114 Roundup Rd · Middle River, MD 21220

$39,999

3 bd · 2.0 ba · 980 sqft · Manufactured · 332 Days on market

Built 1988 ↓ 11% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attractive 3 bedroom 2 bath single mobile home in great condition with many upgrades that includes 50 gallon water heater, stainless steel appliances, front load washer & dryer, 16x20 deck with a 10x10 canopy, large shed. Owner has new HVAC installed 2022. Buyers must be park approved and park rent is $904 monthly.

Key facts

• Built 1988
• Listed 332 days

Property features AI

Finance

• Other: Ownership interest: Ground rent; Property condition: Excellent
• HOA & community: Ground rent of $1,114 paid monthly

Exterior

• Parking: Private paved parking; Paved driveway (asphalt); Parking lot / off-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured single wide; Vinyl siding; Asphalt roof; Estimated year built
• Construction: Vinyl siding construction; Asphalt roof; Double-pane windows; Manufactured structure
• Exterior features: No basement; Above grade living space

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Icemaker; Self-cleaning oven; Electric range; Range hood; Refrigerator; Stainless steel appliances; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Engineered wood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Kitchen with table space and eat-in area; Walk-in closets; Estimated living area
• Laundry & utility: Water heater (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 50.7% 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: 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.
• Zoned schools: Chase Elementary (math 12% / reading 17%, grade F, #477 of 860 statewide, top 59%, 358 students, 60% FRL); Middle River Middle (math 5% / reading 32%, grade F, #159 of 225 statewide, top 73%, 978 students, 62% FRL); Kenwood High (math 10% / reading 43%, grade F, #161 of 222 statewide, top 72%, 1,908 students, 63% FRL) — zoned schools average 62% FRL vs 39% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 252 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $35,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 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 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?
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. 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?
7. 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.
8. 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.
9. 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: 5.56% ✓
• Cap rate: 50.66%
• Cash-on-cash: 158.47%
• DSCR: 8.05
• GRM: 1.5

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: —
• Equity multiple: 8.41×
• Total profit: $83,001
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 16.63×
• Total profit: $175,050
• Equity at exit: $3,458

Cash invested: $11,200 (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: 252
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $2,222 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,479

Break-even live

Break-even rent $350

Max offer price $39,999

Occupancy floor 28%

Sensitivity live

Price	-10% $1,507	-5% $1,493	+0% $1,479	+5% $1,465	+10% $1,451
Rent	-10% $1,303	-5% $1,391	+0% $1,479	+5% $1,567	+10% $1,655
Rate	-1.0pp $1,499	-0.5pp $1,489	base $1,479	+0.5pp $1,469	+1.0pp $1,458

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3736 White Pine Rd Middle River, MD	1.0–2.0	1.0	741	$1,335	$1.80	0d	17	0.88mi
37 Alberge Ln Middle River, MD	2.0–3.0	1.0–2.0	928	$2,052	$2.21	0d	8	0.99mi
11550 Crossroads Cir Middle River, MD	1.0–2.0	1.0–2.0	864	$2,824	$3.27	0d	11	1.05mi
6221 Greenleigh Ave Middle River, MD	1.0–2.0	1.0–2.0	1059	$2,957	$2.79	3d	16	1.22mi

Listing history 15 events

1. 2026-06-21
   days on market $39,999 Active 332 DOM
2. 2026-06-18
   days on market $39,999 Active 329 DOM
3. 2026-06-17
   days on market $39,999 Active 328 DOM
4. 2026-06-16
   days on market $39,999 Active 327 DOM
5. 2026-06-15
   days on market $39,999 Active 326 DOM
6. 2026-06-13
   days on market $39,999 Active 324 DOM
7. 2026-06-09
   days on market $39,999 Active 320 DOM
8. 2026-06-08
   days on market $39,999 Active 319 DOM
9. 2026-06-08
   price $39,999 Active 318 DOM
10. 2026-06-07
    days on market $40,000 Active 318 DOM
11. 2026-06-04
    days on market $40,000 Active 315 DOM
12. 2026-06-03
    days on market $40,000 Active 314 DOM
13. 2026-06-02
    days on market $40,000 Active 313 DOM
14. 2026-06-02
    remarks 225-char remark
15. 2026-06-02
    listed $40,000 Active 312 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: $26,665
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − Depreciation: −$1,164
• Taxable income: $18,194
• Est. tax owed @ 24.0%: −$4,367
• After-tax cash flow: $13,381/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: 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

-10.9% since first listed

14 events — show timeline

• 2026-06-01 Relisted — BRIGHT MLS
• 2026-04-28 Listing Removed — BRIGHT MLS
• 2026-04-28 Price Changed $40,000 BRIGHT MLS
• 2026-04-07 Price Changed $35,250 BRIGHT MLS
• 2026-03-20 Price Changed $37,500 BRIGHT MLS
• 2026-03-20 Relisted — BRIGHT MLS
• 2026-03-19 Listing Removed — BRIGHT MLS
• 2026-02-07 Price Changed $40,000 BRIGHT MLS
• 2025-06-19 Listed $50,000 BRIGHT MLS
• 2023-04-17 Sold (MLS) $40,000 BRIGHT MLS
• 2023-03-17 Pending — BRIGHT MLS
• 2023-03-14 Listed $44,900 BRIGHT MLS
• 2005-11-20 Delisted — MRIS
• 2005-11-17 Listed — MRIS