116 Konrad Morgan Way · Marlboro Meadows, MD 20711

$199,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 5 Days on market

Built 2006 4,792 sqft lot

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Why this score? — see what drove the D+ 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Nice 3 BR, 2 Full Bath Doublewide in Sought After Boones Estates! Wide Open Floor Plan w/ Spacious Kitchen, Living & Dining Room! Big Master BR w/ Full Bath & Walking Closet! Nice Sized 2nd & 3ed BR's w/ Walkin Closets as well! Sits on Great Cul de Sac Lot w/ Big Shed & Custom Sundeck! Community Perks Include Pool, Tennis & Basketball Courts and Big Tot Lot! Come see now this one won't last!

Key facts

• Functional kitchen
• Updated hvac system
• One level living

Tags

• ONE LEVEL LIVING
• UPDATED WOOD FLOORING
• FUNCTIONAL KITCHEN
• UPDATED LAUNDRY ROOM
• ATTACHED FULL BATHROOM
• UPDATED HVAC SYSTEM

Property features AI

Finance

• Financial info: Ground rent paid semi-annually
• HOA & community: Community pool

Exterior

• Parking: Driveway parking; Two driveway spaces; Two total garage/parking spaces
• Utilities: Community water; Public septic; Natural gas for heating and hot water; Electric for cooling
• Home design: Single-family style by builder Commodore; Vinyl siding exterior; Above-grade living area; Ground rent ownership
• Construction: Asphalt roof; Pillar/post/pier foundation; Built by Commodore (year estimated)
• Exterior features: Deck(s); Sidewalks; Secure storage; Shed; Located on a cul-de-sac; Community pool

Interior

• Kitchen: Refrigerator; Dishwasher; Gas range/oven; Microwave
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Open floor plan; Kitchen with island; Country-style kitchen; Breakfast area; Dining area; Master bathroom; Crown molding; Window treatments; Cathedral ceilings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).

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: schools D, amenities F, 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: 50 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 $1k of loan paydown is wiped out by about $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $42k; list at $199k implies a 374% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

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 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.3

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,353
• Equity at exit: $29,672

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-166
• Equity at exit: $17,206

Cash invested: $55,720 (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 20711

• Active inventory: 50
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $202

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 85%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $199,000 Active 5 DOM
2. 2026-06-17
   days on market $199,000 Active 4 DOM
3. 2026-06-16
   days on market $199,000 Active 3 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $199,000 Active 2 DOM

ⓘ 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 9/10 Extreme 7 d/yr ≥103°F today · 17 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: $23,958
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$5,789
• Taxable loss: −$792
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $2,614/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

+262.5% since first listed

10 events — show timeline

• 2026-06-13 Listed $199,000 BRIGHT MLS
• 2016-08-30 Listing Removed — BRIGHT MLS
• 2016-08-29 Sold (MLS) $42,000 MRIS
• 2016-08-29 Sold (MLS) $42,000 BRIGHT MLS
• 2016-08-21 Pending — MRIS
• 2016-08-11 Price Changed $54,900 MRIS
• 2016-08-10 Price Changed $47,900 MRIS
• 2016-06-23 Price Changed $54,900 MRIS
• 2016-04-13 Listed $63,900 MRIS
• 2016-04-12 Listed $54,900 BRIGHT MLS