462 Sarah Anne Dr · Marlboro Meadows, MD 20711

$175,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily · 51 Days on market

Built 1995 $97/sqft · 32% above area Est $133k · 32% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• 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

Spacious 4 BR, 2 Full Bath Dblewide in Desired Boones Estates. Over 1800 sq ft on Quiet Cul-de-sac Backing to Woods. Updates Incl. Carpet, Paint, Flooring, Ceiling Fans, Bathroom Fixtures and Most Appliances. Big Fam Rm w/ Stone Fireplace. Nice Yard w/ Paver Patio & Huge Covered Front Porch. Community Percs Incl. Pool, Basketball & Tennis Courts. Single Family Home Like Living for Less Than the Cost to Rent

Key facts

• Community pool
• Built 1995
• Listed 50 days

Property features AI

Finance

• Financial info: Monthly ground rent applies
• HOA & community: Community amenities include swimming pool, tennis courts, and basketball courts

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public septic; Cable TV available
• Home design: Manufactured home; Asphalt roof; Above grade living space; Entry level and overall layout oriented with main living and bedrooms on one level; Ownership: Ground rent
• Construction: Vinyl siding; Pillar/post/pier foundation; Window screens and storm windows; Built year estimated
• Exterior features: Community pool; Outside city limits; 36"+ wide halls (accessibility feature)

Interior

• Kitchen: Oven/Range - Gas; Range hood; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms on the main level (Master Bedroom, Bedroom 2, Bedroom 3, Bedroom 4)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Central heating; Propane (leased) for heating; Central air conditioning; Ceiling fans; Electric cooling fuel; Electric hot water
• Interior features: Cathedral ceilings; Vinyl walls/ceilings; Living room; Family room; Mantel and fireplace screen (1 fireplace); Above-grade finished living area approximately 1,800 (estimated)
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

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: Southern High (math 52% / reading 73%, grade B-, #62 of 222 statewide, top 29%, 1,066 students, 40% FRL).
• Zoned-school proficiency averages 62% at this address vs 28% district-wide (+34 pts) — the actual schools serving this property are materially stronger than the Anne Arundel County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $60k; list at $175k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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: 1.19% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $132,752
• List price: $175,000
• Delta: 31.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Sarah Anne Dr	0.02mi	3/2.0 (-1)	1,920 (+7%)	3mo	$160,000	$83	80
308 Berts Dr	0.14mi	4/2.0	1,900 (+6%)	9mo	$138,000	$73	77
448 Sarah Anne Dr	0.06mi	4/2.0	1,960 (+9%)	7mo	$155,000	$79	77
88 Edward Ln	0.20mi	3/2.0 (-1)	1,750 (-3%)	14mo	$94,000	$54	70
255 Rips Dr	0.15mi	4/2.0	1,900 (+6%)	18mo	$127,500	$67	68
302 Berts Dr	0.09mi	3/2.0 (-1)	1,620 (-10%)	8mo	$165,000	$102	67
222 Ella Welch Way	0.22mi	4/2.0	1,700 (-6%)	17mo	$120,000	$71	66
91 Berts Dr	0.19mi	3/2.0 (-1)	1,660 (-8%)	13mo	$160,000	$96	62
312 Berts Dr	0.18mi	3/2.0 (-1)	1,600 (-11%)	10mo	$138,000	$86	60
402 Boones Dr	0.25mi	3/2.0 (-1)	1,539 (-14%)	2mo	$169,000	$110	57
1021 Marlboro Rd	0.20mi	3/2.0 (-1)	1,562 (-13%)	10mo	$365,000	$234	55
324 Boones Dr	0.53mi	3/2.0 (-1)	1,780 (-1%)	17mo	$130,400	$73	54

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,003
• Equity at exit: $26,093

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $34,437
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $429

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $175,000 Active 51 DOM
2. 2026-06-17
   days on market $175,000 Active 50 DOM
3. 2026-06-16
   days on market $175,000 Active 49 DOM
4. 2026-06-15
   days on market $175,000 Active 48 DOM
5. 2026-06-13
   days on market $175,000 Active 46 DOM
6. 2026-06-09
   days on market $175,000 Active 42 DOM
7. 2026-06-08
   days on market $175,000 Active 41 DOM
8. 2026-06-07
   days on market $175,000 Active 40 DOM
9. 2026-06-04
   days on market $175,000 Active 37 DOM
10. 2026-06-03
    days on market $175,000 Active 36 DOM
11. 2026-06-02
    days on market $175,000 Active 35 DOM
12. 2026-06-01
    days on market $175,000 Active 34 DOM
13. 2026-05-31
    days on market $175,000 Active 33 DOM
14. 2026-04-29
    listed $175,000 Active 880-char remark
15. 2010-07-30
    soldstatus $60,000 Sold 422-char remark

    Show marketing remark (422 chars)

    Spacious 4 BR, 2 Full Bath Dblewide in Desired Boones Estates. Over 1800 sq ft on Quiet Cul-de-sac Backing to Woods. Updates Incl. Carpet, Paint, Flooring, Ceiling Fans, Bathroom Fixtures and Most Appliances. Big Fam Rm w/ Stone Fireplace. Nice Yard w/ Paver Patio & Huge Covered Front Porch. Community Percs Incl. Pool, Basketball & Tennis Courts. Single Family Home Like Living for Less Than the Cost to Rent

16. 2010-07-30
    soldstatus $60,000

    Show marketing remark (422 chars)

    Spacious 4 BR, 2 Full Bath Dblewide in Desired Boones Estates. Over 1800 sq ft on Quiet Cul-de-sac Backing to Woods. Updates Incl. Carpet, Paint, Flooring, Ceiling Fans, Bathroom Fixtures and Most Appliances. Big Fam Rm w/ Stone Fireplace. Nice Yard w/ Paver Patio & Huge Covered Front Porch. Community Percs Incl. Pool, Basketball & Tennis Courts. Single Family Home Like Living for Less Than the Cost to Rent

17. 2010-07-03
    status Contract 422-char remark

    Show marketing remark (422 chars)

    Spacious 4 BR, 2 Full Bath Dblewide in Desired Boones Estates. Over 1800 sq ft on Quiet Cul-de-sac Backing to Woods. Updates Incl. Carpet, Paint, Flooring, Ceiling Fans, Bathroom Fixtures and Most Appliances. Big Fam Rm w/ Stone Fireplace. Nice Yard w/ Paver Patio & Huge Covered Front Porch. Community Percs Incl. Pool, Basketball & Tennis Courts. Single Family Home Like Living for Less Than the Cost to Rent

18. 2010-07-01
    historical

    Show marketing remark (422 chars)

    Spacious 4 BR, 2 Full Bath Dblewide in Desired Boones Estates. Over 1800 sq ft on Quiet Cul-de-sac Backing to Woods. Updates Incl. Carpet, Paint, Flooring, Ceiling Fans, Bathroom Fixtures and Most Appliances. Big Fam Rm w/ Stone Fireplace. Nice Yard w/ Paver Patio & Huge Covered Front Porch. Community Percs Incl. Pool, Basketball & Tennis Courts. Single Family Home Like Living for Less Than the Cost to Rent

19. 2010-06-22
    listed $65,000 Active 422-char remark

    Show marketing remark (422 chars)

    Spacious 4 BR, 2 Full Bath Dblewide in Desired Boones Estates. Over 1800 sq ft on Quiet Cul-de-sac Backing to Woods. Updates Incl. Carpet, Paint, Flooring, Ceiling Fans, Bathroom Fixtures and Most Appliances. Big Fam Rm w/ Stone Fireplace. Nice Yard w/ Paver Patio & Huge Covered Front Porch. Community Percs Incl. Pool, Basketball & Tennis Courts. Single Family Home Like Living for Less Than the Cost to Rent

20. 2010-06-22
    listed $65,000

    Show marketing remark (422 chars)

    Spacious 4 BR, 2 Full Bath Dblewide in Desired Boones Estates. Over 1800 sq ft on Quiet Cul-de-sac Backing to Woods. Updates Incl. Carpet, Paint, Flooring, Ceiling Fans, Bathroom Fixtures and Most Appliances. Big Fam Rm w/ Stone Fireplace. Nice Yard w/ Paver Patio & Huge Covered Front Porch. Community Percs Incl. Pool, Basketball & Tennis Courts. Single Family Home Like Living for Less Than the Cost to Rent

ⓘ 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: $24,887
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$5,091
• Taxable income: $2,511
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $4,545/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

+169.2% since first listed

7 events — show timeline

• 2026-04-29 Listed $175,000 BRIGHT MLS
• 2010-07-30 Sold (MLS) $60,000 BRIGHT MLS
• 2010-07-30 Sold (MLS) $60,000 MRIS
• 2010-07-03 Pending — MRIS
• 2010-07-01 Listing Removed — BRIGHT MLS
• 2010-06-22 Listed $65,000 MRIS
• 2010-06-22 Listed $65,000 BRIGHT MLS