347 Marganza S · Maryland City, MD 20724

$399,000

5 bd · 2.5 ba · 1,862 sqft · SingleFamily public records · 10 Days on market

Built 1963 7,590 sqft lot $214/sqft · 12% above area Est $471k · 15% under

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Why this score? — see what drove the C- 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).

• ARV discount +14.4/15.0
• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Appreciation +3.5/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 5-bedroom, 3-bath home offering flexibility and strong potential in a convenient location. This property features a newer HVAC system and hot water heater, providing added comfort and efficiency. With generous living space and multiple bedrooms, the layout is well-suited for a variety of living arrangements, including guest space or home office needs. A great opportunity to personalize and make your own while building value. Conveniently located near shopping, dining, and commuter routes. Don’t miss this opportunity!

Key facts

• Hot water heater
• Newer hvac system
• 7,590 sq ft lot

Tags

• NEWER HVAC SYSTEM
• HOT WATER HEATER
• GENEROUS LIVING SPACE

Property features AI

Finance

• Other: Ownership: Fee simple; Pets allowed with no pet restrictions

Exterior

• Parking: Alley access; Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Living area and additional finished lower level (finished below-grade area); Outside city limits
• Construction: Vinyl siding; Concrete perimeter foundation; Built year per assessor
• Exterior features: Enclosed patio(s)

Interior

• Kitchen: Dishwasher; Exhaust fan
• Bedrooms: Three bedrooms on main level; Two bedrooms on lower level
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate
• Bathrooms: Three full bathrooms total (two full baths on main level; one full bath on lower level)
• Heating & cooling: Forced air heating; Heat pump(s); Programmable thermostat; Central air conditioning (electric); Natural gas heating and hot water
• Interior features: Attic; Breakfast area; Dining area; Traditional floor plan; Recessed lighting; Skylights; Walk-in closets; Drywall walls and ceilings
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $53 ($632/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (14.4% below list).
• Recommended offer: $342k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Maryland City — 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 75/100 on livability (#108 in MD, #4,306 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, schools D-, commute 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 rising fast (+5.8%/yr); 129 active listings in the ZIP; high-income renter base; 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).
• This rent runs 35% of the median local income ($118k/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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $175k; list at $399k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,549 (14.4% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (median comp): $470,817
• List price: $399,000
• Delta: -15.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Old Line Ave	0.07mi	4/2.5 (-1)	1,902 (+2%)	7mo	$430,000	$226	83
328 Vale Smt S	0.24mi	4/2.0 (-1)	1,758 (-6%)	1mo	$347,000	$197	71
322 Old Line Ave	0.13mi	4/2.0 (-1)	1,680 (-10%)	2mo	$435,000	$259	69
436 Old Line Ave	0.56mi	5/3.0	1,893 (+2%)	4mo	$515,000	$272	66
3362 Crumpton S	0.52mi	5/3.0	1,893 (+2%)	9mo	$520,000	$275	64
223 Old Line Ave	0.53mi	5/2.0	1,814 (-3%)	7mo	$425,000	$234	63
3369 Wye Mls S	0.30mi	5/2.0	2,013 (+8%)	14mo	$418,000	$208	59
3357 Old Line Ave	0.55mi	4/2.5 (-1)	1,872 (+0%)	12mo	$476,000	$254	58
3339 Crumpton S	0.61mi	4/2.0 (-1)	1,814 (-3%)	3mo	$405,000	$223	58
341 Dameron S	0.53mi	6/3.0 (+1)	1,992 (+7%)	2mo	$475,900	$239	55
3341 Valley Lee S	0.49mi	4/2.0 (-1)	2,016 (+8%)	3mo	$430,000	$213	54
258 Marganza South	0.38mi	6/3.0 (+1)	1,994 (+7%)	14mo	$475,000	$238	51

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 · 5.84% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-51,281
• Equity at exit: $59,492

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $3,254
• Equity at exit: $34,498

Cash invested: $111,720 (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 20724

• Home prices YoY: -1.1%
• Rents YoY: 5.8%
• Active inventory: 129
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,415 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$387 /mo · $4,643/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $53

Break-even live

Break-even rent $3,349

Max offer price $399,000

Occupancy floor 93%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-10
   status Pending 537-char remark
2. 2026-04-30
   listed $399,000 Active 537-char remark
3. 2007-08-05
   historical
4. 2007-08-05
   listed
5. 2001-08-23
   soldstatus $175,000
6. 2001-08-02
   soldstatus $175,000
7. 2001-07-10
   historical
8. 2001-07-06
   listed $172,900
9. 1997-09-05
   soldstatus $136,500
10. 1997-08-29
    soldstatus $136,500
11. 1997-07-06
    historical
12. 1997-06-09
    listed $139,900

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

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $4,643 · $387/mo
• Projected year-2 tax: $4,643 · $387/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,986
• − Mortgage interest: −$22,350
• − Property taxes: −$4,643
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,279
• − Management: −$3,279
• − Depreciation: −$11,607
• Taxable loss: −$6,167
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $2,112/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.

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 — Maryland City

• Score: 75/100
• State rank: #108
• US rank: #4306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryland City, MD
• County: Anne Arundel County · 535,653 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 19,369
• Household income: $118,115
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 614.0

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: Black 43% Hispanic / Latino 24% White 24% Native American 8% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Jamaica, Philippines
• Languages at home: 69% English-only · Spanish 20% Other Indo-European 2% Chinese 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: ▼ -3.04%
• Current HPI: 269.7445
• Rent YoY: ▲ 5.84%
• 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

+185.2% since first listed

12 events — show timeline

• 2026-05-10 Pending — BRIGHT MLS
• 2026-04-30 Listed $399,000 BRIGHT MLS
• 2007-08-05 Delisted — MRIS
• 2007-08-05 Listed — MRIS
• 2001-08-23 Sold (Public Records) $175,000 Public Records
• 2001-08-02 Sold (MLS) $175,000 MRIS
• 2001-07-10 Delisted — MRIS
• 2001-07-06 Listed $172,900 MRIS
• 1997-09-05 Sold (Public Records) $136,500 Public Records
• 1997-08-29 Sold (MLS) $136,500 MRIS
• 1997-07-06 Delisted — MRIS
• 1997-06-09 Listed $139,900 MRIS

Property tax history

+3.2%/yr

Latest (2025): $4,643 · +5.1% YoY. Source: county tax records.