299 Rips Dr · Marlboro Meadows, MD 20711

$55,000

2 bd · 2.0 ba · 835 sqft · SingleFamily · 37 Days on market

Built 1982 Fair condition $66/sqft · 22% below area Est $70k · 22% under ↓ 31% 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
• ARV discount +15.0/15.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 299 Rips Dr! This well-maintained 2-bedroom, 2-bathroom mobile home offers comfortable living with an open concept layout, generous natural light, and a functional floor plan. The eat-in kitchen features ample cabinet space and flows seamlessly into the living area — ideal for relaxing or entertaining. Both bedrooms are nicely sized, including a primary suite with a private bath. Enjoy the yard, plenty of parking, and a peaceful location close to shopping, dining, and major commuter routes.

Key facts

• Peaceful location
• Private bath
• Ample cabinet space

Tags

• OPEN CONCEPT LAYOUT
• AMPLE CABINET SPACE
• PRIVATE BATH
• PEACEFUL LOCATION

Property features AI

Finance

• Other: Income/expense listing notes annual ground rent
• Financial info: Ground rent exists and is paid monthly
• HOA & community: Community pool

Exterior

• Parking: Driveway
• Utilities: Community water; Community septic tank; Electric service
• Home design: Manufactured home; Estimated built/major remodel in 2024; Ownership on ground rent
• Construction: Aluminum siding; Metal roof; Replacement double-pane vinyl-clad windows with screens
• Exterior features: Deck(s); Shed; Secure storage; Sidewalks; Community pool; Above-grade outdoor structure

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Electric oven/range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate plank flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning (electric); Electric hot water
• Interior features: Open floor plan with kitchen/dining combination; Master bathroom; Recessed lighting; Six-panel doors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

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 $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.1% vs local median 9.1% 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: Southern High (math 52% / reading 73%, grade B-, #62 of 222 statewide, top 29%, 1,066 students, 40% FRL).
• Zoned-school proficiency averages 62% at this address vs 28% district-wide (+34 pts) — the actual schools serving this property are materially stronger than the Anne Arundel County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.91% ✓
• Cap rate: 35.06%
• Cash-on-cash: 102.73%
• DSCR: 5.57
• GRM: 2.1

CMA / ARV

• ARV (median comp): $70,232
• List price: $55,000
• Delta: -21.69%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Boones Dr	0.28mi	2/2.0	935 (+12%)	1mo	$71,100	$76	66
263 Konrad Morgan Way	0.22mi	3/2.0 (+1)	940 (+13%)	5mo	$65,000	$69	60
214 Konrad Morgan Way	0.22mi	2/2.0	960 (+15%)	6mo	$48,000	$50	60
445 Sarah Anne Dr	0.19mi	3/2.0 (+1)	952 (+14%)	11mo	$62,900	$66	54

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: —
• Equity multiple: 5.88×
• Total profit: $75,090
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 12.28×
• Total profit: $173,644
• Equity at exit: $4,755

Cash invested: $15,400 (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 20711

• Active inventory: 50
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,318

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 34%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5242 Sands Rd Lothian, MD	2.0	1.0	600	$2,150	$3.58	4d	1	1.28mi

Listing history 26 events

1. 2026-06-18
   days on market $55,000 Active 37 DOM
2. 2026-06-17
   days on market $55,000 Active 36 DOM
3. 2026-06-16
   days on market $55,000 Active 35 DOM
4. 2026-06-15
   days on market $55,000 Active 34 DOM
5. 2026-06-13
   days on market $55,000 Active 32 DOM
6. 2026-06-09
   days on market $55,000 Active 28 DOM
7. 2026-06-08
   days on market $55,000 Active 27 DOM
8. 2026-06-07
   days on market $55,000 Active 26 DOM
9. 2026-06-04
   days on market $55,000 Active 23 DOM
10. 2026-06-03
    days on market $55,000 Active 22 DOM
11. 2026-06-02
    days on market $55,000 Active 21 DOM
12. 2026-06-01
    days on market $55,000 Active 20 DOM
13. 2026-05-31
    days on market $55,000 Active 19 DOM
14. 2026-05-12
    listed $55,000 Active 512-char remark
15. 2026-05-05
    historical
16. 2026-02-12
    listed $60,000 Active
17. 2026-02-07
    historical
18. 2025-08-31
    historical
19. 2025-06-12
    price $60,000
20. 2025-05-29
    price $62,500
21. 2025-03-20
    price $64,900
22. 2025-01-30
    price $67,900
23. 2024-11-16
    price $69,900
24. 2024-10-05
    price $72,500
25. 2024-07-30
    price $74,900
26. 2024-07-15
    listed $79,900 Active

ⓘ 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: $25,800
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$1,600
• Taxable income: $15,891
• Est. tax owed @ 24.0%: −$3,814
• After-tax cash flow: $12,007/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Fresh paint, new carpet, and updated cabinets would significantly enhance its appeal.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Minor Bathroom fixtures — Need cleaning
• Minor Exterior siding — Some wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpet — New carpet improves comfort and adds value
• Both Replace worn kitchen cabinets — New cabinets modernize the kitchen and add value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathroom fixtures · Need cleaning	Minor	$500–3,000
Exterior siding · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — New carpet improves comfort and adds value ↑
• Both Replace worn kitchen cabinets — New cabinets modernize the kitchen and add 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: 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

-31.2% since first listed

13 events — show timeline

• 2026-05-12 Listed $55,000 BRIGHT MLS
• 2026-05-05 Listing Removed — BRIGHT MLS
• 2026-02-12 Listed $60,000 BRIGHT MLS
• 2026-02-07 Coming Soon — BRIGHT MLS
• 2025-08-31 Listing Removed — BRIGHT MLS
• 2025-06-12 Price Changed $60,000 BRIGHT MLS
• 2025-05-29 Price Changed $62,500 BRIGHT MLS
• 2025-03-20 Price Changed $64,900 BRIGHT MLS
• 2025-01-30 Price Changed $67,900 BRIGHT MLS
• 2024-11-16 Price Changed $69,900 BRIGHT MLS
• 2024-10-05 Price Changed $72,500 BRIGHT MLS
• 2024-07-30 Price Changed $74,900 BRIGHT MLS
• 2024-07-15 Listed $79,900 BRIGHT MLS