28 Malvern Dr · Elkton, MD 21921

$88,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily · 125 Days on market

Built 2021 Fair condition $87/sqft · 52% below area ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Back on the market due to buyers financing falling through. No Fault of the seller. * * * Affordable living in desirable Town & Country Mobile Home Park! This spacious 14x72 single wide offers 3 bedrooms and 2 full baths with a comfortable layout. Enjoy one of the lowest lot rents in the area, making this a great opportunity for affordable homeownership. Conveniently located near shopping, dining, and major routes for commuting. Additional cabinets (hickory wood) were custom installed after purchase. The lot rent includes water, sewer and trash removal. Motivated seller, all offers will be reviewed. Don’t miss your chance to make this property your own!

Key facts

• Built 2021
• Listed 124 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 4.5% in Elkton — 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 65/100 on livability (#261 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime F, commute F.
• Cecil County Public Schools (rural): math 15% / reading 30% proficiency, ranked #15 of 24 in MD (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Leeds Elementary (math 8% / reading 12%, grade F, #614 of 860 statewide, top 75%, 334 students, 56% FRL); North East Middle (math 8% / reading 29%, grade F, #159 of 225 statewide, top 73%, 791 students, 54% FRL); North East High (math 32% / reading 78%, grade C, #88 of 222 statewide, top 40%, 1,069 students, 49% FRL) — zoned schools average 53% FRL vs 37% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 435 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.28% ✓
• Cap rate: 19.62%
• Cash-on-cash: 47.59%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $182,980
• List price: $88,000
• Delta: -51.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Woods Way	0.27mi	3/2.0	1,120 (+11%)	1mo	$100,000	$89	68
73 Woods Way	0.20mi	2/2.0 (-1)	1,176 (+17%)	3mo	$125,000	$106	58
28 Chestnut Hill Ln	0.86mi	3/1.0	1,170 (+16%)	1mo	$265,000	$226	35
692 E Old Philadelphia Rd	0.85mi	2/1.0 (-1)	884 (-12%)	9mo	$300,000	$339	28
896 E Old Philadelphia Rd Unit 896 AND 894	0.84mi	3/2.0	1,120 (+11%)	24mo	$245,000	$219	27
592 Mechanics Valley Rd	0.76mi	3/1.0	1,152 (+14%)	18mo	$280,000	$243	22
10 Saddler Ave	0.87mi	4/1.0 (+1)	832 (-18%)	11mo	$30,000	$36	22

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 2.89×
• Total profit: $46,645
• Equity at exit: $13,121

10-year hold

• IRR: 49.9%
• Equity multiple: 5.68×
• Total profit: $115,362
• Equity at exit: $7,609

Cash invested: $24,640 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 5 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $219,500 ($179/sqft)
• Median days on market: 139 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 21921

• Rents YoY: 2.3%
• Active inventory: 435
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $977

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,038	-5% $1,008	+0% $977	+5% $947	+10% $916
Rent	-10% $819	-5% $898	+0% $977	+5% $1,056	+10% $1,136
Rate	-1.0pp $1,022	-0.5pp $1,000	base $977	+0.5pp $954	+1.0pp $931

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: $22,000
• Closing costs: $2,640
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Marley Rd Elkton, MD	2.0	1.0	877	$1,850	$2.11	10d	1	0.66mi

Property features AI

Finance

• Other: Pets allowed with breed, number and size/weight restrictions
• Financial info: Ownership subject to ground rent (ground rent exists)
• HOA & community: Ground rent of $550 per month

Exterior

• Parking: On-street parkingOther parking
• Utilities: Public waterPublic sewerElectric service
• Home design: Manufactured single-wide homeEstimated year builtAbove grade living space only (no basement)
• Construction: Vinyl sidingDouble-pane windowsOther foundation details
• Exterior features: Located in the Town & Country parkGround rent applies (paid monthly)

Interior

• Kitchen: DishwasherRefrigeratorGas oven/rangeRange hood
• Bedrooms: Three bedrooms on the main level (including master bedroom)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heatingPropane (leased) fuel for heatingCentral air conditioningCeiling fansElectric hot water
• Interior features: Walk-in shower and tub/shower combinationCeiling fan(s)Combination kitchen/dining areaEat-in kitchen with table spaceMaster bath and walk-in closet(s)Storm door(s)
• Laundry & utility: Washer and dryer in unit on the main floor

Listing history 50 events

1. 2026-11-08
   days on market $88,000 Active 125 DOM
2. 2026-11-07
   days on market $88,000 Active 124 DOM
3. 2026-11-06
   days on market $88,000 Active 123 DOM
4. 2026-11-05
   days on market $88,000 Active 122 DOM
5. 2026-11-04
   days on market $88,000 Active 121 DOM
6. 2026-11-02
   days on market $88,000 Active 119 DOM
7. 2026-11-01
   days on market $88,000 Active 118 DOM
8. 2026-10-31
   days on market $88,000 Active 117 DOM
9. 2026-10-30
   days on market $88,000 Active 116 DOM
10. 2026-10-29
    days on market $88,000 Active 115 DOM
11. 2026-10-28
    days on market $88,000 Active 114 DOM
12. 2026-10-27
    days on market $88,000 Active 113 DOM
13. 2026-10-26
    days on market $88,000 Active 112 DOM
14. 2026-10-26
    days on market $88,000 Active 111 DOM
15. 2026-10-24
    days on market $88,000 Active 110 DOM
16. 2026-10-23
    days on market $88,000 Active 109 DOM
17. 2026-10-23
    remarks 674-char remark
18. 2026-10-23
    status $88,000 Active 108 DOM
19. 2026-09-27
    statusdays on market $88,000 Pending 108 DOM
20. 2026-09-26
    days on market $88,000 Active 107 DOM
21. 2026-09-25
    days on market $88,000 Active 106 DOM
22. 2026-09-24
    days on market $88,000 Active 105 DOM
23. 2026-09-23
    days on market $88,000 Active 104 DOM
24. 2026-09-22
    days on market $88,000 Active 103 DOM
25. 2026-09-21
    days on market $88,000 Active 102 DOM
26. 2026-09-20
    days on market $88,000 Active 101 DOM
27. 2026-09-19
    days on market $88,000 Active 100 DOM
28. 2026-09-18
    days on market $88,000 Active 99 DOM
29. 2026-09-17
    days on market $88,000 Active 98 DOM
30. 2026-09-16
    days on market $88,000 Active 97 DOM
31. 2026-09-15
    days on market $88,000 Active 96 DOM
32. 2026-09-14
    days on market $88,000 Active 95 DOM
33. 2026-09-13
    days on market $88,000 Active 94 DOM
34. 2026-09-12
    days on market $88,000 Active 93 DOM
35. 2026-09-11
    days on market $88,000 Active 92 DOM
36. 2026-09-05
    days on market $88,000 Active 86 DOM
37. 2026-09-04
    days on market $88,000 Active 85 DOM
38. 2026-09-03
    days on market $88,000 Active 84 DOM
39. 2026-08-31
    days on market $88,000 Active 81 DOM
40. 2026-08-29
    days on market $88,000 Active 79 DOM
41. 2026-08-28
    price $88,000 Active 78 DOM
42. 2026-08-28
    days on market $89,500 Active 78 DOM
43. 2026-08-27
    remarks 573-char remark
44. 2026-08-27
    days on market $89,500 Active 77 DOM
45. 2026-08-25
    days on market $89,500 Active 75 DOM
46. 2026-08-24
    days on market $89,500 Active 74 DOM
47. 2026-08-23
    days on market $89,500 Active 73 DOM
48. 2026-08-22
    days on market $89,500 Active 72 DOM
49. 2026-08-21
    days on market $89,500 Active 71 DOM
50. 2026-08-20
    days on market $89,500 Active 70 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: $24,081
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$2,560
• Taxable income: $10,979
• Est. tax owed @ 24.0%: −$2,635
• After-tax cash flow: $9,091/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 · 3 photos

Fair 45/100 Moderate rehab Est. rehab $25,200–$45,360 screening

This single-wide mobile home in Town & Country Mobile Home Park requires moderate repairs and maintenance, particularly in landscaping and exterior painting, to improve its resale and rental value.

Repairs flagged

• Minor Landscaping — Overgrown vegetation needs trimming
• Minor Exterior siding — Light wear on siding

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and resale value ↑
• Both Interior painting — Fresh paint can make the home more appealing ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Leeds Elementary F MD #614/860 Nat'l #39,071/41,679 Middle North East Middle F MD #159/225 Nat'l #12,017/14,009 High North East High C MD #88/222 Nat'l #4,413/17,239

Schools (NCES district)

• District: Cecil County Public Schools
• NCES district ID: 2400240
• Math proficiency: 15% ▼ -21.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $66,544
• Composite: 21.51/100
• National rank: #8322
• State rank: #15 of 24 in MD

C Composite livability gradescore 65/100

Livability — Elkton

• Score: 65/100
• State rank: #261
• US rank: #13293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cecil County · 105,877 people
• City population: 45,527
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,527
• Household income: $85,775
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 11% of renters

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Population outlook (Cecil County) Hauer SSP2

• Today (2025): 105,877 people
• By 2030: 106,905 · +1.0%
• By 2040: 107,156 · +1.2%
• By 2050: 104,170 · -1.6%
• By 2075: 95,771 · -9.5%
• By 2100: 82,381 · -22.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

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Political lean MEDSL · Cecil

• 2024 margin: Solid R (+30.9) · D 33.5% · R 64.4% · Other 2.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -14.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+26.6 2016: R+35.3 2012: R+20.4 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.67%
• Current HPI: 253.7641
• Rent YoY: ▲ 2.32%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

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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

Property features AI

Finance

• Other: Pets allowed with breed, number and size/weight restrictions
• Financial info: Ownership subject to ground rent (ground rent exists)
• HOA & community: Ground rent of $550 per month

Exterior

• Parking: On-street parkingOther parking
• Utilities: Public waterPublic sewerElectric service
• Home design: Manufactured single-wide homeEstimated year builtAbove grade living space only (no basement)
• Construction: Vinyl sidingDouble-pane windowsOther foundation details
• Exterior features: Located in the Town & Country parkGround rent applies (paid monthly)

Interior

• Kitchen: DishwasherRefrigeratorGas oven/rangeRange hood
• Bedrooms: Three bedrooms on the main level (including master bedroom)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heatingPropane (leased) fuel for heatingCentral air conditioningCeiling fansElectric hot water
• Interior features: Walk-in shower and tub/shower combinationCeiling fan(s)Combination kitchen/dining areaEat-in kitchen with table spaceMaster bath and walk-in closet(s)Storm door(s)
• Laundry & utility: Washer and dryer in unit on the main floor

Price history

-3.6% since first listed

3 events — show timeline

• 2026-07-09 Price Changed $94,000 BRIGHT MLS
• 2026-06-11 Listed $97,500 BRIGHT MLS
• 2026-05-22 Coming Soon $97,500 BRIGHT MLS