76 Patuxent Mobile Est · Marlboro Meadows, MD 20711

$99,900

2 bd · 2.0 ba · 1,300 sqft · SingleFamily · 261 Days on market

Built 1990 $77/sqft · at area comps Est $105k · 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 +9.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

Key facts

• 4 parking spots
• Built 1990
• Listed 261 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 9.1% in Marlboro Meadows — 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 62/100 on livability (#327 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Anne Arundel County Public Schools (suburban): math 20% / reading 37% proficiency, ranked #10 of 24 in MD (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 50 active listings in the ZIP; 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Anne Arundel County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $21k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.89% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.34%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $104,655
• List price: $99,900
• Delta: -4.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Seven Oaks Ln	0.22mi	3/2.0 (+1)	1,300 (0%)	14mo	$103,500	$80	74
92 Patuxent Mobile Ests	0.12mi	3/2.0 (+1)	1,450 (+12%)	2mo	$107,500	$74	69
244 5th St	0.38mi	3/2.0 (+1)	1,430 (+10%)	4mo	$127,500	$89	58
307 Seven Oaks Ln	0.27mi	3/2.0 (+1)	1,138 (-12%)	8mo	$131,500	$116	55
1168 Marlboro Rd	0.59mi	3/2.0 (+1)	1,148 (-12%)	2mo	$375,000	$327	46

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $34,827
• Equity at exit: $14,895

10-year hold

• IRR: 37.1%
• Equity multiple: 4.44×
• Total profit: $96,095
• Equity at exit: $8,638

Cash invested: $27,972 (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 20711

• Active inventory: 50
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $801

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 53%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $99,900 Active 261 DOM
2. 2026-06-17
   days on market $99,900 Active 260 DOM
3. 2026-06-16
   days on market $99,900 Active 259 DOM
4. 2026-06-15
   days on market $99,900 Active 258 DOM
5. 2026-06-13
   days on market $99,900 Active 256 DOM
6. 2026-06-09
   days on market $99,900 Active 252 DOM
7. 2026-06-08
   days on market $99,900 Active 251 DOM
8. 2026-06-07
   days on market $99,900 Active 250 DOM
9. 2026-06-04
   days on market $99,900 Active 247 DOM
10. 2026-06-03
    days on market $99,900 Active 246 DOM
11. 2026-06-02
    days on market $99,900 Active 245 DOM
12. 2026-06-01
    days on market $99,900 Active 244 DOM
13. 2026-05-31
    days on market $99,900 Active 243 DOM
14. 2026-03-26
    status Active 508-char remark

    Show marketing remark (508 chars)

    Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

15. 2026-03-23
    historical 508-char remark

    Show marketing remark (508 chars)

    Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

16. 2026-02-11
    price $99,900 508-char remark

    Show marketing remark (508 chars)

    Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

17. 2025-12-10
    price $100,000 508-char remark

    Show marketing remark (508 chars)

    Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

18. 2025-11-21
    price $110,000 508-char remark

    Show marketing remark (508 chars)

    Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

19. 2025-11-12
    price $114,900 508-char remark

    Show marketing remark (508 chars)

    Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

20. 2025-10-25
    price $117,900 508-char remark

    Show marketing remark (508 chars)

    Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

21. 2025-09-28
    listed $120,900 Active 508-char remark

    Show marketing remark (508 chars)

    Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

22. 2025-09-24
    historical $120,900 508-char remark

    Show marketing remark (508 chars)

    Upgraded 2BR/2BA manufactured home in Patuxent Mobile Estates—priced to sell. Located on one of the best lots in the community, this home features a remodeled kitchen and baths with quartz waterfall countertops, vaulted ceilings, skylights, and updated windows and doors for efficiency. Enjoy a jetted tub, driveway parking for four, storage shed, and community amenities like a boat ramp, playground, and picnic area. Perfect for first-time buyers or downsizers seeking modern, low-maintenance living.

23. 2025-08-03
    historical
24. 2025-07-30
    price $145,000
25. 2025-05-07
    listed $118,000 Active
26. 2025-05-01
    historical
27. 2025-04-21
    price $126,000
28. 2025-04-02
    price $138,000
29. 2025-03-12
    price $149,900
30. 2025-02-05
    listed $160,000 Active
31. 2016-12-31
    historical
32. 2016-10-28
    listed $30,000

ⓘ 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: $22,647
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$2,906
• Taxable income: $8,523
• Est. tax owed @ 24.0%: −$2,046
• After-tax cash flow: $7,561/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: Anne Arundel County Public Schools
• NCES district ID: 2400060
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $87,880
• Composite: 28.52/100
• National rank: #6733
• State rank: #10 of 24 in MD

Livability — Marlboro Meadows

• Score: 62/100
• State rank: #327
• US rank: #17129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,629

Population outlook (Anne Arundel County) Hauer SSP2

• Today (2025): 617,384 people
• By 2030: 642,094 · +4.0%
• By 2040: 686,621 · +11.2%
• By 2050: 723,031 · +17.1%
• By 2075: 809,346 · +31.1%
• By 2100: 837,658 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 24% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Portuguese 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 2%

Political lean MEDSL · Anne Arundel

• 2024 margin: D (+13.9) · D 55.7% · R 41.7% · Other 2.6%
• 2008→2024 swing: +15.7pp toward D · 2008: -1.8pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+14.5 2016: D+0.7 2012: R+0.9 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.12%
• Current HPI: 232.1067
• 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

+233.0% since first listed

19 events — show timeline

• 2026-03-26 Relisted — BRIGHT MLS
• 2026-03-23 Listing Removed — BRIGHT MLS
• 2026-02-11 Price Changed $99,900 BRIGHT MLS
• 2025-12-10 Price Changed $100,000 BRIGHT MLS
• 2025-11-21 Price Changed $110,000 BRIGHT MLS
• 2025-11-12 Price Changed $114,900 BRIGHT MLS
• 2025-10-25 Price Changed $117,900 BRIGHT MLS
• 2025-09-28 Listed $120,900 BRIGHT MLS
• 2025-09-24 Coming Soon $120,900 BRIGHT MLS
• 2025-08-03 Listing Removed — BRIGHT MLS
• 2025-07-30 Price Changed $145,000 BRIGHT MLS
• 2025-05-07 Listed $118,000 BRIGHT MLS
• 2025-05-01 Listing Removed — BRIGHT MLS
• 2025-04-21 Price Changed $126,000 BRIGHT MLS
• 2025-04-02 Price Changed $138,000 BRIGHT MLS
• 2025-03-12 Price Changed $149,900 BRIGHT MLS
• 2025-02-05 Listed $160,000 BRIGHT MLS
• 2016-12-31 Listing Removed — BRIGHT MLS
• 2016-10-28 Listed $30,000 BRIGHT MLS