%: −$122 /mo · $1,468/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,154

Break-even live

Break-even rent $856

Max offer price $97,900

Occupancy floor 45%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7918 Sage Way Severn, MD	2.0	1.0	900	$1,950	$2.17	43d	1	0.85mi
7900 Erin Michele Pkwy Severn, MD	1.0–3.0	1.0–2.0	1111	$3,560	$3.20	2d	9	1.13mi
1807 Arwell Ct Severn, MD	3.0	1.0	1068	$1,900	$1.78	14d	1	1.23mi
1839 Arwell Ct Severn, MD	3.0	1.0	1054	$2,500	$2.37	23d	1	1.27mi
1833 Richfield Dr Severn, MD	3.0	1.0	1125	$1,820	$1.62	1d	8	1.33mi
8317 Severn Orchard Cir Severn, MD	1.0–3.0	1.0	897	$2,035	$2.27	1d	81	1.38mi
8001 Laketowne Ct Severn, MD	2.0–3.0	1.0–1.5	1014	$2,694	$2.66	3d	18	1.40mi
8429 Pioneer Dr Severn, MD	3.0	2.0	1068	$2,150	$2.01	43d	1	1.42mi
8567 Pioneer Dr Severn, MD	3.0	1.0	1068	$2,050	$1.92	43d	1	1.44mi
1811 Battlement Ct Severn, MD	2.0	1.0	1200	$1,600	$1.33	20d	1	1.47mi
8595 Pioneer Dr Severn, MD	3.0	1.0	1068	$1,950	$1.83	43d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $97,900 Active 6 DOM
2. 2026-06-17
   days on market $97,900 Active 5 DOM
3. 2026-06-16
   days on market $97,900 Active 4 DOM
4. 2026-06-15
   days on market $97,900 Active 3 DOM
5. 2026-06-13
   remarks 109-char remark
6. 2026-06-13
   listed $97,900 Active 1 DOM

ⓘ 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: $27,814
• − Mortgage interest: −$5,484
• − Property taxes: −$1,468
• − Insurance: −$490
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$2,848
• Taxable income: $13,074
• Est. tax owed @ 24.0%: −$3,138
• After-tax cash flow: $10,716/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

Fair 45/100 Moderate rehab

The home requires moderate updates to kitchen cabinets and painting, with HVAC maintenance needed. Upgrades will improve its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Dated appearance
• Minor paint — Worn in some areas

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves appearance and value
• Both Upgrading HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Dated appearance	Minor	$500–3,000
paint · Worn in some areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves appearance and value ↑
• Both Upgrading HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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: Anne Arundel County · 535,653 people
• City population: 37,118
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 37,118
• Household income: $136,684
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 550.0

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 0.69)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 11% Two or more races 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 1%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 80% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -275.16%
• Current HPI: 271.5527
• Rent YoY: ▼ -0.93%
• 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

1 event — show timeline

• 2026-06-10 Listed $97,900 FSBO.com