3308 Meadowview Dr · Manchester, MD 21102

$220,000

3 bd · 1.5 ba · 1,492 sqft · SingleFamily public records · 6 Days on market

Built 1974 0.65 ac lot Est $337k · 35% under

---

Why this score? — see what drove the C- 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 +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert! Fixer upper opportunity! Bring your vision and tools! This split foyer is situated on a . 65 acre lot. The home features traditional split level layout with living room, dining room, kitchen and 3 bedrooms. Finished lower level ready for your updates and improvements. Whether youre an investor looking for your next flip or a buyer who is handy and wants to build equity, this property is full of potential. Property has been winterized as is being sold AS-IS. Cash or conventional only.

Key facts

• Split foyer
• .65 acre lot
• Finished lower level

Tags

• SPLIT FOYER
• FINISHED LOWER LEVEL
• .65 ACRE LOT
• TRADITIONAL SPLIT LEVEL LAYOUT

Property features AI

Finance

• Other: Above-grade finished area per assessor: 1,092; Below-grade finished area per assessor: 400; Total below-grade area: 400; Year built source: Assessor; Ownership interest: Fee Simple

Exterior

• Parking: Driveway (paved)
• Utilities: Well water; Septic system
• Home design: Detached property; Fee simple ownership
• Construction: Aluminum siding; Other foundation
• Exterior features: Paved driveway; Driveway; Flood lights

Interior

• Bedrooms: 3 bedrooms on the first upper level
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms (all on the first upper level)
• Heating & cooling: Electric baseboard heating; Attic fan for cooling; Hot water: Other
• Interior features: Partially finished walkout basement; Flood lights
• Laundry & utility: Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $67 ($805/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (11.4% below list).
• Recommended offer: $195k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.2% in Manchester — 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 75/100 on livability (#106 in MD, #4,249 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Carroll County Public Schools (suburban): math 32% / reading 47% proficiency, ranked #2 of 24 in MD (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Ebb Valley Elementary (math 21% / reading 23%, grade F, #297 of 860 statewide, top 38%, 544 students, 28% FRL); North Carroll Middle (math 12% / reading 42%, grade F, #81 of 225 statewide, top 38%, 622 students, 29% FRL); Manchester Valley High (math 71% / reading 76%, grade B+, #30 of 222 statewide, top 14%, 1,359 students, 24% FRL).
• Market conditions: 54 active listings in the ZIP; 156 units permitted in Carroll County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carroll County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,893 (11.4% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 0.89% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $337,192
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3308 Meadowview Dr	0.00mi	3/2.0	1,492 (0%)	1mo	$215,000	$144	97
3528 Lineboro Rd	0.35mi	4/2.0 (+1)	1,394 (-7%)	5mo	$315,000	$226	62
4885 Melody Ln	0.67mi	4/3.0 (+1)	1,620 (+9%)	8mo	$395,000	$244	37

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-31,376
• Equity at exit: $32,803

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-21,818
• Equity at exit: $19,022

Cash invested: $61,600 (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 21102

• Home prices YoY: -33.4%
• Active inventory: 54
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $67

Break-even live

Break-even rent $1,864

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $192	-5% $129	+0% $67	+5% $5	+10% $-57
Rent	-10% $-87	-5% $-10	+0% $67	+5% $144	+10% $221
Rate	-1.0pp $178	-0.5pp $123	base $67	+0.5pp $10	+1.0pp $-48

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-02
   status Pending
2. 2026-04-25
   listed $220,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $2,726 · $227/mo
• Projected year-2 tax: $2,726 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,387
• − Mortgage interest: −$12,323
• − Property taxes: −$2,726
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$6,400
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $1,502/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: Carroll County Public Schools
• NCES district ID: 2400210
• Math proficiency: 32% ▼ -25.00%
• Reading proficiency: 47% ▼ -16.00%
• Median HH income: $84,594
• Composite: 37.33/100
• National rank: #4441
• State rank: #2 of 24 in MD

Livability — Manchester

• Score: 75/100
• State rank: #106
• US rank: #4249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,176

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 169,677 people
• By 2030: 169,605 · +-0.0%
• By 2040: 166,205 · -2.0%
• By 2050: 158,312 · -6.7%
• By 2075: 143,013 · -15.7%
• By 2100: 122,431 · -27.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 2% Asian 2% Black 2%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Tagalog/Filipino 1%

Political lean MEDSL · Carroll

• 2024 margin: Strong R (+24.9) · D 36.2% · R 61.2% · Other 2.6%
• 2008→2024 swing: +6.2pp toward D · 2008: -31.2pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+23.7 2016: R+36.9 2012: R+34.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.75%
• Current HPI: 290.6552
• 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

2 events — show timeline

• 2026-05-02 Pending — BRIGHT MLS
• 2026-04-25 Listed $220,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2025): $2,726 · +5.0% YoY. Source: county tax records.