162 Konrad Morgan Way · Marlboro Meadows, MD 20711

$110,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 38 Days on market

Built 1995 5,000 sqft lot $100/sqft · 27% above area Est $87k · 27% over

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Why this score? — see what drove the C+ 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
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Nice 2 Bedroom, 2 Full Bath Singlewide in Sought After Boones Estates! Upgrades Include Appliances, Windows, Gutters, Carpet & Paint. Almost 1000 sq ft of Living Space with a Large Eatin Kitchen, Island & Breakfast Bar. A Big Master Bedroom, Bathroom & Walkin Closet. Sits on a Nice Lot w/ Custom Sundeck & Shed. Community Amenities Include Swimming Pool, Basketball Tennis Courts & Big Tot Lot!

Key facts

• Large kitchen island
• Fully renovated
• Open concept kitchen

Tags

• FULLY RENOVATED
• LARGE KITCHEN ISLAND
• OPEN CONCEPT KITCHEN
• QUARTZ COUNTER TOPS
• DECK ON THE SIDE
• SHED IN THE BACK

Property features AI

Finance

• Other: Ownership interest: ground rent; Not in a federal flood zone; Pets allowed (cats and dogs OK; case-by-case)
• Financial info: Ground rent amount $1,100 paid monthly; Lease not considered

Exterior

• Parking: Driveway parking; 2 driveway spaces (2 total garage/parking spaces)
• Utilities: Public water; Private sewer; Electric hot water; Fiber optic internet available; Cable TV available; Phone service available; Natural gas available
• Home design: Manufactured single-wide home; Estimated major remodel 2026; Estimated year built source
• Construction: Vinyl siding; Shingle roof; Building not winterized
• Exterior features: Community pool; Ground rent exists (monthly payment)

Interior

• Kitchen: Refrigerator; Stove; Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Dry wall walls and ceilings; Excellent overall condition; No basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 $761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $29k; list at $110k implies a 279% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.12%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $86,722
• List price: $110,000
• Delta: 26.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 1.76×
• Total profit: $23,272
• Equity at exit: $16,401

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $73,258
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $645

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 59%

Sensitivity live

Price	-10% $721	-5% $683	+0% $645	+5% $607	+10% $569
Rent	-10% $504	-5% $575	+0% $645	+5% $715	+10% $785
Rate	-1.0pp $700	-0.5pp $673	base $645	+0.5pp $616	+1.0pp $587

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $110,000 Active 38 DOM
2. 2026-06-17
   days on market $110,000 Active 37 DOM
3. 2026-06-16
   days on market $110,000 Active 36 DOM
4. 2026-06-15
   days on market $110,000 Active 35 DOM
5. 2026-06-13
   days on market $110,000 Active 33 DOM
6. 2026-06-09
   days on market $110,000 Active 29 DOM
7. 2026-06-08
   days on market $110,000 Active 28 DOM
8. 2026-06-07
   days on market $110,000 Active 27 DOM
9. 2026-06-04
   days on market $110,000 Active 24 DOM
10. 2026-06-03
    days on market $110,000 Active 23 DOM
11. 2026-06-02
    days on market $110,000 Active 22 DOM
12. 2026-06-01
    days on market $110,000 Active 21 DOM
13. 2026-05-31
    days on market $110,000 Active 20 DOM
14. 2026-05-11
    listed $110,000 Active 786-char remark
15. 2017-04-20
    soldstatus $29,000 430-char remark

    Show marketing remark (430 chars)

    Very Nice 2 Bedroom, 2 Full Bath Singlewide in Sought After Boones Estates! Upgrades Include Appliances, Windows, Gutters, Carpet & Paint. Almost 1000 sq ft of Living Space with a Large Eatin Kitchen, Island & Breakfast Bar. A Big Master Bedroom, Bathroom & Walkin Closet. Sits on a Nice Lot w/ Custom Sundeck & Shed. Community Amenities Include Swimming Pool, Basketball Tennis Courts & Big Tot Lot!

16. 2017-04-20
    soldstatus $29,000 Sold

    Show marketing remark (430 chars)

    Very Nice 2 Bedroom, 2 Full Bath Singlewide in Sought After Boones Estates! Upgrades Include Appliances, Windows, Gutters, Carpet & Paint. Almost 1000 sq ft of Living Space with a Large Eatin Kitchen, Island & Breakfast Bar. A Big Master Bedroom, Bathroom & Walkin Closet. Sits on a Nice Lot w/ Custom Sundeck & Shed. Community Amenities Include Swimming Pool, Basketball Tennis Courts & Big Tot Lot!

17. 2017-04-06
    status Contract

    Show marketing remark (430 chars)

    Very Nice 2 Bedroom, 2 Full Bath Singlewide in Sought After Boones Estates! Upgrades Include Appliances, Windows, Gutters, Carpet & Paint. Almost 1000 sq ft of Living Space with a Large Eatin Kitchen, Island & Breakfast Bar. A Big Master Bedroom, Bathroom & Walkin Closet. Sits on a Nice Lot w/ Custom Sundeck & Shed. Community Amenities Include Swimming Pool, Basketball Tennis Courts & Big Tot Lot!

18. 2017-03-10
    listed $32,900 Active

    Show marketing remark (430 chars)

    Very Nice 2 Bedroom, 2 Full Bath Singlewide in Sought After Boones Estates! Upgrades Include Appliances, Windows, Gutters, Carpet & Paint. Almost 1000 sq ft of Living Space with a Large Eatin Kitchen, Island & Breakfast Bar. A Big Master Bedroom, Bathroom & Walkin Closet. Sits on a Nice Lot w/ Custom Sundeck & Shed. Community Amenities Include Swimming Pool, Basketball Tennis Courts & Big Tot Lot!

19. 2013-08-15
    soldstatus $25,000 Sold
20. 2013-08-15
    soldstatus $25,000
21. 2013-08-03
    status Contingent (No Kick Out)
22. 2013-08-02
    historical
23. 2013-07-21
    price $27,500
24. 2013-05-15
    listed $29,000 Active
25. 2013-05-15
    listed $27,500
26. 2009-07-15
    soldstatus $34,000 Sold
27. 2009-07-15
    soldstatus $34,000
28. 2009-07-01
    historical
29. 2009-06-28
    historical
30. 2009-05-08
    listed $36,000
31. 2009-05-08
    listed $36,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 17 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: $21,342
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$3,200
• Taxable income: $6,366
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $6,210/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

+205.6% since first listed

18 events — show timeline

• 2026-05-11 Listed $110,000 BRIGHT MLS
• 2017-04-20 Sold (MLS) $29,000 MRIS
• 2017-04-20 Sold (MLS) $29,000 BRIGHT MLS
• 2017-04-06 Pending — MRIS
• 2017-03-10 Listed $32,900 MRIS
• 2013-08-15 Sold (MLS) $25,000 BRIGHT MLS
• 2013-08-15 Sold (MLS) $25,000 MRIS
• 2013-08-03 Pending — MRIS
• 2013-08-02 Listing Removed — BRIGHT MLS
• 2013-07-21 Price Changed $27,500 MRIS
• 2013-05-15 Listed $29,000 MRIS
• 2013-05-15 Listed $27,500 BRIGHT MLS
• 2009-07-15 Sold (MLS) $34,000 BRIGHT MLS
• 2009-07-15 Sold (MLS) $34,000 MRIS
• 2009-07-01 Delisted — MRIS
• 2009-06-28 Listing Removed — BRIGHT MLS
• 2009-05-08 Listed $36,000 MRIS
• 2009-05-08 Listed $36,000 BRIGHT MLS