7810 Clark Rd Unit A49 · Severn, MD 20794

$92,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily · 24 Days on market

Built 2021 Good condition 2,000 sqft lot Est $90k · 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 +5.9/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCTION: Seller is under contract with home of choice. Nestled in the charming Holiday Mobile Estates, this exquisite 2021 Clayton manufactured home offers a perfect blend of modern luxury and comfortable living. With a spacious layout of 3 bedrooms and 2 full bathrooms, this single-wide home is designed to cater to your every need, providing an inviting atmosphere that feels just like home. The heart of the home is undoubtedly the kitchen where cooking and entertaining flow with delight. Natural light floods the living spaces through energy-efficient windows. This home is not just a place to live; it's a sanctuary where you can unwind and create lasting memories. Whether you're ent

Key facts

• 2,000 sq ft lot
• 3 parking spots
• Built 2021

Property features AI

Finance

• Other: Ownership interest: Land lease; Ground rent paid annually
• Financial info: Monthly land lease: $875
• HOA & community: Land lease community with approximately 100 years remaining; Monthly land lease payment

Exterior

• Parking: Three driveway parking spaces; Three total garage/parking spaces
• Utilities: Well water; Public septic; Sewer available; Water available; Propane service; Electric hot water
• Home design: Manufactured home (single wide, Clayton); Estimated year built
• Construction: Vinyl siding; Shingle roof; Block foundation; Bay/bow windows with screens and wood frame; Width approximately 14 ft and length approximately 72 ft; Three park pads
• Exterior features: Asphalt driveway; Park located in Holiday Mobile Estates; Above-grade other structures

Interior

• Kitchen: Gas range/oven; Built-in range; Stove; Refrigerator; Dishwasher; Icemaker; Exhaust fan
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring; Partially carpeted
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning (electric); Heating with leased propane; High-efficiency water heater
• Interior features: Six-panel and storm doors; Drywall walls and ceilings; Estimated living area
• Laundry & utility: Washer; Front-loading dryer; Gas dryer; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $93k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $93k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.2% vs local median 4.0% in Severn — 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 70/100 on livability (#175 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: crime 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.
• Zoned schools: Jessup Elementary (math 10% / reading 14%, grade F, #550 of 860 statewide, top 66%, 597 students, 47% FRL); Meade Middle (math 4% / reading 19%, grade F, #205 of 225 statewide, top 92%, 788 students, 79% FRL); Meade High (math 25% / reading 50%, grade F, #138 of 222 statewide, top 63%, 2,330 students, 59% FRL) — zoned schools average 62% FRL vs 25% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).
• This rent runs 32% of the median local income ($116k/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 $642 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,506 (1.5% below list)

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. Crime grade is D 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?
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: 3.29% ✓
• Cap rate: 29.22%
• Cash-on-cash: 81.89%
• DSCR: 4.64
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $89,712
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7810 Clark Rd Unit D-64	0.03mi	3/2.0	1,064 (+6%)	1mo	$95,000	$89	88
7810 Clark Rd Unit D91	0.01mi	2/2.0 (-1)	960 (-5%)	1mo	$59,900	$62	86
54 Keith Ln Unit D54	0.29mi	3/2.0	1,056 (+5%)	19mo	$103,700	$98	62

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: 82.2%
• Equity multiple: 4.77×
• Total profit: $98,050
• Equity at exit: $13,852

10-year hold

• IRR: 85.5%
• Equity multiple: 9.89×
• Total profit: $231,147
• Equity at exit: $8,032

Cash invested: $26,012 (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 20794

• Home prices YoY: -34.4%
• Active inventory: 29
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $3,060 high
• Mortgage (P&I): −$487
• Tax est. 1.5%: −$116 /mo · $1,394/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $1,775

Break-even live

Break-even rent $813

Max offer price $92,900

Occupancy floor 37%

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Piney Branch Cir Hanover, MD	1.0–3.0	1.0–2.0	979	$3,577	$3.65	1d	39	0.68mi
7694 Dorchester Blvd Hanover, MD	2.0	1.0–2.0	855	$3,198	$3.74	2d	12	0.82mi
7811 Shannon's Glen Dr Jessup, MD	1.0–3.0	1.0–2.0	1231	$3,872	$3.14	2d	21	0.96mi
7557 Stoney Run Dr #101 Hanover, MD	2.0	2.0	1407	$2,350	$1.67	43d	1	1.03mi
1624 Hardwick Ct #402 Hanover, MD	2.0	2.0	1407	$2,400	$1.71	43d	1	1.17mi
1447 Pangbourne Way Hanover, MD	4.0	3.5	1450	$2,800	$1.93	43d	1	1.46mi

Listing history 10 events

1. 2026-06-09
   days on market $92,900 Active 24 DOM
2. 2026-06-08
   days on market $92,900 Active 23 DOM
3. 2026-06-07
   days on market $92,900 Active 22 DOM
4. 2026-06-04
   days on market $92,900 Active 19 DOM
5. 2026-06-03
   days on market $92,900 Active 18 DOM
6. 2026-06-02
   days on market $92,900 Active 17 DOM
7. 2026-06-02
   price $92,900 Active 16 DOM
8. 2026-06-01
   days on market $93,000 Active 16 DOM
9. 2026-05-31
   days on market $93,000 Active 15 DOM
10. 2026-05-17
    listed $95,000 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: $36,716
• − Mortgage interest: −$5,204
• − Property taxes: −$1,394
• − Insurance: −$464
• − Repairs & maintenance: −$2,937
• − Management: −$2,937
• − Depreciation: −$2,703
• Taxable income: $21,077
• Est. tax owed @ 24.0%: −$5,058
• After-tax cash flow: $16,243/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 · 26 photos

Good 80/100 Cosmetic rehab

This 2021 Clayton manufactured home is in excellent condition with modern amenities and a well-maintained exterior. It offers a perfect blend of modern luxury and comfortable living, making it an ideal investment property.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace gutters — Improves home's appearance and functionality
• Both Replace flooring — Modernizes the home and improves comfort
• Both Replace kitchen appliances — Modernizes the home and improves functionality
• Both Replace bathroom fixtures — Modernizes the home and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace gutters — Improves home's appearance and functionality ↑
• Both Replace flooring — Modernizes the home and improves comfort ↑
• Both Replace kitchen appliances — Modernizes the home and improves functionality ↑
• Both Replace bathroom fixtures — Modernizes the home and improves functionality ↑

ⓘ 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 — Severn

• Score: 70/100
• State rank: #175
• US rank: #7833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Severn, MD
• County: Howard County · 282,651 people
• City population: 37,118
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 16,814
• Household income: $116,406
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 255.0

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 0.68)
• Race & ethnicity: Black 44% White 32% Hispanic / Latino 13% Asian 7% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 1% Slovak 1% Iranian 1%
• Foreign-born: 13% · Canada, Philippines, Jamaica
• Languages at home: 80% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 1%

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: ▼ -148.91%
• Current HPI: 283.5564
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-17 Listed $95,000 BRIGHT MLS