988 Tequila Straight Dr · Marlboro Meadows, MD 20711

$79,000

3 bd · 2.0 ba · 900 sqft · SingleFamily · 5 Days on market

Built 2003 Good condition Est $78k · at est.

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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 +7.1/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very Nice Single Wide on Big Fenced Lot! Over 900 square feet with 3 Bedrooms and 2 Full Bathrooms. Open Floor Plan with many recent updates including New Furnace, Luxury Vinyl Plank Flooring throughout, Painted Kitchen Cabinets and Breakfast Bar with Ceramic Countertop, Stainless Steel Appliances, Light Fixtures, Bathroom Fixtures, and New Paint throughout. Inside Features Large Living Room and Primary Bedroom with Private Bathroom. Enjoy your time outside in your Big Fenced Yard with a Deck, Paver Patio and Secure Storage Shed. Close to Schools, Parks, Shopping and Restaurants. Easy access to Rt 4 and just 20 minutes to Andrews AFB.

Key facts

• New furnace
• Ceramic countertop
• Fenced lot

Tags

• FENCED LOT
• NEW FURNACE
• LUXURY VINYL PLANK FLOORING
• PAINTED KITCHEN CABINETS
• BREAKFAST BAR
• CERAMIC COUNTERTOP

Property features AI

Finance

• Other: Pets allowed with size/weight and breed restrictions
• HOA & community: Monthly land lease of $1,115 with approximately 100 years remaining; Park name: Rio Vista MHP

Exterior

• Parking: Off-site parking (4 spaces total)
• Utilities: Community water; Community septic tank
• Home design: Manufactured home (single wide, Fleetwood); Estimated effective year 2026; Land lease ownership; Above-grade finished living space (approximate)
• Construction: Aluminum siding; Metal roof; Above-grade structures
• Exterior features: Exterior lighting; Secure storage; Sidewalks; Fully fenced yard; Patio, porch, and deck; Shed

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Heat pump heating; Central electric air conditioning; Electric hot water
• Interior features: Six-panel and storm doors; Cathedral ceilings; Replacement double-pane vinyl-clad windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Cap rate 23.8% 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 $546 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.72% ✓
• Cap rate: 23.80%
• Cash-on-cash: 62.53%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $78,300
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
995 Jeanies Ct	0.05mi	3/2.0	975 (+8%)	16mo	$84,900	$87	70
276 5th	0.48mi	2/1.5 (-1)	1,000 (+11%)	2mo	$75,000	$75	51

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: 61.5%
• Equity multiple: 3.74×
• Total profit: $60,637
• Equity at exit: $11,779

10-year hold

• IRR: 66.1%
• Equity multiple: 7.67×
• Total profit: $147,456
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,153

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,207	-5% $1,180	+0% $1,153	+5% $1,125	+10% $1,098
Rent	-10% $983	-5% $1,068	+0% $1,153	+5% $1,237	+10% $1,322
Rate	-1.0pp $1,192	-0.5pp $1,173	base $1,153	+0.5pp $1,132	+1.0pp $1,111

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: $19,750
• Closing costs: $2,370
• 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	0.15mi

Listing history 4 events

1. 2026-06-21
   days on market $79,000 Active 5 DOM
2. 2026-06-18
   days on market $79,000 Active 2 DOM
3. 2026-06-17
   remarks 642-char remark
4. 2026-06-17
   listed $79,000 Active 1 DOM

ⓘ 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: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$2,298
• Taxable income: $13,369
• Est. tax owed @ 24.0%: −$3,208
• After-tax cash flow: $10,622/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 80/100 Cosmetic rehab

This single-wide mobile home is in good condition with recent updates, including new flooring, cabinets, appliances, and paint. It offers a good balance of curb appeal and interior updates, making it a solid investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters.
• Both Add a small garden or flower bed near the front door — Improves curb appeal and adds a welcoming touch.
• Both Install a security camera system — Enhances safety and could be a selling point for buyers.
• Both Add a small outdoor seating area or fire pit — Enhances outdoor living space and could be a selling point for buyers.
• Both Install a smart thermostat — Improves energy efficiency and could be a selling point for buyers.
• Both Add a small outdoor lighting system — Enhances safety and could be a selling point for buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters. ↑
• Both Add a small garden or flower bed near the front door — Improves curb appeal and adds a welcoming touch. ↑
• Both Install a security camera system — Enhances safety and could be a selling point for buyers. ↑
• Both Add a small outdoor seating area or fire pit — Enhances outdoor living space and could be a selling point for buyers. ↑
• Both Install a smart thermostat — Improves energy efficiency and could be a selling point for buyers. ↑
• Both Add a small outdoor lighting system — Enhances safety and could be a selling point for buyers. ↑

ⓘ 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

• 2026-06-16 Listed $79,000 BRIGHT MLS