714 Gregwood Ct · Dundalk, MD 21222

$35,000

3 bd · 1.0 ba · 850 sqft · SingleFamily · 21 Days on market

Built 1987 Est $52k · 32% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Briarwood Estates, where affordable one-floor living meets comfort and convenience. This charming 3-bedroom, 1-bath manufactured home offers a spacious and inviting layout perfect for those seeking easy, low-maintenance living on a budget in one of Dundalk’s most desirable manufactured home communities. Step inside to a bright open-concept living room and kitchen featuring an eat-in kitchen area with counter seating, ideal for casual dining and entertaining. Abundant natural light fills the home, creating a warm and welcoming atmosphere throughout. Down the hall, you’ll find three comfortable bedrooms, a well-appointed full bathroom, and a convenient laundry area for

Key facts

• Built 1987
• Listed 21 days

Property features AI

Finance

• Other: Annual ground rent listed in income/expense items
• Financial info: Monthly land lease approximately $805

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured single-wide home; Land lease ownership with approximately 100 years remaining; Property manager present
• Construction: Above-grade structures; Estimated year built
• Exterior features: Located in Briarwood Estates; Ground rent applies (paid annually)

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Electric heating; Electric hot water; Electric cooling (other type)
• Interior features: Estimated living area
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 52.0% vs local median 6.2% in Dundalk — 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 85/100 on livability (#16 in MD, #510 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Baltimore County Public Schools (suburban): math 15% / reading 34% proficiency, ranked #11 of 24 in MD (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Charlesmont Elementary (math 12% / reading 22%, grade F, #408 of 860 statewide, top 50%, 385 students, 70% FRL); Sparrows Point Middle (math 7% / reading 30%, grade F, #159 of 225 statewide, top 73%, 561 students, 54% FRL); Sparrows Point High (math 18% / reading 53%, grade F, #144 of 222 statewide, top 65%, 1,146 students, 44% FRL) — zoned schools average 56% FRL vs 39% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 236 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Baltimore County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
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: 5.69% ✓
• Cap rate: 51.96%
• Cash-on-cash: 163.09%
• DSCR: 8.26
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $51,850
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Gregwood Ct	0.04mi	2/1.0 (-1)	902 (+6%)	9mo	$55,000	$61	76
211 Robwood Rd	0.20mi	2/1.0 (-1)	962 (+13%)	10mo	$22,000	$23	56

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.48×
• Total profit: $73,352
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 16.37×
• Total profit: $150,668
• Equity at exit: $3,026

Cash invested: $9,800 (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 21222

• Rents YoY: -0.1%
• Active inventory: 236
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $1,332

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 28%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3427 North Point Rd Dundalk, MD	3.0	1.0	1008	$2,250	$2.23	19d	1	0.82mi
3413 Wallford Dr Dundalk, MD	3.0	2.0	1016	$2,000	$1.97	43d	1	0.85mi
4004 St Monica Dr Unit 1 Dundalk, MD	3.0	1.0	1024	$1,895	$1.85	4d	1	0.86mi
4004 Saint Monica Dr Dundalk, MD	3.0	1.0	1024	$1,925	$1.88	4d	1	0.86mi
7860 Saint Claire Ln Dundalk, MD	3.0	2.0	1024	$2,200	$2.15	4d	1	0.89mi
7851 Saint Fabian Ln Dundalk, MD	3.0	1.0	1024	$1,595	$1.56	43d	1	0.95mi
7412 Saint Patricia Ct Dundalk, MD	4.0	2.0	1024	$2,800	$2.73	17d	1	0.96mi
3221 Wallford Dr Dundalk, MD	3.0	1.0	1008	$1,750	$1.74	3d	1	1.02mi
3221 Wallford Dr Unit 3221 Dundalk, MD	3.0	1.0	1008	$1,750	$1.74	4d	1	1.02mi
1610 Melbourne Rd Dundalk, MD	1.0–2.0	1.0	664	$1,240	$1.87	12d	1	1.18mi
3000 Wallford Dr Dundalk, MD	1.0–2.0	1.0	717	$1,330	$1.85	2d	35	1.26mi
909 S Marlyn Ave Essex, MD	2.0–3.0	1.0–1.5	888	$1,775	$2.00	4d	1	1.29mi
7 Robinson Ave Dundalk, MD	3.0	2.0	1100	$2,600	$2.36	43d	1	1.39mi
11 Seabright Ave Dundalk, MD	3.0	1.0	948	$1,874	$1.98	14d	1	1.43mi

Listing history 14 events

1. 2026-06-18
   days on market $35,000 Active 21 DOM
2. 2026-06-17
   days on market $35,000 Active 20 DOM
3. 2026-06-16
   days on market $35,000 Active 19 DOM
4. 2026-06-15
   days on market $35,000 Active 18 DOM
5. 2026-06-13
   days on market $35,000 Active 16 DOM
6. 2026-06-09
   days on market $35,000 Active 12 DOM
7. 2026-06-08
   days on market $35,000 Active 11 DOM
8. 2026-06-07
   days on market $35,000 Active 10 DOM
9. 2026-06-04
   days on market $35,000 Active 7 DOM
10. 2026-06-03
    days on market $35,000 Active 6 DOM
11. 2026-06-02
    days on market $35,000 Active 5 DOM
12. 2026-06-01
    days on market $35,000 Active 4 DOM
13. 2026-05-31
    days on market $35,000 Active 3 DOM
14. 2026-05-28
    listed $35,000 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: $23,906
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$1,018
• Taxable income: $16,402
• Est. tax owed @ 24.0%: −$3,937
• After-tax cash flow: $12,047/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: Baltimore County Public Schools
• NCES district ID: 2400120
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $66,746
• Composite: 23.17/100
• National rank: #7948
• State rank: #11 of 24 in MD

Livability — Dundalk

• Score: 85/100
• State rank: #16
• US rank: #510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dundalk, MD
• County: Baltimore County · 769,527 people
• City population: 59,407
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 59,407
• Household income: $64,141
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 2566.0

Population outlook (Baltimore County) Hauer SSP2

• Today (2025): 885,518 people
• By 2030: 909,272 · +2.7%
• By 2040: 951,547 · +7.5%
• By 2050: 990,955 · +11.9%
• By 2075: 1,086,411 · +22.7%
• By 2100: 1,135,078 · +28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Black 18% Hispanic / Latino 15% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Baltimore

• 2024 margin: Strong D (+24.5) · D 61.0% · R 36.5% · Other 2.5%
• 2008→2024 swing: +9.9pp toward D · 2008: 14.6pp · 2024: 24.5pp
• All cycles: 2024: D+24.5 2020: D+27.0 2016: D+17.4 2012: D+16.4 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -251.44%
• Current HPI: 228.4218
• Rent YoY: ▼ -0.09%
• 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

• 2026-05-28 Listed $35,000 BRIGHT MLS