56 Cool Breeze · Middle River, MD 21220

$59,750

3 bd · 2.0 ba · 897 sqft · Manufactured · 8 Days on market

Built 2004 Good condition

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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 +3.9/5.0
• Rent growth +2.7/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! PARK RENT ONLY $745/mo. This mobile home is located in the desirable Cool Breeze Mobile Home Park! Offering a perfect blend of comfort and functionality. With three spacious bedrooms and two full bathrooms, there's ample room for relaxation and privacy. The home features a well-equipped kitchen, complete with a microwave and stove, making meal preparation a delight. Enjoy the convenience of in-unit laundry with both a washer and dryer, ensuring that chores are a breeze. The property is in excellent condition, reflecting care and attention to detail. The inviting layout and warm ambiance create a welcoming atmosphere, perfect for gatherings or quiet evenings at home. The commun

Key facts

• Built 2004
• Listed 8 days

Property features AI

Finance

• HOA & community: Located in Cool Breeze Mobile Home Park

Exterior

• Parking: On-street parking; 56 park pads in the community
• Utilities: Public water; Public septic; Electric power
• Home design: Mobile home (pre-1976); Estimated year built
• Construction: Approximately 23 ft wide by 39 ft long; Estimated 897 finished square feet above grade
• Exterior features: Above grade additional structures; Pets allowed with breed, size/weight restrictions; cats and dogs permitted; Located in Cool Breeze Mobile Home Park; Outside city limits; No tidal water

Interior

• Kitchen: Microwave; Stove
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump with electric backup; Central air conditioning; Electric heating fuel; Electric hot water
• Interior features: Very good condition; Property manager present; Two or more access exits
• Laundry & utility: Washer in unit; Dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 27.5% vs local median 4.1% 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: schools F, 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 flat; 251 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $59,750

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 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?
3. 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?
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: 3.11% ✓
• Cap rate: 27.51%
• Cash-on-cash: 75.77%
• DSCR: 4.37
• GRM: 2.7

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: 73.2%
• Equity multiple: 4.21×
• Total profit: $53,647
• Equity at exit: $8,909

10-year hold

• IRR: 76.4%
• Equity multiple: 8.04×
• Total profit: $117,842
• Equity at exit: $5,166

Cash invested: $16,730 (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: 251
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$313
• Tax est. 1.5%: −$75 /mo · $896/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $1,056

Break-even live

Break-even rent $523

Max offer price $59,750

Occupancy floor 38%

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: $14,938
• Closing costs: $1,792
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Holly Dr Middle River, MD	1.0–2.0	1.0	740	$1,510	$2.04	2d	9	0.20mi
9206 Oswald Way Rosedale, MD	1.0–2.0	1.0–2.0	867	$2,018	$2.33	2d	22	0.83mi
201 Middleway Rd Middle River, MD	1.0–2.0	1.0	750	$1,571	$2.09	2d	24	0.95mi
36 Cartwright Ct Rosedale, MD	3.0	2.0	1024	$2,095	$2.05	22d	1	1.05mi
1325 Fuselage Ave Middle River, MD	2.0	1.0	672	$1,600	$2.38	5d	1	1.17mi
421 Torner Rd Essex, MD	3.0	2.0	1024	$2,050	$2.00	22d	1	1.18mi
6800 Averill Rd Rosedale, MD	1.0–2.0	1.0	810	$1,570	$1.94	1d	9	1.20mi
2 Chelmsford Ct Middle River, MD	3.0	1.5	1122	$2,100	$1.87	2d	1	1.23mi
8 King Henry Cir Rosedale, MD	3.0	1.0	1012	$1,895	$1.87	43d	1	1.23mi
8501 Franklin Square Dr Baltimore, MD	1.0–3.0	1.0–2.0	950	$2,780	$2.93	1d	19	1.39mi
9901 Langs Rd Middle River, MD	1.0–3.0	1.0–1.5	950	$1,795	$1.89	43d	10	1.39mi

Listing history 6 events

1. 2026-06-18
   days on market $59,750 Active 8 DOM
2. 2026-06-17
   days on market $59,750 Active 7 DOM
3. 2026-06-16
   days on market $59,750 Active 6 DOM
4. 2026-06-15
   days on market $59,750 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $59,750 Active 3 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: $22,317
• − Mortgage interest: −$3,347
• − Property taxes: −$896
• − Insurance: −$299
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$1,738
• Taxable income: $12,466
• Est. tax owed @ 24.0%: −$2,992
• After-tax cash flow: $9,684/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 · 13 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with minimal repairs needed. Fresh paint and new flooring can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Replace worn-out flooring — New flooring can improve the home's appearance and functionality, attracting more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace worn-out flooring — New flooring can improve the home's appearance and functionality, attracting more buyers or renters. ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-06-10 Listed $59,750 BRIGHT MLS