65 Cob Ct · Croom, MD 20711

$85,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 65 Days on market

Built 1972 Good condition 3,920 sqft lot $71/sqft · at area comps Est $88k · 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 +9.1/15.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer must be apply and approved by park management before closing. Ground rent applies, Buyer is responsible to verify all the info pertaining to the ground rent. All offers must include proof of funds for cash buyers or lender pre-approval from a mobile home–approved lender. Charming 3-bedroom, 2-bath mobile home offering comfortable living and a welcoming layout. The property includes a nice-sized yard ideal for relaxing or entertaining, plus a 2-car driveway for added convenience. Close to, Annapolis , Patuxent Wetland Park , Captain Avery Museum, Honey’s Harvest Farm, Franklin Point State Park and much more.

Key facts

• 2-car driveway
• Close to annapolis
• Nice-sized yard

Tags

• 2-CAR DRIVEWAY
• NICE-SIZED YARD
• CLOSE TO ANNAPOLIS
• CLOSE TO PATUXENT WETLAND PARK
• CLOSE TO CAPTAIN AVERY MUSEUM
• CLOSE TO HONEY'S HARVEST FARM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.7% in Croom — 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 56/100 on livability (#409 in MD) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: schools F, 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; 1,303 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 $588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.20% ✓
• Cap rate: 18.85%
• Cash-on-cash: 44.85%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (median comp): $88,041
• List price: $85,000
• Delta: -3.45%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 2.80×
• Total profit: $42,914
• Equity at exit: $12,674

10-year hold

• IRR: 48.1%
• Equity multiple: 5.64×
• Total profit: $110,441
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,870 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $890

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 47%

Sensitivity live

Price	-10% $948	-5% $919	+0% $890	+5% $860	+10% $831
Rent	-10% $742	-5% $816	+0% $890	+5% $963	+10% $1,037
Rate	-1.0pp $932	-0.5pp $911	base $890	+0.5pp $868	+1.0pp $845

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $85,000 Active 65 DOM
2. 2026-06-18
   days on market $85,000 Active 62 DOM
3. 2026-06-17
   days on market $85,000 Active 61 DOM
4. 2026-06-16
   days on market $85,000 Active 60 DOM
5. 2026-06-15
   days on market $85,000 Active 59 DOM
6. 2026-06-13
   days on market $85,000 Active 57 DOM
7. 2026-06-09
   days on market $85,000 Active 53 DOM
8. 2026-06-08
   days on market $85,000 Active 52 DOM
9. 2026-06-07
   days on market $85,000 Active 51 DOM
10. 2026-06-04
    days on market $85,000 Active 48 DOM
11. 2026-06-03
    days on market $85,000 Active 47 DOM
12. 2026-06-02
    days on market $85,000 Active 46 DOM
13. 2026-06-01
    days on market $85,000 Active 45 DOM
14. 2026-05-31
    days on market $85,000 Active 44 DOM
15. 2026-04-17
    listed $85,000 Active 632-char remark

    Show marketing remark (632 chars)

    Buyer must be apply and approved by park management before closing. Ground rent applies, Buyer is responsible to verify all the info pertaining to the ground rent. All offers must include proof of funds for cash buyers or lender pre-approval from a mobile home–approved lender. Charming 3-bedroom, 2-bath mobile home offering comfortable living and a welcoming layout. The property includes a nice-sized yard ideal for relaxing or entertaining, plus a 2-car driveway for added convenience. Close to, Annapolis , Patuxent Wetland Park , Captain Avery Museum, Honey’s Harvest Farm, Franklin Point State Park and much more.

ⓘ 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: $22,436
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$2,473
• Taxable income: $9,912
• Est. tax owed @ 24.0%: −$2,379
• After-tax cash flow: $8,296/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minimal repairs and maintenance. The home has a good curb appeal and is located in a desirable area. Upgrading the exterior, interior, and adding a deck or patio would significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard and landscaping can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Resale Upgrading the bathroom fixtures — Modern fixtures can enhance the appeal of the bathroom and attract more buyers.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Adding a deck or patio — An outdoor living space can increase the home's appeal and value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard and landscaping can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Resale Upgrading the bathroom fixtures — Modern fixtures can enhance the appeal of the bathroom and attract more buyers. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Adding a deck or patio — An outdoor living space can increase the home's appeal and value for both resale and rental purposes. ↑

ⓘ 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 — Croom

• Score: 56/100
• State rank: #409
• US rank: #22764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 52,768
• 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

• 2026-04-17 Listed $85,000 BRIGHT MLS