49 Rockywood Ln · Middle River, MD 21221

$75,000

2 bd · 1.0 ba · 1,000 sqft · Manufactured · 155 Days on market

Built 1992 5,000 sqft lot $75/sqft · 68% below area

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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 +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1992 Skyline Single-Wide – Completely Renovated & Move-In Ready! Welcome home to this beautifully updated 2-bedroom, 1-bath gem located in the Ken Lee Mobile Home Community in Essex, MD. The seller truly hates to part with this home but must sell due to health reasons. Their pride of ownership shows throughout. Recent upgrades include: Brand-new HVAC system installed June 2025 New appliances, including an in-unit washer and dryer Granite countertops and new kitchen cabinets Fresh renovations from top to bottom Public water and community septic Enjoy outdoor living on the covered deck, perfect for relaxing or entertaining, plus a storage shed for added convenience. This lovingly maintained home offers comfort, style, and affordability—an excellent opportunity for its next owner!

Key facts

• 5,000 sq ft lot
• 2 parking spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 4.1% in Middle River — 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 78/100 on livability (#76 in MD, #2,777 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools F, crime F.
• Baltimore County Public Schools (suburban): math 15% / reading 34% proficiency, ranked #11 of 24 in MD (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.1%/yr); 138 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Baltimore County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 F-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. Crime grade is F 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?
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: 2.61% ✓
• Cap rate: 22.70%
• Cash-on-cash: 58.61%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (median comp): $233,811
• List price: $75,000
• Delta: -67.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Rockywood	0.14mi	2/1.5	962 (-4%)	20mo	$39,500	$41	68

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 · 1.08% rent growth · sell at horizon

5-year hold

• IRR: 55.0%
• Equity multiple: 3.36×
• Total profit: $49,499
• Equity at exit: $11,183

10-year hold

• IRR: 59.4%
• Equity multiple: 6.37×
• Total profit: $112,715
• Equity at exit: $6,485

Cash invested: $21,000 (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 21221

• Rents YoY: 1.1%
• Active inventory: 138
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,026

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 43%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Torner Rd Essex, MD	3.0	2.0	1024	$2,050	$2.00	21d	1	0.25mi
832 N Marlyn Ave Essex, MD	3.0	2.0	1416	$2,300	$1.62	43d	1	0.29mi
233 Orville Rd Essex, MD	3.0	2.0	1144	$1,850	$1.62	43d	1	0.50mi
153 Bennett Rd Unit Labs Essex, MD	2.0	2.0	1196	$1,800	$1.51	4d	1	0.53mi
201 Middleway Rd Middle River, MD	1.0–2.0	1.0	750	$1,571	$2.09	2d	24	0.66mi
54 Stemmers Run Rd Essex, MD	3.0	2.5	1260	$1,950	$1.55	43d	1	0.89mi
42 Holcumb Ct Middle River, MD	3.0	1.5	1452	$2,200	$1.52	43d	1	0.98mi
4 Essex Ave Unit A Essex, MD	2.0	1.0	800	$1,250	$1.56	23d	1	1.01mi
1516 Becklow Ave Middle River, MD	3.0	1.0	1144	$2,100	$1.84	21d	1	1.09mi
303 Holly Dr Middle River, MD	1.0–2.0	1.0	740	$1,510	$2.04	2d	9	1.09mi
47 S Hawthorne Rd Middle River, MD	3.0	1.0	1024	$1,900	$1.86	23d	1	1.11mi
60 S Hawthorne Rd Middle River, MD	3.0	1.0	1234	$2,250	$1.82	43d	1	1.12mi
303 Endsleigh Ave Middle River, MD	3.0	2.0	1144	$1,950	$1.70	21d	1	1.16mi
2125 Hawthorne Rd Middle River, MD	3.0	2.0	1299	$2,100	$1.62	43d	1	1.18mi
120 Kingston Rd Middle River, MD	3.0	2.0	1024	$1,950	$1.90	23d	1	1.23mi
439 Hopkins Landing Dr Essex, MD	2.0	2.0	1485	$1,795	$1.21	10d	1	1.29mi
2 Chelmsford Ct Middle River, MD	3.0	1.5	1122	$2,100	$1.87	1d	1	1.30mi
22 Nakota Ct Middle River, MD	3.0	1.5	1194	$2,000	$1.68	43d	1	1.30mi
2202 Firethorn Rd Middle River, MD	3.0	2.5	1324	$2,300	$1.74	43d	1	1.38mi
433 Grovethorn Rd Middle River, MD	3.0	2.0	1024	$2,000	$1.95	21d	1	1.44mi
2203 Redthorn Rd Middle River, MD	3.0	2.0	1144	$2,200	$1.92	10d	1	1.45mi
511 Riverside Rd Essex, MD	3.0	2.0	1332	$2,700	$2.03	16d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $75,000 Active 155 DOM
2. 2026-06-17
   days on market $75,000 Active 154 DOM
3. 2026-06-16
   days on market $75,000 Active 153 DOM
4. 2026-06-15
   days on market $75,000 Active 152 DOM
5. 2026-06-13
   days on market $75,000 Active 150 DOM
6. 2026-06-09
   days on market $75,000 Active 146 DOM
7. 2026-06-08
   days on market $75,000 Active 145 DOM
8. 2026-06-07
   days on market $75,000 Active 144 DOM
9. 2026-06-04
   days on market $75,000 Active 141 DOM
10. 2026-06-03
    days on market $75,000 Active 140 DOM
11. 2026-06-02
    days on market $75,000 Active 139 DOM
12. 2026-06-01
    days on market $75,000 Active 138 DOM
13. 2026-05-31
    days on market $75,000 Active 137 DOM
14. 2026-03-22
    price $78,000 806-char remark

    Show marketing remark (806 chars)

    1992 Skyline Single-Wide – Completely Renovated & Move-In Ready! Welcome home to this beautifully updated 2-bedroom, 1-bath gem located in the Ken Lee Mobile Home Community in Essex, MD. The seller truly hates to part with this home but must sell due to health reasons. Their pride of ownership shows throughout. Recent upgrades include: Brand-new HVAC system installed June 2025 New appliances, including an in-unit washer and dryer Granite countertops and new kitchen cabinets Fresh renovations from top to bottom Public water and community septic Enjoy outdoor living on the covered deck, perfect for relaxing or entertaining, plus a storage shed for added convenience. This lovingly maintained home offers comfort, style, and affordability—an excellent opportunity for its next owner!

15. 2026-01-15
    listed $80,000 Active 806-char remark

    Show marketing remark (806 chars)

    1992 Skyline Single-Wide – Completely Renovated & Move-In Ready! Welcome home to this beautifully updated 2-bedroom, 1-bath gem located in the Ken Lee Mobile Home Community in Essex, MD. The seller truly hates to part with this home but must sell due to health reasons. Their pride of ownership shows throughout. Recent upgrades include: Brand-new HVAC system installed June 2025 New appliances, including an in-unit washer and dryer Granite countertops and new kitchen cabinets Fresh renovations from top to bottom Public water and community septic Enjoy outdoor living on the covered deck, perfect for relaxing or entertaining, plus a storage shed for added convenience. This lovingly maintained home offers comfort, style, and affordability—an excellent opportunity for its next owner!

16. 2025-12-12
    historical $80,000 806-char remark

    Show marketing remark (806 chars)

    1992 Skyline Single-Wide – Completely Renovated & Move-In Ready! Welcome home to this beautifully updated 2-bedroom, 1-bath gem located in the Ken Lee Mobile Home Community in Essex, MD. The seller truly hates to part with this home but must sell due to health reasons. Their pride of ownership shows throughout. Recent upgrades include: Brand-new HVAC system installed June 2025 New appliances, including an in-unit washer and dryer Granite countertops and new kitchen cabinets Fresh renovations from top to bottom Public water and community septic Enjoy outdoor living on the covered deck, perfect for relaxing or entertaining, plus a storage shed for added convenience. This lovingly maintained home offers comfort, style, and affordability—an excellent opportunity for its next owner!

17. 2025-04-08
    soldstatus $75,000 Closed 910-char remark

    Show marketing remark (910 chars)

    49 Rockywood Lane is a single-family home located in Essex, Maryland, ZIP code 21221. Built in 1992, the property features 2 bedrooms and 1 bathroom, encompassing approximately 1,000 square feet of living space. The lot size is about 4,792 square feet. The home is currently listed for sale at $80,000. Propane stove. The property is situated in the Ken Lee community, a small, quiet, and peaceful neighborhood. It offers convenient access to major routes, including Route 40, I-695, and I-95, making it approximately 15 minutes from downtown Baltimore and 5 minutes from White Marsh Mall. The community is known for its low ground rent, which includes water and sewer services, currently set at $765 per month. The home also features a large deck with an awning, and the second bedroom has its own bathroom. Nearby schools include Orems Elementary School, Stemmers Run Middle School, and Kenwood High School.

18. 2025-03-25
    status Pending 910-char remark

    Show marketing remark (910 chars)

    49 Rockywood Lane is a single-family home located in Essex, Maryland, ZIP code 21221. Built in 1992, the property features 2 bedrooms and 1 bathroom, encompassing approximately 1,000 square feet of living space. The lot size is about 4,792 square feet. The home is currently listed for sale at $80,000. Propane stove. The property is situated in the Ken Lee community, a small, quiet, and peaceful neighborhood. It offers convenient access to major routes, including Route 40, I-695, and I-95, making it approximately 15 minutes from downtown Baltimore and 5 minutes from White Marsh Mall. The community is known for its low ground rent, which includes water and sewer services, currently set at $765 per month. The home also features a large deck with an awning, and the second bedroom has its own bathroom. Nearby schools include Orems Elementary School, Stemmers Run Middle School, and Kenwood High School.

19. 2025-03-25
    historical Active Under Contract 910-char remark

    Show marketing remark (910 chars)

    49 Rockywood Lane is a single-family home located in Essex, Maryland, ZIP code 21221. Built in 1992, the property features 2 bedrooms and 1 bathroom, encompassing approximately 1,000 square feet of living space. The lot size is about 4,792 square feet. The home is currently listed for sale at $80,000. Propane stove. The property is situated in the Ken Lee community, a small, quiet, and peaceful neighborhood. It offers convenient access to major routes, including Route 40, I-695, and I-95, making it approximately 15 minutes from downtown Baltimore and 5 minutes from White Marsh Mall. The community is known for its low ground rent, which includes water and sewer services, currently set at $765 per month. The home also features a large deck with an awning, and the second bedroom has its own bathroom. Nearby schools include Orems Elementary School, Stemmers Run Middle School, and Kenwood High School.

20. 2025-02-18
    price $75,000 910-char remark

    Show marketing remark (910 chars)

    49 Rockywood Lane is a single-family home located in Essex, Maryland, ZIP code 21221. Built in 1992, the property features 2 bedrooms and 1 bathroom, encompassing approximately 1,000 square feet of living space. The lot size is about 4,792 square feet. The home is currently listed for sale at $80,000. Propane stove. The property is situated in the Ken Lee community, a small, quiet, and peaceful neighborhood. It offers convenient access to major routes, including Route 40, I-695, and I-95, making it approximately 15 minutes from downtown Baltimore and 5 minutes from White Marsh Mall. The community is known for its low ground rent, which includes water and sewer services, currently set at $765 per month. The home also features a large deck with an awning, and the second bedroom has its own bathroom. Nearby schools include Orems Elementary School, Stemmers Run Middle School, and Kenwood High School.

21. 2025-02-08
    listed $80,000 Active 910-char remark

    Show marketing remark (910 chars)

    49 Rockywood Lane is a single-family home located in Essex, Maryland, ZIP code 21221. Built in 1992, the property features 2 bedrooms and 1 bathroom, encompassing approximately 1,000 square feet of living space. The lot size is about 4,792 square feet. The home is currently listed for sale at $80,000. Propane stove. The property is situated in the Ken Lee community, a small, quiet, and peaceful neighborhood. It offers convenient access to major routes, including Route 40, I-695, and I-95, making it approximately 15 minutes from downtown Baltimore and 5 minutes from White Marsh Mall. The community is known for its low ground rent, which includes water and sewer services, currently set at $765 per month. The home also features a large deck with an awning, and the second bedroom has its own bathroom. Nearby schools include Orems Elementary School, Stemmers Run Middle School, and Kenwood High School.

22. 2010-07-28
    soldstatus $22,500 Sold
23. 2010-07-28
    soldstatus $22,500
24. 2010-06-18
    historical
25. 2010-06-18
    listed $23,900
26. 2010-06-18
    listed $23,900
27. 2010-06-18
    historical

ⓘ 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: $23,453
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$2,182
• Taxable income: $11,818
• Est. tax owed @ 24.0%: −$2,836
• After-tax cash flow: $9,472/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: Baltimore County Public Schools
• NCES district ID: 2400120
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $66,746
• Composite: 23.17/100
• National rank: #7948
• State rank: #11 of 24 in MD

Livability — Middle River

• Score: 78/100
• State rank: #76
• US rank: #2777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middle River, MD
• County: Baltimore County · 769,527 people
• City population: 42,824
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 43,487
• Household income: $67,340
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 1757.0

Population outlook (Baltimore County) Hauer SSP2

• Today (2025): 885,518 people
• By 2030: 909,272 · +2.7%
• By 2040: 951,547 · +7.5%
• By 2050: 990,955 · +11.9%
• By 2075: 1,086,411 · +22.7%
• By 2100: 1,135,078 · +28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Black 32% Two or more races 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Baltimore

• 2024 margin: Strong D (+24.5) · D 61.0% · R 36.5% · Other 2.5%
• 2008→2024 swing: +9.9pp toward D · 2008: 14.6pp · 2024: 24.5pp
• All cycles: 2024: D+24.5 2020: D+27.0 2016: D+17.4 2012: D+16.4 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -232.14%
• Current HPI: 237.1069
• Rent YoY: ▲ 1.08%
• 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

+226.4% since first listed

14 events — show timeline

• 2026-03-22 Price Changed $78,000 BRIGHT MLS
• 2026-01-15 Listed $80,000 BRIGHT MLS
• 2025-12-12 Coming Soon $80,000 BRIGHT MLS
• 2025-04-08 Sold (MLS) $75,000 BRIGHT MLS
• 2025-03-25 Pending — BRIGHT MLS
• 2025-03-25 Contingent — BRIGHT MLS
• 2025-02-18 Price Changed $75,000 BRIGHT MLS
• 2025-02-08 Listed $80,000 BRIGHT MLS
• 2010-07-28 Sold (MLS) $22,500 BRIGHT MLS
• 2010-07-28 Sold (MLS) $22,500 MRIS
• 2010-06-18 Listing Removed — BRIGHT MLS
• 2010-06-18 Listed $23,900 BRIGHT MLS
• 2010-06-18 Listed $23,900 MRIS
• 2010-06-18 Delisted — MRIS