462 Mirabile Ln · Dundalk, MD 21224

$89,900

2 bd · 2.0 ba · 910 sqft · SingleFamily · 231 Days on market

Built 2025 Good condition $99/sqft · 64% below area ↓ 10% since listing

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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 +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION!!!!! Buyers Attention buyers $5000 off purch price or 2 months free rent if under contract before June 30, 2026 !!!!! THIS MOBILE HOME FOR SALE NOT RENT, ONLY THE LOT IS LEASED!!!! Welcome Home to This Brand New 2025 Beauty! Step into comfort and style with this gorgeous 2-bedroom, 2 full bath home featuring an open floor plan, recessed lighting, and easy-care vinyl flooring throughout. The spacious living and dining area includes built-ins, adding both charm and functionality. The modern kitchen offers a gas stove, perfect for everyday cooking and entertaining. Enjoy the convenience of washer and dryer hookups and your own private parking pad. Lot rent is $800/month, with residents paying their own utilities. All residents must be park-approved. No investors — homes must be owner-occupied.

Key facts

• Built 2025
• Listed 231 days

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$247,235) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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.
• Market conditions: Rents rising (+1.3%/yr); 391 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $622 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 + 1.3% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.07% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.59%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $247,235
• List price: $89,900
• Delta: -63.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.45×
• Total profit: $36,576
• Equity at exit: $13,404

10-year hold

• IRR: 41.0%
• Equity multiple: 4.55×
• Total profit: $89,432
• Equity at exit: $7,773

Cash invested: $25,172 (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 21224

• Rents YoY: 1.3%
• Active inventory: 391
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $852

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 49%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8036 Lansdale Rd Unit 1 Baltimore, MD	3.0	1.0	1024	$1,775	$1.73	5d	1	0.47mi
7948 Eastdale Rd Baltimore, MD	3.0	1.0	1024	$1,700	$1.66	44d	1	0.56mi
7951 E Baltimore St Baltimore, MD	3.0	1.0	1024	$1,750	$1.71	2d	1	0.57mi
7915 Eastdale Rd Baltimore, MD	2.0	1.0	896	$1,500	$1.67	44d	1	0.62mi
7911 Bank St Baltimore, MD	3.0	1.0	1080	$1,749	$1.62	44d	1	0.63mi
309 52nd St Unit A Baltimore, MD	2.0	1.0	722	$1,350	$1.87	24d	1	0.75mi
932 Elton Ave Baltimore, MD	3.0	2.0	1024	$1,950	$1.90	18d	1	0.86mi
7517 Belmont Ave Baltimore, MD	2.0	1.0	720	$1,800	$2.50	18d	1	0.88mi
944 Dalton Ave Baltimore, MD	3.0	2.0	1024	$2,100	$2.05	11d	1	0.90mi
7319 Conley St Baltimore, MD	3.0	2.0	1080	$1,950	$1.81	18d	1	1.12mi
7261 Bridgewood Dr Baltimore, MD	3.0	2.0	896	$2,495	$2.78	24d	1	1.16mi
7520 Durwood Rd Dundalk, MD	3.0	1.0	1110	$2,100	$1.89	44d	1	1.18mi
165 Hampshire Rd Essex, MD	3.0	2.0	969	$1,895	$1.96	44d	1	1.25mi
849 Loalan Ave Dundalk, MD	3.0	1.5	1024	$1,850	$1.81	15d	1	1.32mi
28 Warren Rd Apt B Essex, MD	1.0	1.0	570	$875	$1.54	44d	1	1.37mi
7124 Gough St Baltimore, MD	2.0	1.5	1096	$1,700	$1.55	22d	1	1.40mi
7 Robinson Ave Dundalk, MD	3.0	2.0	1100	$2,600	$2.36	44d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 231 DOM
2. 2026-06-17
   days on market $89,900 Active 230 DOM
3. 2026-06-16
   days on market $89,900 Active 229 DOM
4. 2026-06-15
   days on market $89,900 Active 228 DOM
5. 2026-06-13
   days on market $89,900 Active 226 DOM
6. 2026-06-09
   days on market $89,900 Active 222 DOM
7. 2026-06-08
   days on market $89,900 Active 221 DOM
8. 2026-06-07
   days on market $89,900 Active 220 DOM
9. 2026-06-04
   days on market $89,900 Active 217 DOM
10. 2026-06-03
    days on market $89,900 Active 216 DOM
11. 2026-06-02
    days on market $89,900 Active 215 DOM
12. 2026-06-01
    days on market $89,900 Active 214 DOM
13. 2026-05-31
    days on market $89,900 Active 213 DOM
14. 2026-04-16
    status Active 819-char remark

    Show marketing remark (819 chars)

    ATTENTION!!!!! Buyers Attention buyers $5000 off purch price or 2 months free rent if under contract before June 30, 2026 !!!!! THIS MOBILE HOME FOR SALE NOT RENT, ONLY THE LOT IS LEASED!!!! Welcome Home to This Brand New 2025 Beauty! Step into comfort and style with this gorgeous 2-bedroom, 2 full bath home featuring an open floor plan, recessed lighting, and easy-care vinyl flooring throughout. The spacious living and dining area includes built-ins, adding both charm and functionality. The modern kitchen offers a gas stove, perfect for everyday cooking and entertaining. Enjoy the convenience of washer and dryer hookups and your own private parking pad. Lot rent is $800/month, with residents paying their own utilities. All residents must be park-approved. No investors — homes must be owner-occupied.

15. 2026-04-15
    historical 819-char remark

    Show marketing remark (819 chars)

    ATTENTION!!!!! Buyers Attention buyers $5000 off purch price or 2 months free rent if under contract before June 30, 2026 !!!!! THIS MOBILE HOME FOR SALE NOT RENT, ONLY THE LOT IS LEASED!!!! Welcome Home to This Brand New 2025 Beauty! Step into comfort and style with this gorgeous 2-bedroom, 2 full bath home featuring an open floor plan, recessed lighting, and easy-care vinyl flooring throughout. The spacious living and dining area includes built-ins, adding both charm and functionality. The modern kitchen offers a gas stove, perfect for everyday cooking and entertaining. Enjoy the convenience of washer and dryer hookups and your own private parking pad. Lot rent is $800/month, with residents paying their own utilities. All residents must be park-approved. No investors — homes must be owner-occupied.

16. 2026-04-09
    price $89,900 819-char remark

    Show marketing remark (819 chars)

    ATTENTION!!!!! Buyers Attention buyers $5000 off purch price or 2 months free rent if under contract before June 30, 2026 !!!!! THIS MOBILE HOME FOR SALE NOT RENT, ONLY THE LOT IS LEASED!!!! Welcome Home to This Brand New 2025 Beauty! Step into comfort and style with this gorgeous 2-bedroom, 2 full bath home featuring an open floor plan, recessed lighting, and easy-care vinyl flooring throughout. The spacious living and dining area includes built-ins, adding both charm and functionality. The modern kitchen offers a gas stove, perfect for everyday cooking and entertaining. Enjoy the convenience of washer and dryer hookups and your own private parking pad. Lot rent is $800/month, with residents paying their own utilities. All residents must be park-approved. No investors — homes must be owner-occupied.

17. 2025-10-30
    listed $99,900 Active 819-char remark

    Show marketing remark (819 chars)

    ATTENTION!!!!! Buyers Attention buyers $5000 off purch price or 2 months free rent if under contract before June 30, 2026 !!!!! THIS MOBILE HOME FOR SALE NOT RENT, ONLY THE LOT IS LEASED!!!! Welcome Home to This Brand New 2025 Beauty! Step into comfort and style with this gorgeous 2-bedroom, 2 full bath home featuring an open floor plan, recessed lighting, and easy-care vinyl flooring throughout. The spacious living and dining area includes built-ins, adding both charm and functionality. The modern kitchen offers a gas stove, perfect for everyday cooking and entertaining. Enjoy the convenience of washer and dryer hookups and your own private parking pad. Lot rent is $800/month, with residents paying their own utilities. All residents must be park-approved. No investors — homes must be owner-occupied.

18. 2025-10-16
    historical $99,900 819-char remark

    Show marketing remark (819 chars)

    ATTENTION!!!!! Buyers Attention buyers $5000 off purch price or 2 months free rent if under contract before June 30, 2026 !!!!! THIS MOBILE HOME FOR SALE NOT RENT, ONLY THE LOT IS LEASED!!!! Welcome Home to This Brand New 2025 Beauty! Step into comfort and style with this gorgeous 2-bedroom, 2 full bath home featuring an open floor plan, recessed lighting, and easy-care vinyl flooring throughout. The spacious living and dining area includes built-ins, adding both charm and functionality. The modern kitchen offers a gas stove, perfect for everyday cooking and entertaining. Enjoy the convenience of washer and dryer hookups and your own private parking pad. Lot rent is $800/month, with residents paying their own utilities. All residents must be park-approved. No investors — homes must be owner-occupied.

ⓘ 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: $22,371
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$2,615
• Taxable income: $9,343
• Est. tax owed @ 24.0%: −$2,242
• After-tax cash flow: $7,976/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 80/100 Cosmetic rehab

This 2025 mobile home is in excellent condition with a modern interior and exterior. It is move-in ready and would benefit from some exterior painting and landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑

ⓘ 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 — 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 City · 558,601 people
• City population: 59,407
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

-10.0% since first listed

5 events — show timeline

• 2026-04-16 Relisted — BRIGHT MLS
• 2026-04-15 Listing Removed — BRIGHT MLS
• 2026-04-09 Price Changed $89,900 BRIGHT MLS
• 2025-10-30 Listed $99,900 BRIGHT MLS
• 2025-10-16 Coming Soon $99,900 BRIGHT MLS