10122 Campus Way S Unit 203-1A · Largo, MD 20774

$129,000

1 bd · 1.0 ba · 787 sqft · Condo public records · 52 Days on market

Built 1975 $164/sqft · at area comps Est $125k · at est. $484/mo HOA · 26% of rent

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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 +18.7/30.0
• 1% rule +9.3/10.0
• ARV discount +6.1/15.0
• DSCR +5.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 10122 Campus Way #203-1A, a well-maintained 1-bedroom, 1-bath condo in a convenient Upper Marlboro location. This thoughtfully designed unit features a bright and functional layout with a comfortable living area, spacious bedroom, and ample storage throughout. Recent updates add significant value and peace of mind, including a new HVAC system (2024), new washer and dryer (2024), new dishwasher (2025), and a new microwave (2025). The kitchen offers practical workspace and flows easily into the main living area, making everyday living and entertaining simple. Large windows bring in natural light, creating a warm and inviting atmosphere. Ideal for first-time buyers, downsizers, or investors, this property offers low-maintenance living with easy access to major commuter routes, shopping, dining, and everyday conveniences. A great opportunity to own in a well-located community with strong long-term value.

Key facts

• $484 HOA
• Parking
• Built 1975

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.2% in Largo — 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 74/100 on livability (#115 in MD, #4,768 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, cost of living D+, amenities F.
• Prince George'S County Public Schools (suburban): math 8% / reading 24% proficiency, ranked #21 of 24 in MD (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.5%/yr); 323 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($128k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Prince George's County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 5.8

CMA / ARV

• ARV (median comp): $125,192
• List price: $129,000
• Delta: 3.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-9,651
• Equity at exit: $19,234

10-year hold

• IRR: 5.2%
• Equity multiple: 1.42×
• Total profit: $15,199
• Equity at exit: $11,154

Cash invested: $36,120 (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 20774

• Rents YoY: 4.5%
• Active inventory: 323
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$676
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$54
• HOA: −$484
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $128

Break-even live

Break-even rent $1,688

Max offer price $129,000

Occupancy floor 88%

Sensitivity live

Price	-10% $201	-5% $164	+0% $128	+5% $91	+10% $55
Rent	-10% $-18	-5% $55	+0% $128	+5% $201	+10% $274
Rate	-1.0pp $193	-0.5pp $161	base $128	+0.5pp $94	+1.0pp $60

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10122 Campus Way S Unit 202-1A Upper Marlboro, MD	2.0	2.0	1082	$2,100	$1.94	13d	1	0.02mi
10239 Prince Pl Unit 26-304 Upper Marlboro, MD	1.0	1.0	840	$1,750	$2.08	44d	1	0.07mi
10246 Prince Pl Unit 22-T4 Largo, MD	2.0	2.0	1071	$1,850	$1.73	6d	1	0.09mi
10133 Prince Pl Unit 303-12C Largo, MD	1.0	1.0	787	$1,775	$2.26	44d	1	0.10mi
10106 Campus Way S Unit 102-3B Largo, MD	1.0	1.0	787	$1,900	$2.41	19d	1	0.10mi
10250 Prince Pl Largo, MD	1.0	1.0	839	$1,500	$1.79	19d	1	0.11mi
10244 Prince Pl #204 Largo, MD	1.0	1.0	889	$1,600	$1.80	44d	1	0.14mi
10244 Prince Pl Unit 21-103 Upper Marlboro, MD	2.0	2.0	1071	$1,950	$1.82	25d	1	0.14mi
10244 Prince Pl Upper Marlboro, MD	2.0	2.0	1000	$1,950	$1.95	0d	1	0.14mi
10115 Prince Pl Unit 401-2A Upper Marlboro, MD	2.0	2.0	1082	$2,330	$2.15	44d	1	0.16mi
10202 Prince Pl Unit 204 Largo, MD	1.0	1.0	840	$1,612	$1.92	2d	1	0.17mi
150 Steeplechase Way Largo, MD	1.0–2.0	1.0–2.0	823	$1,710	$2.08	0d	14	0.22mi
56 Cable Hollow Way Unit 38-1 Upper Marlboro, MD	2.0	1.0	912	$2,250	$2.47	13d	1	0.32mi
67 S Harry Truman Dr Largo, MD	1.0–3.0	1.0–2.0	1015	$1,493	$1.47	0d	47	0.36mi
97 Capital Ct Largo, MD	2.0	1.0–2.0	904	$2,325	$2.57	0d	19	0.50mi
601 S Harry Truman Dr Largo, MD	1.0–2.0	1.0–2.0	1009	$1,800	$1.78	2d	16	0.68mi
9720 Lake Pointe Ct #101 Upper Marlboro, MD	2.0	2.0	1067	$2,250	$2.11	44d	1	0.72mi
9708 Lake Pointe Ct #302 Upper Marlboro, MD	2.0	2.0	1074	$2,300	$2.14	44d	1	0.76mi
8831 Lottsford Rd Upper Marlboro, MD	1.0–2.0	1.0–2.0	1075	$1,685	$1.57	0d	21	0.77mi
8911 Town Center Cir Upper Marlboro, MD	1.0	1.0	704	$1,875	$2.66	25d	1	0.81mi
8961 Town Center Cir Unit 1-310 Upper Marlboro, MD	2.0	2.0	968	$2,300	$2.38	6d	1	0.85mi
9420 Grand Blvd Upper Marlboro, MD	2.0	1.0–2.0	876	$2,292	$2.62	0d	90	0.93mi
9701 Summit Cir Upper Marlboro, MD	1.0–3.0	1.0–2.0	1107	$1,768	$1.60	0d	42	0.93mi
921 Westhaven Dr #303 Bowie, MD	1.0	1.0	626	$1,995	$3.19	25d	1	0.94mi
1011 Fallcrest Ct #202 Bowie, MD	2.0	1.0	692	$1,987	$2.87	6d	1	0.94mi
1007 Fallcrest Ct Unit 4-104 Bowie, MD	2.0	2.0	858	$2,300	$2.68	44d	1	0.94mi
10531 Beacon Ridge Dr Unit 13-101 Bowie, MD	2.0	2.0	858	$2,250	$2.62	13d	1	0.95mi
10403 Beacon Ridge Dr Bowie, MD	2.0	2.0	865	$2,300	$2.66	44d	1	0.97mi
1005 Summerglenn Ct Unit 7-103 Bowie, MD	2.0	2.0	858	$2,100	$2.45	19d	1	1.00mi
1013 Summerglenn Ct Unit 7-203 Bowie, MD	2.0	1.0	692	$2,100	$3.03	44d	1	1.00mi
9300 Lottsford Rd Upper Marlboro, MD	1.0–3.0	1.0–2.0	1084	$1,827	$1.69	0d	22	1.20mi
11425 Honeysuckle Ct Unit 3-1 Upper Marlboro, MD	2.0	2.0	1040	$2,125	$2.04	13d	1	1.23mi
11411 Lake Arbor Way Bowie, MD	1.0–2.0	1.0–2.0	812	$1,810	$2.23	0d	6	1.31mi
157 Azalea Ct Unit 21-1 Upper Marlboro, MD	2.0	2.0	1091	$1,997	$1.83	44d	1	1.33mi

HOA detail condo

• Monthly dues: $484 · $5,808/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $129,000 Active 52 DOM
2. 2026-06-17
   days on market $129,000 Active 51 DOM
3. 2026-06-16
   days on market $129,000 Active 50 DOM
4. 2026-06-15
   days on market $129,000 Active 49 DOM
5. 2026-06-13
   days on market $129,000 Active 47 DOM
6. 2026-06-10
   days on market $129,000 Active 43 DOM
7. 2026-06-08
   days on market $129,000 Active 42 DOM
8. 2026-06-07
   pricedays on market $129,000 Active 41 DOM
9. 2026-06-04
   days on market $140,000 Active 38 DOM
10. 2026-06-03
    days on market $140,000 Active 37 DOM
11. 2026-06-02
    days on market $140,000 Active 36 DOM
12. 2026-06-01
    days on market $140,000 Active 35 DOM
13. 2026-05-31
    days on market $140,000 Active 34 DOM
14. 2026-04-28
    listed $140,000 Active 924-char remark

    Show marketing remark (924 chars)

    Welcome to 10122 Campus Way #203-1A, a well-maintained 1-bedroom, 1-bath condo in a convenient Upper Marlboro location. This thoughtfully designed unit features a bright and functional layout with a comfortable living area, spacious bedroom, and ample storage throughout. Recent updates add significant value and peace of mind, including a new HVAC system (2024), new washer and dryer (2024), new dishwasher (2025), and a new microwave (2025). The kitchen offers practical workspace and flows easily into the main living area, making everyday living and entertaining simple. Large windows bring in natural light, creating a warm and inviting atmosphere. Ideal for first-time buyers, downsizers, or investors, this property offers low-maintenance living with easy access to major commuter routes, shopping, dining, and everyday conveniences. A great opportunity to own in a well-located community with strong long-term value.

15. 2026-04-09
    historical $140,000 924-char remark

    Show marketing remark (924 chars)

    Welcome to 10122 Campus Way #203-1A, a well-maintained 1-bedroom, 1-bath condo in a convenient Upper Marlboro location. This thoughtfully designed unit features a bright and functional layout with a comfortable living area, spacious bedroom, and ample storage throughout. Recent updates add significant value and peace of mind, including a new HVAC system (2024), new washer and dryer (2024), new dishwasher (2025), and a new microwave (2025). The kitchen offers practical workspace and flows easily into the main living area, making everyday living and entertaining simple. Large windows bring in natural light, creating a warm and inviting atmosphere. Ideal for first-time buyers, downsizers, or investors, this property offers low-maintenance living with easy access to major commuter routes, shopping, dining, and everyday conveniences. A great opportunity to own in a well-located community with strong long-term value.

16. 2025-09-30
    historical
17. 2025-07-07
    listed $140,000 Active
18. 2025-07-03
    historical
19. 2024-04-27
    historical $1,675
20. 2024-04-23
    price $1,675
21. 2024-03-22
    listed $1,725
22. 2024-03-06
    soldstatus $135,000
23. 2024-02-27
    soldstatus $135,000 Closed
24. 2024-02-06
    historical Active Under Contract
25. 2024-01-27
    price $135,500
26. 2024-01-27
    listed $135,500 Active
27. 2024-01-27
    historical $135,000
28. 2013-08-12
    soldstatus $37,000
29. 2013-07-30
    soldstatus $37,000
30. 2013-07-30
    soldstatus $37,000 Sold
31. 2013-05-14
    status Contingent (No Kick Out)
32. 2013-05-14
    historical
33. 2013-05-08
    status Active
34. 2013-05-07
    listed $32,000
35. 2013-05-07
    historical
36. 2013-05-07
    listed $32,000
37. 2007-11-28
    soldstatus $172,500
38. 2005-07-06
    soldstatus $70,000
39. 1991-10-21
    soldstatus $51,500
40. 1985-03-12
    soldstatus $35,950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,202
• − Mortgage interest: −$7,226
• − Property taxes: −$1,436
• − Insurance: −$645
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$5,808
• − Depreciation: −$3,753
• Taxable loss: −$218
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $1,585/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: Prince George'S County Public Schools
• NCES district ID: 2400510
• Math proficiency: 8% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $73,967
• Composite: 16.82/100
• National rank: #9151
• State rank: #21 of 24 in MD

Livability — Largo

• Score: 74/100
• State rank: #115
• US rank: #4768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Largo, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 51,816
• Household income: $128,259
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 773.0

Population outlook (Prince George's County) Hauer SSP2

• Today (2025): 1,005,426 people
• By 2030: 1,048,416 · +4.3%
• By 2040: 1,123,425 · +11.7%
• By 2050: 1,183,220 · +17.7%
• By 2075: 1,306,202 · +29.9%
• By 2100: 1,408,179 · +40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (85%)
• Race & ethnicity: Black 85% Two or more races 5% White 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 16% · Canada, United Kingdom
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 3% Tagalog/Filipino 1%

Political lean MEDSL · Prince George's

• 2024 margin: Solid D (+75.2) · D 86.3% · R 11.2% · Other 2.5%
• 2008→2024 swing: -3.3pp toward R · 2008: 78.5pp · 2024: 75.2pp
• All cycles: 2024: D+75.2 2020: D+80.5 2016: D+81.0 2012: D+80.9 2008: D+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -277.06%
• Current HPI: 264.2372
• Rent YoY: ▲ 4.49%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+289.4% since first listed

27 events — show timeline

• 2026-04-28 Listed $140,000 BRIGHT MLS
• 2026-04-09 Coming Soon $140,000 BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-07-07 Listed $140,000 BRIGHT MLS
• 2025-07-03 Coming Soon — BRIGHT MLS
• 2024-04-27 Rental Removed $1,675 BRIGHTMLS
• 2024-04-23 Price Changed $1,675 BRIGHTMLS
• 2024-03-22 Listed for Rent $1,725 BRIGHTMLS
• 2024-03-06 Sold (Public Records) $135,000 Public Records
• 2024-02-27 Sold (MLS) $135,000 BRIGHT MLS
• 2024-02-06 Contingent — BRIGHT MLS
• 2024-01-27 Price Changed $135,500 BRIGHT MLS
• 2024-01-27 Listed $135,500 BRIGHT MLS
• 2024-01-27 Coming Soon $135,000 BRIGHT MLS
• 2013-08-12 Sold (Public Records) $37,000 Public Records
• 2013-07-30 Sold (MLS) $37,000 MRIS
• 2013-07-30 Sold (MLS) $37,000 BRIGHT MLS
• 2013-05-14 Pending — MRIS
• 2013-05-14 Listing Removed — BRIGHT MLS
• 2013-05-08 Relisted — MRIS
• 2013-05-07 Listed $32,000 MRIS
• 2013-05-07 Delisted — MRIS
• 2013-05-07 Listed $32,000 BRIGHT MLS
• 2007-11-28 Sold (Public Records) $172,500 Public Records
• 2005-07-06 Sold (Public Records) $70,000 Public Records
• 1991-10-21 Sold (Public Records) $51,500 Public Records
• 1985-03-12 Sold (Public Records) $35,950 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,436 · +22.5% YoY. Source: county tax records.