6505 Vert Dr · Ilchester, MD 21075

$49,900

2 bd · 1.0 ba · 900 sqft · SingleFamily · 53 Days on market

Built 1982 Good condition $55/sqft · 56% below area $1100/mo HOA · 45% of rent ↓ 9% 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
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

All buyers must be approved by the park. Financing available through mobile home lenders, or cash offers welcome. This is a single wide being sold strictly As-Is. .. Located in the sought-after Deep Run Mobile Home Park, offering an affordable housing option in a convenient location. Street parking available. Community amenities include a swimming pool and tot lots. Close to schools, parks, shopping, and restaurants. Minutes from Rt 95 and Rt 100.

Key facts

• Close to parks
• Close to schools
• Community amenities

Tags

• AFFORDABLE HOUSING OPTION
• COMMUNITY AMENITIES
• SWIMMING POOL
• TOT LOTS
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Finance

• HOA & community: HOA fee of $1,100 paid monthly

Exterior

• Parking: Driveway parking; 2 driveway spaces (2 total garage/parking spaces)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single wide; Estimated year built
• Construction: Aluminum siding; Flat roof; Above-grade structures
• Exterior features: Community pool; Located in Deep Run Park; Outside city limits

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Electric hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 2.7% in Ilchester — 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 64/100 on livability (#269 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Howard County Public Schools (suburban): math 34% / reading 49% proficiency, ranked #1 of 24 in MD (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Long Reach High (math 46% / reading 64%, grade C, #88 of 222 statewide, top 40%, 1,714 students, 41% FRL) — zoned schools average 41% FRL vs 15% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Howard County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 125 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 881 units permitted in Howard County in 2024 (285 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Howard County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 4.95% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.34%
• DSCR: 2.93
• GRM: 1.7

CMA / ARV

• ARV (median comp): $112,782
• List price: $49,900
• Delta: -55.76%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6672 Aspern Dr	0.33mi	2/2.0	924 (+3%)	3mo	$215,000	$233	74
6656 Aspern Dr	0.31mi	3/1.5 (+1)	980 (+9%)	22mo	$145,000	$148	45

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 · 0.8% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.39×
• Total profit: $19,420
• Equity at exit: $7,440

10-year hold

• IRR: 39.3%
• Equity multiple: 3.88×
• Total profit: $40,204
• Equity at exit: $4,314

Cash invested: $13,972 (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 21075

• Home prices YoY: -30.6%
• Rents YoY: 0.8%
• Active inventory: 125
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,468 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $505

Break-even live

Break-even rent $1,829

Max offer price $49,900

Occupancy floor 75%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8151 Robinson Jefferson Dr Elkridge, MD	1.0–2.0	1.5–2.0	959	$2,793	$2.91	2d	22	0.26mi
6731 Old Waterloo Rd Elkridge, MD	1.0–3.0	1.0–2.0	1025	$2,134	$2.08	1d	62	0.40mi
7671 Coachlight Ln Unit 21E-U Ellicott City, MD	2.0	2.0	1105	$2,450	$2.22	24d	1	0.80mi
6081 Otterbein Ln Ellicott City, MD	1.0–3.0	1.0–2.0	1066	$2,819	$2.64	2d	32	1.13mi
7141 Beverly Dr Elkridge, MD	2.0	1.0	881	$1,604	$1.82	20d	1	1.19mi
7691 Mandrake Ct Elkridge, MD	1.0–2.0	1.0–2.0	1131	$3,399	$3.01	2d	24	1.24mi
7600 Hearthside Way Elkridge, MD	1.0–2.0	1.0–2.0	953	$2,680	$2.81	3d	23	1.28mi
7500 Hearthside Way Elkridge, MD	1.0–2.0	1.0–2.0	924	$2,430	$2.63	2d	16	1.29mi

HOA detail

• Monthly dues: $1,100 · $13,200/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-18
   days on market $49,900 Active 53 DOM
2. 2026-06-17
   days on market $49,900 Active 52 DOM
3. 2026-06-16
   days on market $49,900 Active 51 DOM
4. 2026-06-15
   days on market $49,900 Active 50 DOM
5. 2026-06-13
   pricedays on market $49,900 Active 48 DOM
6. 2026-06-09
   days on market $55,000 Active 44 DOM
7. 2026-06-08
   days on market $55,000 Active 43 DOM
8. 2026-06-07
   days on market $55,000 Active 42 DOM
9. 2026-06-04
   days on market $55,000 Active 39 DOM
10. 2026-06-03
    days on market $55,000 Active 38 DOM
11. 2026-06-02
    days on market $55,000 Active 37 DOM
12. 2026-06-01
    days on market $55,000 Active 36 DOM
13. 2026-05-31
    days on market $55,000 Active 35 DOM
14. 2026-04-26
    listed $55,000 Active 451-char remark

ⓘ 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: $29,612
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − HOA: −$13,200
• − Depreciation: −$1,452
• Taxable income: $6,429
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $4,512/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 · 6 photos

Good 75/100 Cosmetic rehab

This single-wide mobile home is in good condition with cosmetic updates, ready for a new owner.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace windows — Improves energy efficiency and aesthetics
• Resale Update countertops and backsplash — Modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace windows — Improves energy efficiency and aesthetics ↑
• Resale Update countertops and backsplash — Modernizes kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Howard County Public Schools
• NCES district ID: 2400420
• Math proficiency: 34% ▼ -22.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $108,056
• Composite: 41.23/100
• National rank: #3535
• State rank: #1 of 24 in MD

Livability — Ilchester

• Score: 64/100
• State rank: #269
• US rank: #13652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ilchester, MD
• County: Howard County · 282,651 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 37,363
• Household income: $135,303
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1346.0

Population outlook (Howard County) Hauer SSP2

• Today (2025): 367,857 people
• By 2030: 394,054 · +7.1%
• By 2040: 443,509 · +20.6%
• By 2050: 488,124 · +32.7%
• By 2075: 594,860 · +61.7%
• By 2100: 648,772 · +76.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Black 26% Asian 20% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 7% Other Indo-European 5% Other Asian/Pacific 4%

Political lean MEDSL · Howard

• 2024 margin: Solid D (+41.8) · D 69.1% · R 27.4% · Other 3.5%
• 2008→2024 swing: +19.9pp toward D · 2008: 21.9pp · 2024: 41.8pp
• All cycles: 2024: D+41.8 2020: D+44.3 2016: D+33.5 2012: D+21.2 2008: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.78%
• Current HPI: 267.5936
• Rent YoY: ▲ 0.80%
• 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

-9.3% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $49,900 BRIGHT MLS
• 2026-04-26 Listed $55,000 BRIGHT MLS