101 Roundup Rd · Middle River, MD 21220

$36,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 27 Days on market

Built 1986 ↓ 47% 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

* * MOTIVATED SELLER * * Inquire about seller cash assistance! This lovely listing already has interest on it so schedule your showing now! If you're looking for easy living in a quiet and sought after community, you've found it at 101 Round Up Rd. Well maintained and in excellent condition, this charming home is move-in ready and is awaiting your personal touch. Take advantage of all the storage space and beautiful cabinets in the roomy eat-in kitchen that has amply counter space and plenty of warm natural light. A sizable full bathroom features a deep soaking tub and large vanity. At the end of the hallway, the spacious primary bedroom offers excellent storage with 2 closets. Located on a corner lot, this property provides extra privacy and outdoor space. Enjoy sipping coffee in the morning on an expansive covered patio or take a stroll outside through the inviting Williams Estates community. Residents can also take advantage of the community club house, pool and fitness center! (Please note that ground rent is subject to change by park management. )

Key facts

• 2 parking spots
• Built 1986
• Listed 26 days

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Irrigation water rights
• Financial info: Ownership interest: Ground rent; Ground rent amount: monthly payment
• HOA & community: Ground rent exists (paid monthly)

Exterior

• Parking: Off-street parking; Driveway with two spaces (plus total of 2 garage/parking spaces)
• Utilities: Public water; Private sewer; Electric hot water; Electric cooling fuel; Electric heating fuel; Cable TV available
• Home design: Manufactured home; Single-level entry; Above-grade living space
• Construction: Vinyl siding; Model: HS; Make: Maro; Mobile home dimensions: approximately 18 ft wide by 80 ft long; Building is not winterized; Above-grade structure
• Exterior features: Deck(s); Porch(es); Level entry at main; Pets allowed (case-by-case)

Interior

• Kitchen: Cooktop; Wall oven; Range hood; Dishwasher; Icemaker; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heat pump with electric backup; Electric heating fuel; Central air conditioning
• Interior features: Open floor plan; Combination kitchen and living area; Combination dining and living area; Ceiling fans; Tub with shower; Carpeted areas; Estimated living area
• Laundry & utility: Washer/dryer hookups only; Dryer (appliance present)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $35k (1.5% below list) — sets the bar for market timing.
• Cap rate 47.9% 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: 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; 5 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 $249 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $35,460 (1.5% below list)

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. 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?
5. 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.
6. 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.
7. 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: 5.26% ✓
• Cap rate: 47.85%
• Cash-on-cash: 148.43%
• DSCR: 7.60
• GRM: 1.6

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: 7.90×
• Total profit: $69,557
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: 15.59×
• Total profit: $147,041
• Equity at exit: $3,113

Cash invested: $10,080 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $1,247

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,272	-5% $1,259	+0% $1,247	+5% $1,234	+10% $1,222
Rent	-10% $1,097	-5% $1,172	+0% $1,247	+5% $1,322	+10% $1,396
Rate	-1.0pp $1,265	-0.5pp $1,256	base $1,247	+0.5pp $1,237	+1.0pp $1,228

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3736 White Pine Rd Middle River, MD	1.0–2.0	1.0	741	$1,310	$1.77	2d	21	0.91mi
37 Alberge Ln Middle River, MD	2.0–3.0	1.0–2.0	928	$1,215	$1.31	2d	8	0.92mi
11550 Crossroads Cir Middle River, MD	1.0–2.0	1.0–2.0	893	$2,849	$3.19	3d	15	1.02mi
6221 Greenleigh Ave Middle River, MD	1.0–2.0	1.0–2.0	1059	$2,957	$2.79	3d	16	1.16mi
3924 Cutty Sark Rd Middle River, MD	2.0	1.5	1180	$1,699	$1.44	25d	1	1.22mi

Listing history 26 events

1. 2026-06-21
   days on market $36,000 Active 27 DOM
2. 2026-06-18
   days on market $36,000 Active 24 DOM
3. 2026-06-17
   days on market $36,000 Active 23 DOM
4. 2026-06-16
   days on market $36,000 Active 22 DOM
5. 2026-06-15
   days on market $36,000 Active 21 DOM
6. 2026-06-13
   days on market $36,000 Active 19 DOM
7. 2026-06-09
   days on market $36,000 Active 15 DOM
8. 2026-06-08
   days on market $36,000 Active 14 DOM
9. 2026-06-07
   days on market $36,000 Active 13 DOM
10. 2026-06-04
    days on market $36,000 Active 10 DOM
11. 2026-06-03
    days on market $36,000 Active 9 DOM
12. 2026-06-02
    days on market $36,000 Active 8 DOM
13. 2026-06-01
    days on market $36,000 Active 7 DOM
14. 2026-05-31
    days on market $36,000 Active 6 DOM
15. 2026-05-25
    listed $36,000 Active
16. 2023-05-12
    soldstatus $50,000 Closed 1071-char remark

    Show marketing remark (1071 chars)

    * * MOTIVATED SELLER * * Inquire about seller cash assistance! This lovely listing already has interest on it so schedule your showing now! If you're looking for easy living in a quiet and sought after community, you've found it at 101 Round Up Rd. Well maintained and in excellent condition, this charming home is move-in ready and is awaiting your personal touch. Take advantage of all the storage space and beautiful cabinets in the roomy eat-in kitchen that has amply counter space and plenty of warm natural light. A sizable full bathroom features a deep soaking tub and large vanity. At the end of the hallway, the spacious primary bedroom offers excellent storage with 2 closets. Located on a corner lot, this property provides extra privacy and outdoor space. Enjoy sipping coffee in the morning on an expansive covered patio or take a stroll outside through the inviting Williams Estates community. Residents can also take advantage of the community club house, pool and fitness center! (Please note that ground rent is subject to change by park management. )

17. 2023-04-11
    historical Active Under Contract 1071-char remark

    Show marketing remark (1071 chars)

    * * MOTIVATED SELLER * * Inquire about seller cash assistance! This lovely listing already has interest on it so schedule your showing now! If you're looking for easy living in a quiet and sought after community, you've found it at 101 Round Up Rd. Well maintained and in excellent condition, this charming home is move-in ready and is awaiting your personal touch. Take advantage of all the storage space and beautiful cabinets in the roomy eat-in kitchen that has amply counter space and plenty of warm natural light. A sizable full bathroom features a deep soaking tub and large vanity. At the end of the hallway, the spacious primary bedroom offers excellent storage with 2 closets. Located on a corner lot, this property provides extra privacy and outdoor space. Enjoy sipping coffee in the morning on an expansive covered patio or take a stroll outside through the inviting Williams Estates community. Residents can also take advantage of the community club house, pool and fitness center! (Please note that ground rent is subject to change by park management. )

18. 2023-03-10
    listed $55,000 Active 1071-char remark

    Show marketing remark (1071 chars)

    * * MOTIVATED SELLER * * Inquire about seller cash assistance! This lovely listing already has interest on it so schedule your showing now! If you're looking for easy living in a quiet and sought after community, you've found it at 101 Round Up Rd. Well maintained and in excellent condition, this charming home is move-in ready and is awaiting your personal touch. Take advantage of all the storage space and beautiful cabinets in the roomy eat-in kitchen that has amply counter space and plenty of warm natural light. A sizable full bathroom features a deep soaking tub and large vanity. At the end of the hallway, the spacious primary bedroom offers excellent storage with 2 closets. Located on a corner lot, this property provides extra privacy and outdoor space. Enjoy sipping coffee in the morning on an expansive covered patio or take a stroll outside through the inviting Williams Estates community. Residents can also take advantage of the community club house, pool and fitness center! (Please note that ground rent is subject to change by park management. )

19. 2023-02-21
    historical
20. 2023-02-06
    price $55,000
21. 2023-01-27
    price $62,500
22. 2023-01-27
    price $67,000
23. 2023-01-02
    status Active
24. 2022-12-12
    historical
25. 2022-11-25
    listed $67,500 Active
26. 2022-11-21
    historical

ⓘ 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: $22,718
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$1,047
• Taxable income: $15,299
• Est. tax owed @ 24.0%: −$3,672
• After-tax cash flow: $11,290/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

-46.7% since first listed

12 events — show timeline

• 2026-05-25 Listed $36,000 BRIGHT MLS
• 2023-05-12 Sold (MLS) $50,000 BRIGHT MLS
• 2023-04-11 Contingent — BRIGHT MLS
• 2023-03-10 Listed $55,000 BRIGHT MLS
• 2023-02-21 Listing Removed — BRIGHT MLS
• 2023-02-06 Price Changed $55,000 BRIGHT MLS
• 2023-01-27 Price Changed $62,500 BRIGHT MLS
• 2023-01-27 Price Changed $67,000 BRIGHT MLS
• 2023-01-02 Relisted — BRIGHT MLS
• 2022-12-12 Listing Removed — BRIGHT MLS
• 2022-11-25 Listed $67,500 BRIGHT MLS
• 2022-11-21 Coming Soon — BRIGHT MLS