14 Thomas Ln · Edgemere, MD 21219

$105,000

2 bd · 2.0 ba · 1,250 sqft · SingleFamily · 34 Days on market

Built 2003 Good condition 3,200 sqft lot $84/sqft · 70% below area

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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
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The owners have made a huge concession; they are willing to pay six months of the ground rent for a qualified buyer of this home. Each month is $907.00 which the seller is contributing a total $5,442.00 to help you purchase this home. Also, this is a waterfront community park, and part of your monthly fee is for usage of the community pier. AGENTS BE SURE YOUR BUYERS ARE AWARE OF THE MONTHLY LOT FEE AND THAT THEY MUST BE PRE-QUALIFIED WITH THE MOBILE HOME PARK & A QUALIFIED MOBILE HOME LENDER TO SUBMIT AN OFFER! Very Nice Doublewide in Sought After Baywood Estates! Over 1200 square feet with 2 Bedrooms and, 2 Full Bath & a bonus room for an office/nursey or a third bedroom. This

Key facts

• Galley kitchen
• Private bath
• Large living room

Tags

• LARGE LIVING ROOM
• GALLEY KITCHEN
• DINING ROOM
• PRIMARY BEDROOM
• PRIVATE BATH
• GLEAMING LAMINATE FLOORING

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; In city limits; Bus stop within 1 mile
• Financial info: Annual ground rent noted
• HOA & community: Property located in Bay mobile home park (park name: Bay); Ground rent exists with monthly payment

Exterior

• Parking: On-street parking (unassigned)
• Utilities: Public water; Public sewer; Propane available (leased for heating and hot water); Electric service available (200+ amp); Cable and satellite internet available; Multiple phone lines available; Municipal trash not provided
• Home design: Manufactured double-wide home (Fleetwood Suncrest model); Single-story (one level) entry; Main entrance faces southwest; Estimated very good condition; Ground rent/ownership interest: Ground Rent (monthly payment required)
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Double-hung, double-pane windows; R-factor: 30 ceilings, R-19 exterior walls; Building is winterized
• Exterior features: Deck(s); Gutter system; Outbuilding(s); Sidewalks; Property backs to trees; Cul-de-sac location; No through street; Side yards and rear yard; Water access to Old Road Bay (river) with fishing allowed; Middle-of-block setting; Private road (blacktop) with ~40 ft frontage

Interior

• Kitchen: Built-in microwave; Built-in range; Cooktop; Dishwasher; Stove; Refrigerator; Kitchen designed for efficiency
• Bedrooms: Two main-level bedrooms; Bonus room and additional room usable as office or nursery (listed as Bedroom 2 / Bedroom 1 / Bonus Room)
• Flooring: Carpet; Laminate plank; Wood floors
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central heating (90% forced air) with propane (leased) fuel; Central air conditioning; Ceiling fans; 200+ amp electrical service; Hot water provided by propane
• Interior features: Open floor plan with family room off the kitchen; Combination kitchen/dining area; Crown molding; Ceiling fans; Window treatments; Wood floors and carpet; Storm and six-panel doors; No basement
• Laundry & utility: Main-floor laundry with washer and dryer in unit; Front-loading dryer (gas) and ENERGY STAR clothes washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.6% in Edgemere — 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 61/100 on livability (#330 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D, amenities F, commute 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: Chesapeake Terrace Elementary (math 22% / reading 27%, grade F, #260 of 860 statewide, top 33%, 330 students, 39% 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).
• Market conditions: 47 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.39%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $344,867
• List price: $105,000
• Delta: -69.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2122 Lodge Forest Dr	0.43mi	3/2.0 (+1)	1,146 (-8%)	3mo	$369,900	$323	59
2408 Lodge Farm Rd	0.68mi	3/1.0 (+1)	1,232 (-1%)	5mo	$285,000	$231	52
2417 Lodge Farm Rd	0.72mi	3/2.0 (+1)	1,128 (-10%)	2mo	$350,000	$310	44
2403 Maple	0.59mi	3/2.0 (+1)	1,128 (-10%)	22mo	$362,000	$321	32
2511 Eugene Ave	0.72mi	3/1.5 (+1)	1,344 (+8%)	22mo	$353,500	$263	28
2411 Lodge Farm Rd	0.69mi	3/1.0 (+1)	1,128 (-10%)	24mo	$355,000	$315	23

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: 20.2%
• Equity multiple: 1.82×
• Total profit: $24,188
• Equity at exit: $15,656

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $74,190
• Equity at exit: $9,078

Cash invested: $29,400 (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 21219

• Active inventory: 47
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $647

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 58%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2511 S Snyder Ave Sparrows Point, MD	2.0	1.0	1400	$1,400	$1.00	44d	1	1.09mi
2507 Sycamore Ave Unit A Edgemere, MD	3.0	1.5	1800	$2,200	$1.22	44d	1	1.16mi

Listing history 14 events

1. 2026-06-17
   status $105,000 Pending 34 DOM
2. 2026-06-16
   days on market $105,000 Active 34 DOM
3. 2026-06-15
   days on market $105,000 Active 33 DOM
4. 2026-06-13
   days on market $105,000 Active 31 DOM
5. 2026-06-09
   days on market $105,000 Active 27 DOM
6. 2026-06-08
   days on market $105,000 Active 26 DOM
7. 2026-06-07
   days on market $105,000 Active 25 DOM
8. 2026-06-04
   days on market $105,000 Active 22 DOM
9. 2026-06-03
   days on market $105,000 Active 21 DOM
10. 2026-06-02
    remarks 691-char remark
11. 2026-06-02
    days on market $105,000 Active 20 DOM
12. 2026-06-01
    days on market $105,000 Active 19 DOM
13. 2026-05-31
    days on market $105,000 Active 18 DOM
14. 2026-05-13
    listed $105,000 Active 823-char remark

ⓘ 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: $20,843
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$3,055
• Taxable income: $6,472
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $6,205/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 · 26 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home in Baywood Estates is in good condition with recent updates and a good curb appeal. It's ready for a new owner to move in.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace outdoor furniture — Maintains curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace outdoor furniture — Maintains curb appeal and functionality ↑

ⓘ 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 — Edgemere

• Score: 61/100
• State rank: #330
• US rank: #17349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgemere, MD
• City population: 10,119
• Population (ZIP): 9,873

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: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 4% Asian 3%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Korean 1% Tagalog/Filipino 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: ▼ -170.41%
• Current HPI: 263.3437
• 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

2 events — show timeline

• 2026-06-16 Pending — BRIGHT MLS
• 2026-05-13 Listed $105,000 BRIGHT MLS