17010 Alcott #630 · Halfway, MD 21740

$88,500

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 1 Days on market

Built 2007 Good condition Est $84k · at est.

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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 +5.3/15.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to effortless one-level living in the desirable Lakeside community! This beautifully maintained manufactured home shines with fresh interior paint and stunning, newly updated flooring throughout. The spacious layout features 3 generously sized bedrooms and 2 full bathrooms, providing plenty of space for everyone. At the heart of the home is a bright country kitchen equipped with ample cabinets and counter space, flowing seamlessly into a separate dining area. Conveniently located just off the dining room, you will find a large, dedicated laundry room with extra storage potential. Step outside to enjoy your choice of front or back decks—perfect for morning coffee or evenin

Key facts

• Country kitchen
• One-level living
• Lakeside community

Tags

• ONE-LEVEL LIVING
• LAKESIDE COMMUNITY
• COUNTRY KITCHEN
• DEDICATED LAUNDRY ROOM
• PAVED OFF-STREET PARKING PAD
• PATIO PICNIC AREA

Property features AI

Finance

• Other: Ownership is ground rent
• Financial info: Monthly ground rent: $750; Property manager present
• HOA & community: Ground rent applies (monthly)

Exterior

• Parking: Driveway parking (3 spaces); Three total garage/parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured double-wide home; Above grade living area
• Construction: Vinyl siding; Estimated year built
• Exterior features: Community pool; Located in the Lakeside park; Outside city limits

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning with ceiling fans; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Cap rate 16.5% vs local median 4.8% in Halfway — 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 66/100 on livability (#225 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: schools C-, crime F, amenities F.
• Washingtion County Public Schools (suburban): math 18% / reading 33% proficiency, ranked #13 of 24 in MD (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.0%/yr); 368 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/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 $612 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $88,500

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. 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?
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: 1.95% ✓
• Cap rate: 16.51%
• Cash-on-cash: 36.50%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $84,448
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16810 Alcott Rd	0.30mi	3/2.0	1,400 (-4%)	4mo	$75,000	$54	77
16804 Longfellow Ct #652	0.40mi	3/2.0	1,493 (+2%)	2mo	$74,000	$50	75
16935 Alcott Rd	0.11mi	4/2.0 (+1)	1,600 (+10%)	2mo	$66,046	$41	72
11125 Lakeside Dr	0.35mi	3/2.0	1,300 (-11%)	1mo	$130,000	$100	65
16903 Harbinger Ct	0.27mi	3/2.0	1,400 (-4%)	20mo	$100,000	$71	65
16814 Longfellow Ct	0.38mi	3/2.0	1,493 (+2%)	21mo	$80,000	$54	61
16815 Longfellow Ct #643	0.36mi	3/2.0	1,500 (+3%)	21mo	$89,000	$59	61
16928 Longfellow Ct #608	0.12mi	3/2.0	1,250 (-14%)	21mo	$90,000	$72	54
16816 Longfellow Ct #658	0.37mi	3/2.0	1,600 (+10%)	18mo	$92,500	$58	51

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 2.43×
• Total profit: $35,444
• Equity at exit: $13,196

10-year hold

• IRR: 40.9%
• Equity multiple: 5.04×
• Total profit: $100,135
• Equity at exit: $7,652

Cash invested: $24,780 (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 21740

• Rents YoY: 4.0%
• Active inventory: 368
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $754

Break-even live

Break-even rent $774

Max offer price $88,500

Occupancy floor 51%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10924 Gaywood Dr Hagerstown, MD	3.0	1.0	1100	$2,000	$1.82	21d	1	1.47mi

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $88,500 Active 1 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: $20,739
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$2,575
• Taxable income: $8,118
• Est. tax owed @ 24.0%: −$1,948
• After-tax cash flow: $7,096/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 75/100 Cosmetic rehab

This single-family home in the Lakeside community is in good condition with fresh paint and updated flooring. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Both Replace worn-out flooring — New flooring can improve both resale and rental value.
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Install smart home features — Smart home features can increase home's appeal and marketability.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Both Replace worn-out flooring — New flooring can improve both resale and rental value. ↑
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Install smart home features — Smart home features can increase home's appeal and marketability. ↑

ⓘ 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: Washingtion County Public Schools
• NCES district ID: 2400660
• Math proficiency: 18% ▼ -20.00%
• Reading proficiency: 33% ▼ -17.00%
• Median HH income: $54,784
• Composite: 22.87/100
• National rank: #8007
• State rank: #13 of 24 in MD

Livability — Halfway

• Score: 66/100
• State rank: #225
• US rank: #11296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Halfway, MD
• County: Washington County · 98,861 people
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 64,792
• Household income: $62,873
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 2832.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 151,614 people
• By 2030: 151,455 · -0.1%
• By 2040: 150,097 · -1.0%
• By 2050: 148,193 · -2.3%
• By 2075: 146,581 · -3.3%
• By 2100: 138,025 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 18% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 9% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+23.0) · D 37.3% · R 60.4% · Other 2.3%
• 2008→2024 swing: -10.2pp toward R · 2008: -12.9pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.9 2016: R+32.4 2012: R+18.5 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -248.38%
• Current HPI: 264.8018
• Rent YoY: ▲ 4.00%
• Metro: Hagerstown-Martinsburg, MD-WV
• 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

• 2026-06-17 Listed $88,500 BRIGHT MLS