164 Konrad Morgan Way · Marlboro Meadows, MD 20711

$129,900

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 65 Days on market

Built 2000 $93/sqft · 29% above area Est $101k · 29% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Nice Doublewide in Sought After Boones Estates! Over 1400 square feet with 3 Bedrooms and, 2 Full Bath. This home features a Large Living Room, Galley Kitchen with a Breakfast Nook, Separate Formal Dining Room. and a Big Primary Bedroom with His & Her Closets and Private Bath with Garden Soaking Tub. Recent Updates Include Gleaming Laminate Flooring, Hall Bath with Custom Ceramic Tile, Light Fixtures and Paint. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Enjoy your Community Amenities that Include a Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Close to Schools, Parks, Shopping. and Restaurants. 20 Minutes to Andrew AFB and 495. 30 Minutes to DC and Annapolis. Don't Delay this One Won't Last!

Key facts

• Breakfast nook
• Formal dining room
• His and her closets

Tags

• GALLEY KITCHEN
• BREAKFAST NOOK
• FORMAL DINING ROOM
• BIG PRIMARY BEDROOM
• HIS AND HER CLOSETS
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 9.0% in Marlboro Meadows — 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 62/100 on livability (#327 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living D-.
• 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.
• Zoned schools: Monarch Global Academy Pcs Laurel Campus (math 13% / reading 28%, grade F, #341 of 860 statewide, top 40%, 830 students, 53% FRL); Southern Middle (math 8% / reading 39%, grade F, #118 of 225 statewide, top 54%, 755 students, 45% FRL); Southern High (math 52% / reading 73%, grade B-, #62 of 222 statewide, top 29%, 1,066 students, 40% FRL) — zoned schools average 46% FRL vs 25% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 51 active listings in the ZIP; 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 $898 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $47k; list at $130k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.51% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $100,919
• List price: $129,900
• Delta: 28.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Rips Dr	0.18mi	3/2.0	1,344 (-4%)	12mo	$80,000	$60	75

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $20,652
• Equity at exit: $19,369

10-year hold

• IRR: 23.0%
• Equity multiple: 2.97×
• Total profit: $71,762
• Equity at exit: $11,231

Cash invested: $36,372 (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 20711

• Active inventory: 51
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $654

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 62%

Sensitivity live

Price	-10% $744	-5% $699	+0% $654	+5% $609	+10% $565
Rent	-10% $499	-5% $577	+0% $654	+5% $732	+10% $809
Rate	-1.0pp $720	-0.5pp $687	base $654	+0.5pp $621	+1.0pp $586

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $129,900 Active 65 DOM
2. 2026-06-18
   days on market $129,900 Active 62 DOM
3. 2026-06-17
   days on market $129,900 Active 61 DOM
4. 2026-06-16
   days on market $129,900 Active 60 DOM
5. 2026-06-15
   days on market $129,900 Active 59 DOM
6. 2026-06-13
   days on market $129,900 Active 57 DOM
7. 2026-06-09
   days on market $129,900 Active 53 DOM
8. 2026-06-08
   days on market $129,900 Active 52 DOM
9. 2026-06-07
   days on market $129,900 Active 51 DOM
10. 2026-06-04
    days on market $129,900 Active 48 DOM
11. 2026-06-03
    days on market $129,900 Active 47 DOM
12. 2026-06-02
    days on market $129,900 Active 46 DOM
13. 2026-06-01
    days on market $129,900 Active 45 DOM
14. 2026-05-31
    days on market $129,900 Active 44 DOM
15. 2026-05-13
    status Active 759-char remark

    Show marketing remark (759 chars)

    Very Nice Doublewide in Sought After Boones Estates! Over 1400 square feet with 3 Bedrooms and, 2 Full Bath. This home features a Large Living Room, Galley Kitchen with a Breakfast Nook, Separate Formal Dining Room. and a Big Primary Bedroom with His & Her Closets and Private Bath with Garden Soaking Tub. Recent Updates Include Gleaming Laminate Flooring, Hall Bath with Custom Ceramic Tile, Light Fixtures and Paint. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Enjoy your Community Amenities that Include a Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Close to Schools, Parks, Shopping. and Restaurants. 20 Minutes to Andrew AFB and 495. 30 Minutes to DC and Annapolis. Don't Delay this One Won't Last!

16. 2026-04-29
    historical Active Under Contract 759-char remark

    Show marketing remark (759 chars)

    Very Nice Doublewide in Sought After Boones Estates! Over 1400 square feet with 3 Bedrooms and, 2 Full Bath. This home features a Large Living Room, Galley Kitchen with a Breakfast Nook, Separate Formal Dining Room. and a Big Primary Bedroom with His & Her Closets and Private Bath with Garden Soaking Tub. Recent Updates Include Gleaming Laminate Flooring, Hall Bath with Custom Ceramic Tile, Light Fixtures and Paint. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Enjoy your Community Amenities that Include a Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Close to Schools, Parks, Shopping. and Restaurants. 20 Minutes to Andrew AFB and 495. 30 Minutes to DC and Annapolis. Don't Delay this One Won't Last!

17. 2026-04-24
    status Active 759-char remark

    Show marketing remark (759 chars)

    Very Nice Doublewide in Sought After Boones Estates! Over 1400 square feet with 3 Bedrooms and, 2 Full Bath. This home features a Large Living Room, Galley Kitchen with a Breakfast Nook, Separate Formal Dining Room. and a Big Primary Bedroom with His & Her Closets and Private Bath with Garden Soaking Tub. Recent Updates Include Gleaming Laminate Flooring, Hall Bath with Custom Ceramic Tile, Light Fixtures and Paint. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Enjoy your Community Amenities that Include a Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Close to Schools, Parks, Shopping. and Restaurants. 20 Minutes to Andrew AFB and 495. 30 Minutes to DC and Annapolis. Don't Delay this One Won't Last!

18. 2026-04-20
    status Pending 759-char remark

    Show marketing remark (759 chars)

    Very Nice Doublewide in Sought After Boones Estates! Over 1400 square feet with 3 Bedrooms and, 2 Full Bath. This home features a Large Living Room, Galley Kitchen with a Breakfast Nook, Separate Formal Dining Room. and a Big Primary Bedroom with His & Her Closets and Private Bath with Garden Soaking Tub. Recent Updates Include Gleaming Laminate Flooring, Hall Bath with Custom Ceramic Tile, Light Fixtures and Paint. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Enjoy your Community Amenities that Include a Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Close to Schools, Parks, Shopping. and Restaurants. 20 Minutes to Andrew AFB and 495. 30 Minutes to DC and Annapolis. Don't Delay this One Won't Last!

19. 2026-04-09
    historical Active Under Contract 759-char remark

    Show marketing remark (759 chars)

    Very Nice Doublewide in Sought After Boones Estates! Over 1400 square feet with 3 Bedrooms and, 2 Full Bath. This home features a Large Living Room, Galley Kitchen with a Breakfast Nook, Separate Formal Dining Room. and a Big Primary Bedroom with His & Her Closets and Private Bath with Garden Soaking Tub. Recent Updates Include Gleaming Laminate Flooring, Hall Bath with Custom Ceramic Tile, Light Fixtures and Paint. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Enjoy your Community Amenities that Include a Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Close to Schools, Parks, Shopping. and Restaurants. 20 Minutes to Andrew AFB and 495. 30 Minutes to DC and Annapolis. Don't Delay this One Won't Last!

20. 2026-03-19
    listed $129,900 Active 759-char remark

    Show marketing remark (759 chars)

    Very Nice Doublewide in Sought After Boones Estates! Over 1400 square feet with 3 Bedrooms and, 2 Full Bath. This home features a Large Living Room, Galley Kitchen with a Breakfast Nook, Separate Formal Dining Room. and a Big Primary Bedroom with His & Her Closets and Private Bath with Garden Soaking Tub. Recent Updates Include Gleaming Laminate Flooring, Hall Bath with Custom Ceramic Tile, Light Fixtures and Paint. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Enjoy your Community Amenities that Include a Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Close to Schools, Parks, Shopping. and Restaurants. 20 Minutes to Andrew AFB and 495. 30 Minutes to DC and Annapolis. Don't Delay this One Won't Last!

21. 2018-06-22
    soldstatus $47,000 Closed 419-char remark

    Show marketing remark (419 chars)

    Very Nice Doublewide in Sought After Boones Estates! 3BR, 2 Full Bath w/ Large Living Room, Big Eatin Kitchen & Separate Dining Room. Big Master BR with His & Her Closets and Full Bath with Garden Soaking Tub. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Community Amenities Include Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Don't Delay this One Won't Last!

22. 2018-06-22
    soldstatus $47,000 Sold

    Show marketing remark (419 chars)

    Very Nice Doublewide in Sought After Boones Estates! 3BR, 2 Full Bath w/ Large Living Room, Big Eatin Kitchen & Separate Dining Room. Big Master BR with His & Her Closets and Full Bath with Garden Soaking Tub. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Community Amenities Include Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Don't Delay this One Won't Last!

23. 2018-06-14
    status Pending 419-char remark

    Show marketing remark (419 chars)

    Very Nice Doublewide in Sought After Boones Estates! 3BR, 2 Full Bath w/ Large Living Room, Big Eatin Kitchen & Separate Dining Room. Big Master BR with His & Her Closets and Full Bath with Garden Soaking Tub. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Community Amenities Include Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Don't Delay this One Won't Last!

24. 2018-06-14
    status Contract

    Show marketing remark (419 chars)

    Very Nice Doublewide in Sought After Boones Estates! 3BR, 2 Full Bath w/ Large Living Room, Big Eatin Kitchen & Separate Dining Room. Big Master BR with His & Her Closets and Full Bath with Garden Soaking Tub. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Community Amenities Include Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Don't Delay this One Won't Last!

25. 2018-04-25
    listed $47,500 Active 419-char remark

    Show marketing remark (419 chars)

    Very Nice Doublewide in Sought After Boones Estates! 3BR, 2 Full Bath w/ Large Living Room, Big Eatin Kitchen & Separate Dining Room. Big Master BR with His & Her Closets and Full Bath with Garden Soaking Tub. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Community Amenities Include Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Don't Delay this One Won't Last!

26. 2018-04-25
    listed $47,500 Active

    Show marketing remark (419 chars)

    Very Nice Doublewide in Sought After Boones Estates! 3BR, 2 Full Bath w/ Large Living Room, Big Eatin Kitchen & Separate Dining Room. Big Master BR with His & Her Closets and Full Bath with Garden Soaking Tub. Home sits on Nicely Landscaped Corner Lot with Covered Front Porch and Shed. Community Amenities Include Swimming Pool, Tennis/Basketball Courts & 2 Tot Lots. Don't Delay this One Won't Last!

27. 2011-01-25
    soldstatus $38,900
28. 2011-01-25
    soldstatus $38,900 Sold
29. 2011-01-23
    historical
30. 2011-01-10
    status Active
31. 2010-11-07
    historical
32. 2010-07-21
    price $39,898
33. 2010-06-01
    listed $44,500 Active
34. 2010-06-01
    listed $39,898

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,574
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$3,779
• Taxable income: $6,149
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $6,376/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 — Marlboro Meadows

• Score: 62/100
• State rank: #327
• US rank: #17129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,629

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 24% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Portuguese 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 2%

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: ▼ -131.12%
• Current HPI: 232.1067
• 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

+225.6% since first listed

20 events — show timeline

• 2026-05-13 Relisted — BRIGHT MLS
• 2026-04-29 Contingent — BRIGHT MLS
• 2026-04-24 Relisted — BRIGHT MLS
• 2026-04-20 Pending — BRIGHT MLS
• 2026-04-09 Contingent — BRIGHT MLS
• 2026-03-19 Listed $129,900 BRIGHT MLS
• 2018-06-22 Sold (MLS) $47,000 MRIS
• 2018-06-22 Sold (MLS) $47,000 BRIGHT MLS
• 2018-06-14 Pending — BRIGHT MLS
• 2018-06-14 Pending — MRIS
• 2018-04-25 Listed $47,500 MRIS
• 2018-04-25 Listed $47,500 BRIGHT MLS
• 2011-01-25 Sold (MLS) $38,900 MRIS
• 2011-01-25 Sold (MLS) $38,900 BRIGHT MLS
• 2011-01-23 Listing Removed — BRIGHT MLS
• 2011-01-10 Relisted — MRIS
• 2010-11-07 Delisted — MRIS
• 2010-07-21 Price Changed $39,898 MRIS
• 2010-06-01 Listed $44,500 MRIS
• 2010-06-01 Listed $39,898 BRIGHT MLS