55 Patuxent Mobile Ests · Marlboro Meadows, MD 20711

$85,000

3 bd · 2.0 ba · 1,450 sqft · Manufactured · 136 Days on market

Built 1997 $59/sqft · 35% below area Est $131k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This Charming 3 Bedroom 2 Full Bath Double Wide Manufactured Home is Priced to Sell. This open floor Concept Home boast LVP Flooring Throughout, Wood Burning Corner Fire Place in the Spacious Living Room, Dining Room with a bar/island adjoining the kitchen, Spacious Kitchen with Stainless Steel Stove and Refrigerator and dine in breakfast nook. Off the Kitchen is the Laundry room with washer and dryer. Master Bath Boast a nice size walk-in closet and in suite Master Bathroom with sunken tub and shower combination. As a resident of Patuxent Mobile Estates, you’ll enjoy fantastic community amenities including a boat ramp, tot lot, picnic area, and fishing pier access—Conveniently located with easy access to Annapolis, Washington D. C. , Joint Base Andrews, Pax River NAS, nearby shopping, dining, and recreation—this affordable, move-in ready home is the perfect blend of comfort and lifestyle. Home was professionally leveled last year. Roof is less than two years new. Furnace recently cleaned and serviced.

Key facts

• Open floor concept
• Fishing pier access
• 3 parking spots

Tags

• OPEN FLOOR CONCEPT
• WOOD BURNING CORNER FIRE PLACE
• STAINLESS STEEL STOVE
• FISHING PIER ACCESS
• ROOF LESS THAN TWO YEARS NEW
• FURNACE RECENTLY CLEANED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.1% 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 $588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $85k implies a 198% gain — meaningful room to come down on a strong offer.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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: 2.33% ✓
• Cap rate: 20.11%
• Cash-on-cash: 49.35%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (median comp): $130,748
• List price: $85,000
• Delta: -34.99%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.0%
• Equity multiple: 3.04×
• Total profit: $48,599
• Equity at exit: $12,674

10-year hold

• IRR: 52.7%
• Equity multiple: 6.16×
• Total profit: $122,718
• Equity at exit: $7,349

Cash invested: $23,800 (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 20711

• Active inventory: 50
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $979

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 46%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $85,000 Active 136 DOM
2. 2026-06-17
   days on market $85,000 Active 135 DOM
3. 2026-06-16
   days on market $85,000 Active 134 DOM
4. 2026-06-15
   days on market $85,000 Active 133 DOM
5. 2026-06-13
   days on market $85,000 Active 131 DOM
6. 2026-06-09
   days on market $85,000 Active 127 DOM
7. 2026-06-08
   days on market $85,000 Active 126 DOM
8. 2026-06-07
   days on market $85,000 Active 125 DOM
9. 2026-06-04
   pricedays on market $85,000 Active 122 DOM
10. 2026-06-03
    days on market $90,000 Active 121 DOM
11. 2026-06-02
    days on market $90,000 Active 120 DOM
12. 2026-06-01
    days on market $90,000 Active 119 DOM
13. 2026-05-31
    days on market $90,000 Active 118 DOM
14. 2026-03-30
    price $90,000 1035-char remark

    Show marketing remark (1035 chars)

    This Charming 3 Bedroom 2 Full Bath Double Wide Manufactured Home is Priced to Sell. This open floor Concept Home boast LVP Flooring Throughout, Wood Burning Corner Fire Place in the Spacious Living Room, Dining Room with a bar/island adjoining the kitchen, Spacious Kitchen with Stainless Steel Stove and Refrigerator and dine in breakfast nook. Off the Kitchen is the Laundry room with washer and dryer. Master Bath Boast a nice size walk-in closet and in suite Master Bathroom with sunken tub and shower combination. As a resident of Patuxent Mobile Estates, you’ll enjoy fantastic community amenities including a boat ramp, tot lot, picnic area, and fishing pier access—Conveniently located with easy access to Annapolis, Washington D. C. , Joint Base Andrews, Pax River NAS, nearby shopping, dining, and recreation—this affordable, move-in ready home is the perfect blend of comfort and lifestyle. Home was professionally leveled last year. Roof is less than two years new. Furnace recently cleaned and serviced.

15. 2026-02-02
    listed $100,000 Active 1035-char remark

    Show marketing remark (1035 chars)

    This Charming 3 Bedroom 2 Full Bath Double Wide Manufactured Home is Priced to Sell. This open floor Concept Home boast LVP Flooring Throughout, Wood Burning Corner Fire Place in the Spacious Living Room, Dining Room with a bar/island adjoining the kitchen, Spacious Kitchen with Stainless Steel Stove and Refrigerator and dine in breakfast nook. Off the Kitchen is the Laundry room with washer and dryer. Master Bath Boast a nice size walk-in closet and in suite Master Bathroom with sunken tub and shower combination. As a resident of Patuxent Mobile Estates, you’ll enjoy fantastic community amenities including a boat ramp, tot lot, picnic area, and fishing pier access—Conveniently located with easy access to Annapolis, Washington D. C. , Joint Base Andrews, Pax River NAS, nearby shopping, dining, and recreation—this affordable, move-in ready home is the perfect blend of comfort and lifestyle. Home was professionally leveled last year. Roof is less than two years new. Furnace recently cleaned and serviced.

16. 2018-03-21
    historical
17. 2018-03-21
    historical Withdrawn
18. 2018-02-24
    price
19. 2017-12-30
    listed $49,999 Active
20. 2017-12-30
    listed Active
21. 2014-09-19
    soldstatus $28,500 Sold
22. 2014-09-11
    status Contract
23. 2014-05-04
    listed $33,900 Active
24. 2009-04-30
    soldstatus $42,500 Sold
25. 2009-04-18
    historical
26. 2009-02-22
    listed $49,900

ⓘ 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: $23,791
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$2,473
• Taxable income: $11,051
• Est. tax owed @ 24.0%: −$2,652
• After-tax cash flow: $9,094/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

+80.4% since first listed

13 events — show timeline

• 2026-03-30 Price Changed $90,000 BRIGHT MLS
• 2026-02-02 Listed $100,000 BRIGHT MLS
• 2018-03-21 Listing Removed — BRIGHT MLS
• 2018-03-21 Delisted — MRIS
• 2018-02-24 Price Changed — MRIS
• 2017-12-30 Listed — MRIS
• 2017-12-30 Listed $49,999 BRIGHT MLS
• 2014-09-19 Sold (MLS) $28,500 MRIS
• 2014-09-11 Pending — MRIS
• 2014-05-04 Listed $33,900 MRIS
• 2009-04-30 Sold (MLS) $42,500 MRIS
• 2009-04-18 Delisted — MRIS
• 2009-02-22 Listed $49,900 MRIS