8021 Fair Breeze Dr · Severn, MD 21144

$89,900

2 bd · 2.0 ba · 1,008 sqft · SingleFamily · 29 Days on market

Built 2001 871 sqft lot Est $86k · 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
• Livability +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED! Spacious, Very Well Kept, 2BR, 2 Full BA in Northern AA Counties Premier Mobile Park. This 16 x 70, 2002 Colony Singlwide features a Lrge Mstr BR w/ Huge Mstr BA, Corner Soaking Tub & Sep. Shower. Lrge Lvng Rm w/ Clng Fan. Very Big Eat-in Country Ktchn w/ Blt-in China Hutch & Plenty of Cabinet Space. Sits on Nice Lndscpd Lot w/ Cust. Deck & Shed. Close to Ft Meade. EZ Access to Rt 100 & 97

Key facts

• Covered deck
• Large eat-in kitchen
• Abundant cabinetry

Tags

• COVERED DECK
• OUTDOOR LIVING
• LARGE EAT-IN KITCHEN
• LUXURY VINYL PLANK FLOORING
• ABUNDANT CABINETRY
• BUILT-IN HUTCH

Property features AI

Finance

• Other: Ownership interest: Ground rent; Pets allowed with size/weight and breed restrictions
• Financial info: Ground rent exists and is paid monthly; Monthly ground rent: $1,015
• HOA & community: Private roads; Severn Mobile Home Park (ground rent applies)

Exterior

• Parking: Concrete driveway; Driveway parking with 2 spaces; 2 total garage/parking spaces
• Utilities: Public water; Public septic; Electric service; Cable TV
• Home design: Manufactured single wide; Entry-level bedrooms; Very good condition; Estimated year built
• Construction: Aluminum siding; Asbestos shingle roof; Pillar/post/pier foundation; Double-pane windows with screens
• Exterior features: Deck(s); Awning(s); Sidewalks; Shed; Above-grade other structures

Interior

• Kitchen: Refrigerator; Electric range/oven; Dishwasher; Exhaust fan
• Bedrooms: 2 bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric hot water
• Interior features: Soaking tub; Tub with shower; Breakfast area; Ceiling fans; Combination kitchen and dining; Traditional floor plan; Eat-in kitchen with table space; Master bathroom
• Laundry & utility: Washer (in unit); Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 4.0% in Severn — 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 70/100 on livability (#175 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: schools D+, crime D+, amenities 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: Rents soft (-0.9%/yr); 136 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $622 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 + 0.0% 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 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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.
• Current owner paid $55k; list at $90k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $88,551 (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 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?
3. Crime grade is D 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. 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: 2.36% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.39%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $85,680
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8009 Fair Breeze Dr	0.05mi	2/2.0	980 (-3%)	15mo	$49,900	$51	81
7959-39 Telegraph Rd #39	0.23mi	3/2.0 (+1)	1,092 (+8%)	8mo	$92,000	$84	64
7959-#12 Telegraph Rd #12	0.26mi	3/2.0 (+1)	1,064 (+6%)	12mo	$90,000	$85	64
7813 Telegraph Rd	0.62mi	2/1.0	864 (-14%)	10mo	$360,000	$417	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 44.7%
• Equity multiple: 2.85×
• Total profit: $46,566
• Equity at exit: $13,404

10-year hold

• IRR: 49.3%
• Equity multiple: 5.10×
• Total profit: $103,313
• Equity at exit: $7,773

Cash invested: $25,172 (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 21144

• Rents YoY: -0.9%
• Active inventory: 136
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,057

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 45%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7918 Sage Way Severn, MD	2.0	1.0	900	$1,950	$2.17	43d	1	0.90mi
7900 Erin Michele Pkwy Severn, MD	1.0–3.0	1.0–2.0	1111	$2,897	$2.61	2d	9	1.12mi
1807 Arwell Ct Severn, MD	3.0	1.0	1068	$1,900	$1.78	14d	1	1.27mi
1839 Arwell Ct Severn, MD	3.0	1.0	1054	$2,500	$2.37	23d	1	1.31mi
1833 Richfield Dr Severn, MD	3.0	1.0	1125	$1,820	$1.62	1d	8	1.36mi
8317 Severn Orchard Cir Severn, MD	1.0–3.0	1.0	897	$1,768	$1.97	1d	81	1.43mi
8429 Pioneer Dr Severn, MD	3.0	2.0	1068	$2,150	$2.01	43d	1	1.46mi
8001 Laketowne Ct Severn, MD	2.0–3.0	1.0–1.5	1014	$1,989	$1.96	2d	18	1.46mi
8567 Pioneer Dr Severn, MD	3.0	1.0	1068	$2,050	$1.92	43d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 29 DOM
2. 2026-06-17
   days on market $89,900 Active 28 DOM
3. 2026-06-16
   days on market $89,900 Active 27 DOM
4. 2026-06-15
   days on market $89,900 Active 26 DOM
5. 2026-06-13
   days on market $89,900 Active 24 DOM
6. 2026-06-09
   days on market $89,900 Active 20 DOM
7. 2026-06-08
   days on market $89,900 Active 19 DOM
8. 2026-06-07
   days on market $89,900 Active 18 DOM
9. 2026-06-04
   days on market $89,900 Active 15 DOM
10. 2026-06-03
    days on market $89,900 Active 14 DOM
11. 2026-06-02
    days on market $89,900 Active 13 DOM
12. 2026-06-01
    days on market $89,900 Active 12 DOM
13. 2026-05-31
    days on market $89,900 Active 11 DOM
14. 2026-05-20
    listed $89,900 Active
15. 2008-10-01
    soldstatus $55,000 Sold 426-char remark

    Show marketing remark (426 chars)

    REDUCED! Spacious, Very Well Kept, 2BR, 2 Full BA in Northern AA Counties Premier Mobile Park. This 16 x 70, 2002 Colony Singlwide features a Lrge Mstr BR w/ Huge Mstr BA, Corner Soaking Tub & Sep. Shower. Lrge Lvng Rm w/ Clng Fan. Very Big Eat-in Country Ktchn w/ Blt-in China Hutch & Plenty of Cabinet Space. Sits on Nice Lndscpd Lot w/ Cust. Deck & Shed. Close to Ft Meade. EZ Access to Rt 100 & 97

16. 2008-09-22
    historical 426-char remark

    Show marketing remark (426 chars)

    REDUCED! Spacious, Very Well Kept, 2BR, 2 Full BA in Northern AA Counties Premier Mobile Park. This 16 x 70, 2002 Colony Singlwide features a Lrge Mstr BR w/ Huge Mstr BA, Corner Soaking Tub & Sep. Shower. Lrge Lvng Rm w/ Clng Fan. Very Big Eat-in Country Ktchn w/ Blt-in China Hutch & Plenty of Cabinet Space. Sits on Nice Lndscpd Lot w/ Cust. Deck & Shed. Close to Ft Meade. EZ Access to Rt 100 & 97

17. 2008-08-22
    price $59,900 426-char remark

    Show marketing remark (426 chars)

    REDUCED! Spacious, Very Well Kept, 2BR, 2 Full BA in Northern AA Counties Premier Mobile Park. This 16 x 70, 2002 Colony Singlwide features a Lrge Mstr BR w/ Huge Mstr BA, Corner Soaking Tub & Sep. Shower. Lrge Lvng Rm w/ Clng Fan. Very Big Eat-in Country Ktchn w/ Blt-in China Hutch & Plenty of Cabinet Space. Sits on Nice Lndscpd Lot w/ Cust. Deck & Shed. Close to Ft Meade. EZ Access to Rt 100 & 97

18. 2008-07-02
    listed $69,900 426-char remark

    Show marketing remark (426 chars)

    REDUCED! Spacious, Very Well Kept, 2BR, 2 Full BA in Northern AA Counties Premier Mobile Park. This 16 x 70, 2002 Colony Singlwide features a Lrge Mstr BR w/ Huge Mstr BA, Corner Soaking Tub & Sep. Shower. Lrge Lvng Rm w/ Clng Fan. Very Big Eat-in Country Ktchn w/ Blt-in China Hutch & Plenty of Cabinet Space. Sits on Nice Lndscpd Lot w/ Cust. Deck & Shed. Close to Ft Meade. EZ Access to Rt 100 & 97

ⓘ 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: $25,494
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$2,615
• Taxable income: $11,966
• Est. tax owed @ 24.0%: −$2,872
• After-tax cash flow: $9,813/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 — Severn

• Score: 70/100
• State rank: #175
• US rank: #7833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Severn, MD
• County: Anne Arundel County · 535,653 people
• City population: 37,118
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 37,118
• Household income: $136,684
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 550.0

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 0.69)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 11% Two or more races 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 1%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 80% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -275.16%
• Current HPI: 271.5527
• Rent YoY: ▼ -0.93%
• 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

+28.6% since first listed

5 events — show timeline

• 2026-05-20 Listed $89,900 BRIGHT MLS
• 2008-10-01 Sold (MLS) $55,000 MRIS
• 2008-09-22 Delisted — MRIS
• 2008-08-22 Price Changed $59,900 MRIS
• 2008-07-02 Listed $69,900 MRIS