4403 Sanford Ct · Riverside, MD 21017

$310,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 1 Days on market

Built 1991 0.46 ac lot

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

From the moment you step in you wont want to leave this open concept remodeled rancher. Sits on almost a 1/2 acre lot & is located on a dead end street. Very convenient to all Belcamp shopping/ I-95 & APG. Brand new hardwood floors throughout home waiting for some new area rugs & furniture. Renovated kitchen has plenty of counter space for all types of chefs. Gorgeous granite counter tops complimented by brand new tile back splash would not be complete without a roomy breakfast bar. Vaulted ceilings in the long living room will not make anything or anyone feel small. Built in stereo with cassette player works great BTW. Master bedroom offers his & her closets with storage for all seasons. Unique barn door sliding entry into master bath room that includes vinyl flooring/ dual vanities/ new bath tub/ new light fixtures & natural sunlight from the skylight is nothing short of relaxing. 2nd & 3rd bedrooms have enough room for big beds & lots of other furniture. Family room off kitchen has wood burning fireplace for those chilly nights. Awesome 12x20 sun room lets in plenty of light & has a head turning view of the back yard. Speaking of the rear yard, it comes with 2 spacious sheds with electric for all of your storage needs. Updated front deck/ new heating & AC unit are just a few more things to make this home a true gem.

Key facts

• 0.46 acre lot
• Built 1991

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Paved driveway; Off-street parking
• Utilities: Public water; On-site septic; Electric hot water; Electric heating and cooling
• Home design: Manufactured home (double wide); Excellent condition; Effective year built/remodel: 2020
• Construction: Vinyl siding; Architectural shingle roof; Above-grade and below-grade structures noted
• Exterior features: Wood fencing; Shed on the property; No tidal water

Interior

• Kitchen: Stove; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the main level; Rooms include: Living Room, Master Bedroom, Bedroom 2, Bedroom 3, Den, Sun/Florida Room
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Forced air heating (electric); Central air conditioning; Ceiling fans
• Interior features: Open floor plan; Family room off the kitchen; Country-style kitchen; Master bathroom; Skylights; Wood floors
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $310k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (27.9% below list).
• Recommended offer: $223k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.7% in Riverside — 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 79/100 on livability (#58 in MD, #2,187 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime D, amenities F.
• Harford County Public Schools (suburban): math 22% / reading 39% proficiency, ranked #9 of 24 in MD (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Church Creek Elementary (math 11% / reading 21%, grade F, #441 of 860 statewide, top 52%, 725 students, 58% FRL); Aberdeen Middle (math 5% / reading 27%, grade F, #183 of 225 statewide, top 84%, 1,082 students, 63% FRL); Aberdeen High (math 47% / reading 56%, grade D+, #105 of 222 statewide, top 47%, 1,495 students, 53% FRL) — zoned schools average 58% FRL vs 24% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $17 appreciation (0.0% local appreciation)).
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y ago; this cycle's ask is 59% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $195k; list at $310k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,473 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.80×
• Total profit: $-17,383
• Equity at exit: $90,101

10-year hold

• IRR: 1.6%
• Equity multiple: 1.17×
• Total profit: $14,486
• Equity at exit: $108,375

Cash invested: $86,800 (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 21017

• Home prices YoY: 0.0%
• Active inventory: 17
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$141 /mo · $1,687/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-130

Break-even live

Break-even rent $2,399

Max offer price $287,040

Occupancy floor —

Sensitivity live

Price	-10% $46	-5% $-42	+0% $-130	+5% $-218	+10% $-305
Rent	-10% $-307	-5% $-218	+0% $-130	+5% $-42	+10% $47
Rate	-1.0pp $26	-0.5pp $-51	base $-130	+0.5pp $-210	+1.0pp $-292

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4203 Chapel Gate Pl Belcamp, MD	3.0	2.5	1236	$2,419	$1.96	6d	1	0.07mi
1335 Stockett Sq Belcamp, MD	3.0	1.5	1152	$1,950	$1.69	45d	1	0.18mi
4330 Gilmer Ct Belcamp, MD	3.0	1.5	1694	$2,200	$1.30	25d	1	0.21mi
1303 Sandwort Ct #102 Belcamp, MD	3.0	2.0	1232	$2,200	$1.79	19d	1	0.34mi
1300 Liriope Ct Belcamp, MD	1.0–3.0	1.0–2.0	974	$2,280	$2.34	4d	19	0.35mi
1300 Liriope Ct Belcamp, MD	1.0–3.0	1.0–2.0	974	$2,249	$2.31	45d	32	0.35mi
1402 Golden Rod Ct #5 Belcamp, MD	2.0	2.0	1100	$1,650	$1.50	45d	1	0.37mi
1414 Primrose Pl Belcamp, MD	2.0	1.5	1664	$1,750	$1.05	46d	1	0.39mi
1250 Independence Sq Belcamp, MD	3.0	1.5	1152	$1,950	$1.69	45d	1	0.48mi
1427 Sedum Sq Belcamp, MD	4.0	2.5	2010	$2,500	$1.24	6d	1	0.50mi
1405 Garcia Ct Aberdeen, MD	3.0	3.0	1644	$2,692	$1.64	46d	1	0.68mi
1405 Garcia Ct Aberdeen, MD	3.0	2.0	1335	$2,507	$1.88	12d	1	0.68mi
1405 Garcia Ct Aberdeen, MD	3.0	2.0	1335	$2,429	$1.82	25d	1	0.68mi
4307 Greys Run Cir Belcamp, MD	3.0	1.5	1605	$2,600	$1.62	45d	1	0.77mi
2786 Megan Way Bel Air, MD	1.0–2.0	1.0–2.0	1092	$2,490	$2.28	0d	30	1.03mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $310,000 Pending 1 DOM
2. 2026-06-09
   days on market $310,000 Coming Soon 11 DOM
3. 2026-06-08
   days on market $310,000 Coming Soon 10 DOM
4. 2026-06-07
   days on market $310,000 Coming Soon 9 DOM
5. 2026-06-04
   days on market $310,000 Coming Soon 6 DOM
6. 2026-06-03
   days on market $310,000 Coming Soon 5 DOM
7. 2026-06-02
   days on market $310,000 Coming Soon 4 DOM
8. 2026-06-01
   days on market $310,000 Coming Soon 3 DOM
9. 2026-05-31
   days on market $310,000 Coming Soon 2 DOM

ⓘ 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: $1,687 · $141/mo
• Projected year-2 tax: $2,533 · $211/mo
• Expected delta: +$846/yr (+$71/mo · 50.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,817
• − Mortgage interest: −$17,365
• − Property taxes: −$1,687
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$9,018
• Taxable loss: −$7,094
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $143/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: Harford County Public Schools
• NCES district ID: 2400390
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $79,569
• Composite: 29.38/100
• National rank: #6527
• State rank: #9 of 24 in MD

Livability — Riverside

• Score: 79/100
• State rank: #58
• US rank: #2187

Category grades

Amenities F Commute A Cost of living B 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: Riverside, MD
• County: Harford County · 198,512 people
• City population: 6,404
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 6,648
• Household income: $106,831
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 96.0

Population outlook (Harford County) Hauer SSP2

• Today (2025): 262,292 people
• By 2030: 266,437 · +1.6%
• By 2040: 269,954 · +2.9%
• By 2050: 265,659 · +1.3%
• By 2075: 252,886 · -3.6%
• By 2100: 224,014 · -14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 5% Russian/Polish/Slavic 2% Tagalog/Filipino 1%

Political lean MEDSL · Harford

• 2024 margin: R (+13.8) · D 41.9% · R 55.7% · Other 2.4%
• 2008→2024 swing: +5.0pp toward D · 2008: -18.8pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+12.0 2016: R+24.5 2012: R+19.5 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.01%
• Current HPI: 246.6348
• Rent YoY: —
• 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

+1837.5% since first listed

17 events — show timeline

• 2026-05-30 Coming Soon $310,000 BRIGHT MLS
• 2020-06-30 Sold (Public Records) $195,000 Public Records
• 2020-06-19 Sold (MLS) $195,000 BRIGHT MLS
• 2020-04-25 Pending — BRIGHT MLS
• 2020-04-21 Relisted — BRIGHT MLS
• 2020-04-19 Pending — BRIGHT MLS
• 2020-04-10 Listed $195,000 BRIGHT MLS
• 2019-11-08 Sold (Public Records) $77,000 Public Records
• 2019-11-07 Sold (MLS) $77,000 BRIGHT MLS
• 2019-10-11 Pending — BRIGHT MLS
• 2019-10-05 Listed $90,000 BRIGHT MLS
• 2018-08-31 Listed $125,000 BRIGHT MLS
• 2018-08-31 Listing Removed — BRIGHT MLS
• 2018-08-31 Delisted — MRIS
• 2018-08-31 Listed — MRIS
• 1991-06-25 Sold (Public Records) $25,000 Public Records
• 1981-04-27 Sold (Public Records) $16,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,687 · +4.2% YoY. Source: county tax records.