1892 Emily Dr · Edgewood, MD 21040

$49,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 179 Days on market

Built 1998 $50/sqft · 18% below area Est $60k · 18% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed 2 bath Singlewide manufactured home. REMODELED NEW FLOORING UPDATED KITCHEN NEW STAINLESS STEEL FRIDGE, DISHWASHER, & GAS STOVE NEW LIGHT FIXTURES UPDATED BATHROOMS DECK PARKING PAD Lot rent $803 monthly, includes a community pool, clubhouse, and playground .

Key facts

• Remodeled
• New flooring
• Updated bathrooms

Tags

• REMODELED
• NEW FLOORING
• UPDATED KITCHEN
• UPDATED BATHROOMS
• DECK
• PARKING PAD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.2% vs local median 5.5% in Edgewood — 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 73/100 on livability (#118 in MD, #4,991 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D, amenities D, crime F.
• Harford County Public Schools (suburban): math 22% / reading 39% proficiency, ranked #9 of 24 in MD (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 94 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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 (median comp): $59,733
• List price: $49,000
• Delta: -17.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1921 Steven Dr	0.37mi	2/2.0	850 (-13%)	9mo	$60,000	$71	53

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 84.3%
• Equity multiple: 5.00×
• Total profit: $54,890
• Equity at exit: $7,306

10-year hold

• IRR: 88.0%
• Equity multiple: 11.08×
• Total profit: $138,237
• Equity at exit: $4,237

Cash invested: $13,720 (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 21040

• Home prices YoY: -29.4%
• Rents YoY: 4.9%
• Active inventory: 94
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $936

Break-even live

Break-even rent $429

Max offer price $49,000

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Swallow Crest Ct Unit E Edgewood, MD	2.0	1.0	990	$1,495	$1.51	43d	1	0.39mi
1772 Judy Way Edgewood, MD	3.0	1.5	1040	$2,195	$2.11	43d	1	0.48mi
1703 Fountain Rock Way Unit 1703-B Edgewood, MD	2.0	1.0	882	$1,250	$1.42	24d	1	0.53mi
814 Windstream Way Unit 814-A Edgewood, MD	1.0	1.0	882	$1,200	$1.36	43d	1	0.72mi
802 Kingston Ct Edgewood, MD	1.0–3.0	1.0–1.5	1007	$1,660	$1.65	1d	15	0.93mi

Listing history 25 events

1. 2026-06-18
   days on market $49,000 Active 179 DOM
2. 2026-06-17
   days on market $49,000 Active 178 DOM
3. 2026-06-16
   days on market $49,000 Active 177 DOM
4. 2026-06-15
   days on market $49,000 Active 176 DOM
5. 2026-06-13
   days on market $49,000 Active 174 DOM
6. 2026-06-09
   days on market $49,000 Active 170 DOM
7. 2026-06-08
   days on market $49,000 Active 169 DOM
8. 2026-06-07
   days on market $49,000 Active 168 DOM
9. 2026-06-04
   days on market $49,000 Active 165 DOM
10. 2026-06-03
    days on market $49,000 Active 164 DOM
11. 2026-06-02
    days on market $49,000 Active 163 DOM
12. 2026-06-01
    days on market $49,000 Active 162 DOM
13. 2026-05-31
    days on market $49,000 Active 161 DOM
14. 2026-04-14
    price $49,000 276-char remark

    Show marketing remark (276 chars)

    2 bed 2 bath Singlewide manufactured home. REMODELED NEW FLOORING UPDATED KITCHEN NEW STAINLESS STEEL FRIDGE, DISHWASHER, & GAS STOVE NEW LIGHT FIXTURES UPDATED BATHROOMS DECK PARKING PAD Lot rent $803 monthly, includes a community pool, clubhouse, and playground .

15. 2025-12-21
    listed $47,000 Active 276-char remark

    Show marketing remark (276 chars)

    2 bed 2 bath Singlewide manufactured home. REMODELED NEW FLOORING UPDATED KITCHEN NEW STAINLESS STEEL FRIDGE, DISHWASHER, & GAS STOVE NEW LIGHT FIXTURES UPDATED BATHROOMS DECK PARKING PAD Lot rent $803 monthly, includes a community pool, clubhouse, and playground .

16. 2012-07-14
    historical Withdrawn
17. 2012-07-14
    historical
18. 2012-05-09
    status Contract
19. 2012-03-09
    price Active
20. 2012-03-09
    status Active
21. 2012-03-05
    historical Temporarily Off-Market
22. 2012-02-25
    status Contract
23. 2012-02-15
    price
24. 2012-01-23
    listed Active
25. 2012-01-22
    listed $22,900

ⓘ 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: $19,365
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$1,425
• Taxable income: $11,116
• Est. tax owed @ 24.0%: −$2,668
• After-tax cash flow: $8,567/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: Harford County Public Schools
• NCES district ID: 2400390
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $79,569
• Composite: 29.38/100
• National rank: #6527
• State rank: #9 of 24 in MD

Livability — Edgewood

• Score: 73/100
• State rank: #118
• US rank: #4991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewood, MD
• County: Harford County · 198,512 people
• City population: 24,960
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 24,960
• Household income: $81,704
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 859.0

Population outlook (Harford County) Hauer SSP2

• Today (2025): 262,292 people
• By 2030: 266,437 · +1.6%
• By 2040: 269,954 · +2.9%
• By 2050: 265,659 · +1.3%
• By 2075: 252,886 · -3.6%
• By 2100: 224,014 · -14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 45% White 36% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Harford

• 2024 margin: R (+13.8) · D 41.9% · R 55.7% · Other 2.4%
• 2008→2024 swing: +5.0pp toward D · 2008: -18.8pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+12.0 2016: R+24.5 2012: R+19.5 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.14%
• Current HPI: 254.2305
• Rent YoY: ▲ 4.92%
• 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

+114.0% since first listed

12 events — show timeline

• 2026-04-14 Price Changed $49,000 BRIGHT MLS
• 2025-12-21 Listed $47,000 BRIGHT MLS
• 2012-07-14 Delisted — MRIS
• 2012-07-14 Listing Removed — BRIGHT MLS
• 2012-05-09 Pending — MRIS
• 2012-03-09 Relisted — MRIS
• 2012-03-09 Price Changed — MRIS
• 2012-03-05 Delisted — MRIS
• 2012-02-25 Pending — MRIS
• 2012-02-15 Price Changed — MRIS
• 2012-01-23 Listed — MRIS
• 2012-01-22 Listed $22,900 BRIGHT MLS