3503 Honeysuckle Ln · Middle River, MD 21220

$60,000

3 bd · 1.5 ba · 900 sqft · SingleFamily · 4 Days on market

Built 2002 Good 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 +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to a beautifully updated three-bedroom, 1.5-bath mobile home where modern comfort meets community living. Inside, luxury vinyl plank flooring flows through an open layout anchored by an updated chef's kitchen with updated appliances. A custom structural addition expands your living space, giving you a spacious third bedroom and a massive walk-in pantry. Everyday conveniences abound, from the in-unit washer and dryer to energy-efficient mini-splits that provide customizable, room-by-room heating and cooling. Remodeled in 2002. Complete with a new roof and water heater is 5 years old. Step outside to enjoy wonderful park amenities including a dog park, playground, and private par

Key facts

• New roof
• 2 parking spots
• Built 2002

Tags

• UPDATED CHEF'S KITCHEN
• CUSTOM STRUCTURAL ADDITION
• MASSIVE WALK-IN PANTRY
• IN-UNIT WASHER AND DRYER
• ENERGY-EFFICIENT MINI-SPLITS
• NEW ROOF

Property features AI

Finance

• Financial info: Land lease approximately $1,100 per month

Exterior

• Parking: Driveway with 2 spaces; On-street parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Manufactured home; Single-level (1 floor); Ownership is land lease with about 100 years remaining; Monthly land lease payment
• Construction: Vinyl siding; Single wide mobile unit; Approximately 24 ft wide by 50 ft long; Estimated year built
• Exterior features: Deck(s); Shed; Above-grade other structures

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (electric); Ductless / mini-split cooling (electric)
• Interior features: Estimated living area; Doors swing inward (accessibility)
• Laundry & utility: Washer and dryer in unit; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k. Condition is rated good.

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 $60k).
• Cap rate 33.3% vs local median 4.2% in Middle River — 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 78/100 on livability (#76 in MD, #2,777 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools F, 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.
• Market conditions: Rents flat; 251 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 33% of the median local income ($82k/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 $415 of loan paydown is wiped out by about $2k 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 + 0.8% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $60,000

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.72% ✓
• Cap rate: 33.31%
• Cash-on-cash: 96.50%
• DSCR: 5.29
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 95.0%
• Equity multiple: 5.26×
• Total profit: $71,577
• Equity at exit: $8,946

10-year hold

• IRR: 97.3%
• Equity multiple: 10.20×
• Total profit: $154,494
• Equity at exit: $5,188

Cash invested: $16,800 (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 21220

• Rents YoY: 0.8%
• Active inventory: 251
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $1,351

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,392	-5% $1,372	+0% $1,351	+5% $1,330	+10% $1,309
Rent	-10% $1,174	-5% $1,263	+0% $1,351	+5% $1,439	+10% $1,528
Rate	-1.0pp $1,381	-0.5pp $1,366	base $1,351	+0.5pp $1,335	+1.0pp $1,320

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3736 White Pine Rd Middle River, MD	1.0–2.0	1.0	741	$1,310	$1.77	2d	21	0.98mi
11550 Crossroads Cir Middle River, MD	1.0–2.0	1.0–2.0	893	$2,849	$3.19	2d	15	1.01mi
37 Alberge Ln Middle River, MD	2.0–3.0	1.0–2.0	928	$2,052	$2.21	2d	8	1.27mi
6221 Greenleigh Ave Middle River, MD	1.0–2.0	1.0–2.0	1059	$2,957	$2.79	2d	16	1.29mi
1 Alder Dr Middle River, MD	1.0–3.0	1.0	1000	$2,249	$2.25	6d	10	1.46mi

Listing history 3 events

1. 2026-06-21
   days on market $60,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $60,000 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: $26,819
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$1,745
• Taxable income: $16,222
• Est. tax owed @ 24.0%: −$3,893
• After-tax cash flow: $12,318/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 · 12 photos

Good 75/100 Cosmetic rehab

This beautifully updated three-bedroom mobile home offers modern comfort and community living. With a fresh paint job, landscaping, and smart home features, it's ready for a new owner.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and garden maintenance — Well-maintained landscaping and garden add to the home's curb appeal and value.
• Resale Updating kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Both Upgrading lighting fixtures — Improved lighting enhances the home's ambiance and value.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and garden maintenance — Well-maintained landscaping and garden add to the home's curb appeal and value. ↑
• Resale Updating kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Both Upgrading lighting fixtures — Improved lighting enhances the home's ambiance and value. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers and renters. ↑

ⓘ 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: 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 — Middle River

• Score: 78/100
• State rank: #76
• US rank: #2777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middle River, MD
• County: Baltimore County · 769,527 people
• City population: 42,824
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 42,824
• Household income: $81,817
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1921.0

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 57% Black 27% Two or more races 6% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 4% Ukrainian 2% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 3% Arabic 3% Tagalog/Filipino 2%

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: ▼ -199.31%
• Current HPI: 254.5597
• Rent YoY: ▲ 0.83%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $60,000 BRIGHT MLS
• 2026-06-15 Coming Soon $60,000 BRIGHT MLS