438 Sarah Anne Dr · Marlboro Meadows, MD 20711

$110,000

2 bd · 2.0 ba · 1,066 sqft · Manufactured · 35 Days on market

Built 1995 3,000 sqft lot $103/sqft · 36% above area Est $81k · 36% 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

Buy a Home for Less then the Cost to Rent! Nice 2 BR, 2 Full Bath Singlewide in Sought After Boones Estates! Open Floor Plan w/ Big Eatin Kitchen. Plenty of Cabinets and Countertops Including an Island w/ Breakfast Bar. Large Master Bedroom w. Full Bath and Garden Soaking Tub. Outside you Have a Big Custom Sundeck and Secure Storage Shed. Community Swimming Pool! Don't Delay this One Won't Last.

Key facts

• Remodeled
• Open layout
• Basketball court

Tags

• REMODELED
• MODERN FINISHES
• OPEN LAYOUT
• COMMUNITY TENNIS COURT
• BASKETBALL COURT
• PLAYGROUND

Property features AI

Finance

• Other: Ownership is subject to ground rent
• Financial info: Ground rent exists and is paid monthly
• HOA & community: Community amenities include tennis courts; HOA/association covers recreation facilities, road maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Shared well water; Cable TV available
• Home design: Manufactured home; Estimated year built
• Construction: Aluminum siding; Asphalt roof; Crawl space foundation; Screens on windows
• Exterior features: Level entry to main level; Above-grade structures

Interior

• Kitchen: Electric oven/range; Exhaust fan
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Breakfast area; Family room open to the kitchen; Window treatments; Master bathroom; Whirlpool/hot tub; Open floor plan; Cathedral ceilings; Paneled walls
• Laundry & utility: Washer; Dryer; Dedicated laundry room

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 $676 ($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 13.7% 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: 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: Traceys Elementary (math 13% / reading 15%, grade F, #513 of 860 statewide, top 60%, 437 students, 60% 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 (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $27k; list at $110k implies a 309% gain — meaningful room to come down on a strong offer.

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

Questions for the listing agent

1. It's been on market 35 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: 1.65% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.33%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $80,939
• List price: $110,000
• Delta: 35.90%
• 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: 20.1%
• Equity multiple: 1.82×
• Total profit: $25,240
• Equity at exit: $16,401

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $77,506
• 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: 5.0×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $676

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 58%

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 26 events

1. 2026-06-18
   days on market $110,000 Active 35 DOM
2. 2026-06-17
   days on market $110,000 Active 34 DOM
3. 2026-06-16
   days on market $110,000 Active 33 DOM
4. 2026-06-15
   days on market $110,000 Active 32 DOM
5. 2026-06-13
   days on market $110,000 Active 30 DOM
6. 2026-06-09
   days on market $110,000 Active 26 DOM
7. 2026-06-08
   days on market $110,000 Active 25 DOM
8. 2026-06-07
   days on market $110,000 Active 24 DOM
9. 2026-06-04
   days on market $110,000 Active 21 DOM
10. 2026-06-03
    days on market $110,000 Active 20 DOM
11. 2026-06-02
    days on market $110,000 Active 19 DOM
12. 2026-06-01
    days on market $110,000 Active 18 DOM
13. 2026-05-31
    days on market $110,000 Active 17 DOM
14. 2026-05-14
    listed $115,000 Active 575-char remark
15. 2016-06-11
    historical 399-char remark

    Show marketing remark (399 chars)

    Buy a Home for Less then the Cost to Rent! Nice 2 BR, 2 Full Bath Singlewide in Sought After Boones Estates! Open Floor Plan w/ Big Eatin Kitchen. Plenty of Cabinets and Countertops Including an Island w/ Breakfast Bar. Large Master Bedroom w. Full Bath and Garden Soaking Tub. Outside you Have a Big Custom Sundeck and Secure Storage Shed. Community Swimming Pool! Don't Delay this One Won't Last.

16. 2016-06-11
    historical

    Show marketing remark (399 chars)

    Buy a Home for Less then the Cost to Rent! Nice 2 BR, 2 Full Bath Singlewide in Sought After Boones Estates! Open Floor Plan w/ Big Eatin Kitchen. Plenty of Cabinets and Countertops Including an Island w/ Breakfast Bar. Large Master Bedroom w. Full Bath and Garden Soaking Tub. Outside you Have a Big Custom Sundeck and Secure Storage Shed. Community Swimming Pool! Don't Delay this One Won't Last.

17. 2016-06-10
    soldstatus $26,900 Sold 399-char remark

    Show marketing remark (399 chars)

    Buy a Home for Less then the Cost to Rent! Nice 2 BR, 2 Full Bath Singlewide in Sought After Boones Estates! Open Floor Plan w/ Big Eatin Kitchen. Plenty of Cabinets and Countertops Including an Island w/ Breakfast Bar. Large Master Bedroom w. Full Bath and Garden Soaking Tub. Outside you Have a Big Custom Sundeck and Secure Storage Shed. Community Swimming Pool! Don't Delay this One Won't Last.

18. 2016-06-10
    soldstatus $26,900

    Show marketing remark (399 chars)

    Buy a Home for Less then the Cost to Rent! Nice 2 BR, 2 Full Bath Singlewide in Sought After Boones Estates! Open Floor Plan w/ Big Eatin Kitchen. Plenty of Cabinets and Countertops Including an Island w/ Breakfast Bar. Large Master Bedroom w. Full Bath and Garden Soaking Tub. Outside you Have a Big Custom Sundeck and Secure Storage Shed. Community Swimming Pool! Don't Delay this One Won't Last.

19. 2016-04-30
    status Contract 399-char remark

    Show marketing remark (399 chars)

    Buy a Home for Less then the Cost to Rent! Nice 2 BR, 2 Full Bath Singlewide in Sought After Boones Estates! Open Floor Plan w/ Big Eatin Kitchen. Plenty of Cabinets and Countertops Including an Island w/ Breakfast Bar. Large Master Bedroom w. Full Bath and Garden Soaking Tub. Outside you Have a Big Custom Sundeck and Secure Storage Shed. Community Swimming Pool! Don't Delay this One Won't Last.

20. 2016-04-21
    listed $26,900 Active 399-char remark

    Show marketing remark (399 chars)

    Buy a Home for Less then the Cost to Rent! Nice 2 BR, 2 Full Bath Singlewide in Sought After Boones Estates! Open Floor Plan w/ Big Eatin Kitchen. Plenty of Cabinets and Countertops Including an Island w/ Breakfast Bar. Large Master Bedroom w. Full Bath and Garden Soaking Tub. Outside you Have a Big Custom Sundeck and Secure Storage Shed. Community Swimming Pool! Don't Delay this One Won't Last.

21. 2016-04-21
    listed $26,900

    Show marketing remark (399 chars)

    Buy a Home for Less then the Cost to Rent! Nice 2 BR, 2 Full Bath Singlewide in Sought After Boones Estates! Open Floor Plan w/ Big Eatin Kitchen. Plenty of Cabinets and Countertops Including an Island w/ Breakfast Bar. Large Master Bedroom w. Full Bath and Garden Soaking Tub. Outside you Have a Big Custom Sundeck and Secure Storage Shed. Community Swimming Pool! Don't Delay this One Won't Last.

22. 2000-11-21
    soldstatus $25,000
23. 2000-11-03
    historical
24. 2000-07-03
    listed $27,000
25. 1999-08-21
    historical
26. 1999-08-08
    listed

ⓘ 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: $21,811
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$3,200
• Taxable income: $6,760
• Est. tax owed @ 24.0%: −$1,622
• After-tax cash flow: $6,486/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

+307.4% since first listed

14 events — show timeline

• 2026-05-27 Price Changed $110,000 BRIGHT MLS
• 2026-05-14 Listed $115,000 BRIGHT MLS
• 2016-06-11 Delisted — MRIS
• 2016-06-11 Listing Removed — BRIGHT MLS
• 2016-06-10 Sold (MLS) $26,900 BRIGHT MLS
• 2016-06-10 Sold (MLS) $26,900 MRIS
• 2016-04-30 Pending — MRIS
• 2016-04-21 Listed $26,900 MRIS
• 2016-04-21 Listed $26,900 BRIGHT MLS
• 2000-11-21 Sold (MLS) $25,000 MRIS
• 2000-11-03 Delisted — MRIS
• 2000-07-03 Listed $27,000 MRIS
• 1999-08-21 Delisted — MRIS
• 1999-08-08 Listed — MRIS