26 Patuxent Mobile Ests · Marlboro Meadows, MD 20711

$55,000

2 bd · 1.0 ba · 720 sqft · SingleFamily · 41 Days on market

Built 1976 Average condition $76/sqft · 31% below area Est $80k · 31% 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
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Waterfront Community. The community has a pier to use. This is a 2br 1 bath home. with living room and enclosed porch .

Key facts

• Built 1976
• Listed 40 days

Property features AI

Finance

• Financial info: Ground rent paid monthly

Exterior

• Parking: Driveway
• Utilities: Public and private/community water available; Private septic / private sewer
• Home design: Manufactured single-wide home; Above-grade living space
• Construction: Aluminum siding; Estimated year built
• Exterior features: Located in Patuxent Mobile Estate; Ground rent present (paid monthly)

Interior

• Kitchen: Range/Stove; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: 90% forced air heating (oil); Window-mounted electric cooling units
• Interior features: Estimated living area; No basement
• Laundry & utility: Washer; Dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.1% vs local median 9.0% 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: amenities F, commute F, cost of living D-.
• 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.
• Zoned schools: Lothian Elementary (math 11% / reading 19%, grade F, #451 of 860 statewide, top 54%, 485 students, 58% FRL); Southern Middle (math 8% / reading 39%, grade F, #118 of 225 statewide, top 54%, 755 students, 45% FRL); Southern High (math 52% / reading 73%, grade B-, #62 of 222 statewide, top 29%, 1,066 students, 40% FRL) — zoned schools average 48% FRL vs 25% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.91% ✓
• Cap rate: 35.06%
• Cash-on-cash: 102.73%
• DSCR: 5.57
• GRM: 2.1

CMA / ARV

• ARV (median comp): $80,171
• List price: $55,000
• Delta: -31.40%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.88×
• Total profit: $75,090
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 12.28×
• Total profit: $173,644
• Equity at exit: $4,755

Cash invested: $15,400 (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: 51
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,318

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,356	-5% $1,337	+0% $1,318	+5% $1,299	+10% $1,280
Rent	-10% $1,149	-5% $1,233	+0% $1,318	+5% $1,403	+10% $1,488
Rate	-1.0pp $1,346	-0.5pp $1,332	base $1,318	+0.5pp $1,304	+1.0pp $1,290

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5242 Sands Rd Lothian, MD	2.0	1.0	600	$2,150	$3.58	6d	1	0.35mi

Listing history 15 events

1. 2026-06-21
   days on market $55,000 Active 41 DOM
2. 2026-06-18
   days on market $55,000 Active 38 DOM
3. 2026-06-17
   days on market $55,000 Active 37 DOM
4. 2026-06-16
   days on market $55,000 Active 36 DOM
5. 2026-06-15
   days on market $55,000 Active 35 DOM
6. 2026-06-13
   days on market $55,000 Active 33 DOM
7. 2026-06-09
   days on market $55,000 Active 29 DOM
8. 2026-06-08
   days on market $55,000 Active 28 DOM
9. 2026-06-07
   days on market $55,000 Active 27 DOM
10. 2026-06-04
    days on market $55,000 Active 24 DOM
11. 2026-06-03
    days on market $55,000 Active 23 DOM
12. 2026-06-02
    days on market $55,000 Active 22 DOM
13. 2026-06-01
    days on market $55,000 Active 21 DOM
14. 2026-05-31
    days on market $55,000 Active 20 DOM
15. 2026-05-11
    listed $55,000 Active 119-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: $25,800
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$1,600
• Taxable income: $15,891
• Est. tax owed @ 24.0%: −$3,814
• After-tax cash flow: $12,007/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 · 9 photos

Average 55/100 Cosmetic rehab

This home is in average condition with cosmetic updates needed. Painting the exterior and landscaping can greatly enhance its curb appeal and value.

Repairs flagged

• Minor Siding — Siding shows some discoloration and minor wear.
• Minor Landscaping — Some areas of the yard are overgrown and need trimming.

Value-add opportunities

• Both Paint exterior walls — Fresh paint can improve curb appeal and home value.
• Both Landscaping — A well-maintained yard can enhance the home's appeal and value.
• Both Replace worn siding — New siding can significantly improve the home's appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Siding shows some discoloration and minor wear.	Minor	$500–3,000
Landscaping · Some areas of the yard are overgrown and need trimming.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior walls — Fresh paint can improve curb appeal and home value. ↑
• Both Landscaping — A well-maintained yard can enhance the home's appeal and value. ↑
• Both Replace worn siding — New siding can significantly improve the home's appearance and 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: 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

1 event — show timeline

• 2026-05-11 Listed $55,000 BRIGHT MLS