206 5th St · Marlboro Meadows, MD 20711

$55,000

2 bd · 1.0 ba · 588 sqft · SingleFamily · 32 Days on market

Built 1985 Good condition Est $45k · 21% 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
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

"Welcome home to this charming, well-maintained Skyline manufactured home nestled in the desirable Wayson Woods community! Boasting 2 bedrooms and 1 full bathroom, this 588 sq. ft. home features a bright and inviting open floor plan with an eat-in country kitchen complete with upgraded countertops. Convenient entry-level living includes a comfortable combination kitchen/dining area, and an in-unit washer and dryer. The exterior provides a private driveway. Located in a pet-friendly community within the blue ribbon school district for Arundel County Public School district. Enjoy nearby local walking trails and easy commuting access. This is an affordable homeownership opportunity you do

Key facts

• Open floor plan
• Upgraded countertops
• Private driveway

Tags

• OPEN FLOOR PLAN
• EAT-IN COUNTRY KITCHEN
• UPGRADED COUNTERTOPS
• PRIVATE DRIVEWAY
• LOCAL WALKING TRAILS
• EASY COMMUTING ACCESS

Property features AI

Finance

• HOA & community: Ground rent $980 per month

Exterior

• Parking: Driveway
• Utilities: Electric hot water; Community water; Community septic tank
• Home design: Mobile home (pre-1976); Ownership is ground rent
• Construction: Estimated year built
• Exterior features: Above-grade other structures

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Oil heating fuel; Window air conditioning units (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

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

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: 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: 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 32 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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

Questions for the listing agent

1. It's been on market 32 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: 3.91% ✓
• Cap rate: 35.06%
• Cash-on-cash: 102.73%
• DSCR: 5.57
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $45,276
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 3rd St	0.16mi	1/1.0 (-1)	560 (-5%)	3mo	$43,000	$77	77

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 · 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	0.79mi

Listing history 17 events

1. 2026-06-21
   days on market $55,000 Active 32 DOM
2. 2026-06-18
   days on market $55,000 Active 29 DOM
3. 2026-06-17
   days on market $55,000 Active 28 DOM
4. 2026-06-16
   days on market $55,000 Active 27 DOM
5. 2026-06-15
   days on market $55,000 Active 26 DOM
6. 2026-06-13
   days on market $55,000 Active 24 DOM
7. 2026-06-09
   days on market $55,000 Active 20 DOM
8. 2026-06-08
   days on market $55,000 Active 19 DOM
9. 2026-06-07
   days on market $55,000 Active 18 DOM
10. 2026-06-04
    days on market $55,000 Active 15 DOM
11. 2026-06-03
    days on market $55,000 Active 14 DOM
12. 2026-06-02
    days on market $55,000 Active 13 DOM
13. 2026-06-01
    days on market $55,000 Active 12 DOM
14. 2026-05-31
    days on market $55,000 Active 11 DOM
15. 2026-05-20
    listed $62,000 Active
16. 2026-03-16
    historical
17. 2025-12-29
    listed $52,900 Active

ⓘ 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 · 12 photos

Good 75/100 Cosmetic rehab

This charming, well-maintained Skyline manufactured home is in good condition with a good rehab level. It has a bright and inviting open floor plan with an eat-in country kitchen and a private driveway. The home is located in a desirable community with easy commuting access and nearby local walking trails. The home is an affordable homeownership opportunity with a good potential for value increase through minor updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Replace ceiling fan — A new ceiling fan can improve air circulation and add a modern touch
• Both Replace countertops — Granite countertops are durable but can be replaced with quartz or other materials for a more modern look
• Both Replace appliances — Upgrading to stainless steel or other modern appliances can increase the home's value
• Both Landscaping — Landscaping can enhance the home's curb appeal and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Replace ceiling fan — A new ceiling fan can improve air circulation and add a modern touch ↑
• Both Replace countertops — Granite countertops are durable but can be replaced with quartz or other materials for a more modern look ↑
• Both Replace appliances — Upgrading to stainless steel or other modern appliances can increase the home's value ↑
• Both Landscaping — Landscaping can enhance the home's curb appeal and add 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

+17.2% since first listed

3 events — show timeline

• 2026-05-20 Listed $62,000 BRIGHT MLS
• 2026-03-16 Listing Removed — BRIGHT MLS
• 2025-12-29 Listed $52,900 BRIGHT MLS