21 Vanessa Ave · Rising Sun, MD 21911

$65,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 49 Days on market

Built 2000

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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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come find this three bedroom two bath mobile home with many upgrades. New heat pump 5/2018, new furnace 4/2024, 2022 new roof, new skylights, and updated master bath. Enjoy entertaining on the covered 10 x 20 ft porch and 12 x 22 canopy. In 2022 when furnace was installed all new insulation was added. Come visit your new home! Buyers must be approved by the park and application is available at the Park office.

Key facts

• Covered porch
• New heat pump
• New furnace

Tags

• NEW HEAT PUMP
• NEW FURNACE
• NEW ROOF
• NEW SKYLIGHTS
• UPDATED MASTER BATH
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.2% in Rising Sun — 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 (#98 in MD, #3,815 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities C-, schools D+, commute F.
• Cecil County Public Schools (rural): math 15% / reading 30% proficiency, ranked #15 of 24 in MD (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 29 active listings in the ZIP; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $23k; list at $65k implies a 183% gain — meaningful room to come down on a strong offer.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. 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: 2.20% ✓
• Cap rate: 18.89%
• Cash-on-cash: 45.01%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.1%
• Equity multiple: 2.81×
• Total profit: $32,965
• Equity at exit: $9,692

10-year hold

• IRR: 48.2%
• Equity multiple: 5.66×
• Total profit: $84,775
• Equity at exit: $5,620

Cash invested: $18,200 (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 21911

• Home prices YoY: -27.4%
• Active inventory: 29
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $683

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 47%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   status Pending 414-char remark

   Show marketing remark (414 chars)

   Come find this three bedroom two bath mobile home with many upgrades. New heat pump 5/2018, new furnace 4/2024, 2022 new roof, new skylights, and updated master bath. Enjoy entertaining on the covered 10 x 20 ft porch and 12 x 22 canopy. In 2022 when furnace was installed all new insulation was added. Come visit your new home! Buyers must be approved by the park and application is available at the Park office.

2. 2026-03-17
   listed $65,000 Active 414-char remark

   Show marketing remark (414 chars)

   Come find this three bedroom two bath mobile home with many upgrades. New heat pump 5/2018, new furnace 4/2024, 2022 new roof, new skylights, and updated master bath. Enjoy entertaining on the covered 10 x 20 ft porch and 12 x 22 canopy. In 2022 when furnace was installed all new insulation was added. Come visit your new home! Buyers must be approved by the park and application is available at the Park office.

3. 2017-04-24
   soldstatus $23,000 Sold 346-char remark

   Show marketing remark (346 chars)

   New Paint, New Price! Cute double wide located in the well kept community of Bay Country Estates. New paint, paneling and floors in the living room. Relaxing front porch, great shed and the convenience of one-floor living. Buyer must get approval from Elkton Homes prior to move in. Subject to ground rent & community rules and regulations.

4. 2017-04-24
   soldstatus $23,000

   Show marketing remark (346 chars)

   New Paint, New Price! Cute double wide located in the well kept community of Bay Country Estates. New paint, paneling and floors in the living room. Relaxing front porch, great shed and the convenience of one-floor living. Buyer must get approval from Elkton Homes prior to move in. Subject to ground rent & community rules and regulations.

5. 2017-04-12
   status Contract 346-char remark

   Show marketing remark (346 chars)

   New Paint, New Price! Cute double wide located in the well kept community of Bay Country Estates. New paint, paneling and floors in the living room. Relaxing front porch, great shed and the convenience of one-floor living. Buyer must get approval from Elkton Homes prior to move in. Subject to ground rent & community rules and regulations.

6. 2017-04-05
   price $26,000 346-char remark

   Show marketing remark (346 chars)

   New Paint, New Price! Cute double wide located in the well kept community of Bay Country Estates. New paint, paneling and floors in the living room. Relaxing front porch, great shed and the convenience of one-floor living. Buyer must get approval from Elkton Homes prior to move in. Subject to ground rent & community rules and regulations.

7. 2017-02-23
   price $29,000 346-char remark

   Show marketing remark (346 chars)

   New Paint, New Price! Cute double wide located in the well kept community of Bay Country Estates. New paint, paneling and floors in the living room. Relaxing front porch, great shed and the convenience of one-floor living. Buyer must get approval from Elkton Homes prior to move in. Subject to ground rent & community rules and regulations.

8. 2017-01-13
   listed $32,000 Active 346-char remark

   Show marketing remark (346 chars)

   New Paint, New Price! Cute double wide located in the well kept community of Bay Country Estates. New paint, paneling and floors in the living room. Relaxing front porch, great shed and the convenience of one-floor living. Buyer must get approval from Elkton Homes prior to move in. Subject to ground rent & community rules and regulations.

ⓘ 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: $17,192
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$1,891
• Taxable income: $7,609
• Est. tax owed @ 24.0%: −$1,826
• After-tax cash flow: $6,365/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: Cecil County Public Schools
• NCES district ID: 2400240
• Math proficiency: 15% ▼ -21.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $66,544
• Composite: 21.51/100
• National rank: #8322
• State rank: #15 of 24 in MD

Livability — Rising Sun

• Score: 75/100
• State rank: #98
• US rank: #3815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,402

Population outlook (Cecil County) Hauer SSP2

• Today (2025): 105,877 people
• By 2030: 106,905 · +1.0%
• By 2040: 107,156 · +1.2%
• By 2050: 104,170 · -1.6%
• By 2075: 95,771 · -9.5%
• By 2100: 82,381 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 4% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Slovak 3% Serbian 2% Romanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Chinese 3% German/W. Germanic 1%

Political lean MEDSL · Cecil

• 2024 margin: Solid R (+30.9) · D 33.5% · R 64.4% · Other 2.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -14.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+26.6 2016: R+35.3 2012: R+20.4 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.49%
• Current HPI: 265.5521
• Rent YoY: —
• Metro: —
• 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

+103.1% since first listed

8 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-03-17 Listed $65,000 BRIGHT MLS
• 2017-04-24 Sold (MLS) $23,000 BRIGHT MLS
• 2017-04-24 Sold (MLS) $23,000 MRIS
• 2017-04-12 Pending — MRIS
• 2017-04-05 Price Changed $26,000 MRIS
• 2017-02-23 Price Changed $29,000 MRIS
• 2017-01-13 Listed $32,000 MRIS