8550 Paragon Ct · Marlton, MD 20772

$364,900

3 bd · 3.0 ba · 1,461 sqft · Townhouse public records · 67 Days on market

Built 1992 Est $364k · at est. $137/mo HOA · 5% of rent

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Why this score? — see what drove the D- 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 +9.7/30.0
• ARV discount +7.4/15.0
• Rent growth +5.0/5.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE. Spacious end unit townhouse. Fully finished walkout basement. CLEAN CLEAN CLEAN. Great location. Convenient to major workplaces, roadways, schools, shopping, etc. Don't miss out on this beauty.

Key facts

• $137 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee ($137) covering common area maintenance, snow removal and trash; Community pool

Exterior

• Parking: Two assigned parking spaces; On-street parking available; Parking lot with two spaces
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Interior townhouse/rowhouse; Built with vinyl siding; Bay/Bow windows with screens
• Construction: Vinyl siding construction; Concrete perimeter foundation; Building not winterized
• Exterior features: Front, rear and side yards; Backs to open common area; Sidewalks; Street lights; Privacy wood fencing; Deck(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range/oven; Range hood; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood floors
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Built-in shelving/cabinetry; Ceiling fans; Open floor plan; Eat-in kitchen; Pantry; Recessed lighting; Tub/shower; Walk-in closets; Wood floors; Sliding glass and storm doors
• Laundry & utility: Washer and dryer included; Laundry area in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $365k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (16.9% below list).
• Recommended offer: $303k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#224 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools D+, amenities F, commute 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 (+9.8%/yr); 309 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 67 days — a 6% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $270k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,204 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.83% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $363,789
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12824 Town Center Way	0.12mi	3/2.5	1,504 (+3%)	2mo	$400,000	$266	86
12819 Carousel Ct	0.05mi	3/3.0	1,408 (-4%)	9mo	$380,000	$270	84
8500 Biscayne Ct	0.32mi	2/3.5 (-1)	1,468 (+0%)	4mo	$365,000	$249	74
12608 Marlton Center Dr	0.23mi	4/3.5 (+1)	1,374 (-6%)	1mo	$375,000	$273	71
8603 Sweet Rose Ct	0.26mi	3/2.5	1,384 (-5%)	8mo	$410,000	$296	70
8401 Old Colony Dr S	0.29mi	3/2.5	1,558 (+7%)	5mo	$375,000	$241	69
12921 Marlton Center Dr	0.24mi	3/2.5	1,360 (-7%)	9mo	$420,000	$309	67
8604 Binghampton Pl	0.36mi	3/2.5	1,540 (+5%)	6mo	$367,000	$238	67
8912 Woodstock Dr W	0.49mi	3/2.5	1,540 (+5%)	3mo	$350,000	$227	63
12528 Woodstock Dr E	0.42mi	4/2.5 (+1)	1,540 (+5%)	4mo	$325,000	$211	61
9093 Florin Way	0.52mi	3/1.5	1,378 (-6%)	1mo	$340,000	$247	60
8715 Binghampton Pl	0.45mi	3/2.5	1,672 (+14%)	3mo	$394,999	$236	51

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.43×
• Total profit: $-58,309
• Equity at exit: $54,408

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $2,901
• Equity at exit: $31,550

Cash invested: $102,172 (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 20772

• Rents YoY: 9.8%
• Active inventory: 309
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,032 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$433 /mo · $5,199/yr
• Insurance: −$152
• HOA: −$137
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-241

Break-even live

Break-even rent $3,336

Max offer price $322,411

Occupancy floor —

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12825 Town Center Way Upper Marlboro, MD	3.0	2.5	1854	$2,900	$1.56	43d	1	0.06mi
12705 Town Center Way Upper Marlboro, MD	3.0	2.5	1240	$2,700	$2.18	18d	1	0.15mi
8516 Grandhaven Ave Upper Marlboro, MD	3.0	2.5	1332	$2,900	$2.18	12d	1	0.16mi
12902 Woods View St Upper Marlboro, MD	3.0	3.5	1360	$2,695	$1.98	12d	1	0.25mi
8605 Sweet Rose Ct Upper Marlboro, MD	3.0	3.5	1600	$3,200	$2.00	5d	1	0.26mi
11904 N Marlton Ave Upper Marlboro, MD	4.0	3.0	1444	$2,900	$2.01	12d	1	0.37mi
12605 Trumbull Dr Upper Marlboro, MD	3.0	2.5	1422	$2,500	$1.76	5d	1	0.49mi
9023 Florin Way Upper Marlboro, MD	3.0	1.5	1268	$3,190	$2.52	43d	1	0.53mi
7223 Havre Turn Upper Marlboro, MD	2.0	2.0	1680	$2,650	$1.58	12d	1	1.34mi

HOA detail

• Monthly dues: $137 · $1,644/yr

Listing history 14 events

1. 2026-05-22
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-10
   price $364,900
4. 2026-03-09
   price $384,900
5. 2026-02-14
   listed $399,900 Active
6. 2026-01-23
   historical $399,900
7. 2018-09-10
   soldstatus $270,000
8. 2018-07-31
   soldstatus $270,000 Closed 203-char remark

   Show marketing remark (203 chars)

   MUST SEE. Spacious end unit townhouse. Fully finished walkout basement. CLEAN CLEAN CLEAN. Great location. Convenient to major workplaces, roadways, schools, shopping, etc. Don't miss out on this beauty.

9. 2018-07-31
   soldstatus $270,000 Sold 203-char remark

   Show marketing remark (203 chars)

   MUST SEE. Spacious end unit townhouse. Fully finished walkout basement. CLEAN CLEAN CLEAN. Great location. Convenient to major workplaces, roadways, schools, shopping, etc. Don't miss out on this beauty.

10. 2018-06-24
    status Pending 203-char remark

    Show marketing remark (203 chars)

    MUST SEE. Spacious end unit townhouse. Fully finished walkout basement. CLEAN CLEAN CLEAN. Great location. Convenient to major workplaces, roadways, schools, shopping, etc. Don't miss out on this beauty.

11. 2018-06-24
    status Contract 203-char remark

    Show marketing remark (203 chars)

    MUST SEE. Spacious end unit townhouse. Fully finished walkout basement. CLEAN CLEAN CLEAN. Great location. Convenient to major workplaces, roadways, schools, shopping, etc. Don't miss out on this beauty.

12. 2018-06-22
    listed $270,000 Active 203-char remark

    Show marketing remark (203 chars)

    MUST SEE. Spacious end unit townhouse. Fully finished walkout basement. CLEAN CLEAN CLEAN. Great location. Convenient to major workplaces, roadways, schools, shopping, etc. Don't miss out on this beauty.

13. 2018-06-22
    listed $270,000 Active 203-char remark

    Show marketing remark (203 chars)

    MUST SEE. Spacious end unit townhouse. Fully finished walkout basement. CLEAN CLEAN CLEAN. Great location. Convenient to major workplaces, roadways, schools, shopping, etc. Don't miss out on this beauty.

14. 1991-11-04
    soldstatus $127,125

ⓘ 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: $5,199 · $433/mo
• Projected year-2 tax: $5,199 · $433/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,384
• − Mortgage interest: −$20,440
• − Property taxes: −$5,199
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,911
• − Management: −$2,911
• − HOA: −$1,644
• − Depreciation: −$10,615
• Taxable loss: −$9,159
• Est. tax savings @ 24.0%: +$2,198
• After-tax cash flow: $-688/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 — Marlton

• Score: 66/100
• State rank: #224
• US rank: #11234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlton, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 54,319
• Household income: $139,403
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 524.0

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 (78%)
• Race & ethnicity: Black 78% White 10% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -184.63%
• Current HPI: 251.8236
• Rent YoY: ▲ 9.80%
• 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

+187.0% since first listed

14 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-04-21 Contingent — BRIGHT MLS
• 2026-04-10 Price Changed $364,900 BRIGHT MLS
• 2026-03-09 Price Changed $384,900 BRIGHT MLS
• 2026-02-14 Listed $399,900 BRIGHT MLS
• 2026-01-23 Coming Soon $399,900 BRIGHT MLS
• 2018-09-10 Sold (Public Records) $270,000 Public Records
• 2018-07-31 Sold (MLS) $270,000 MRIS
• 2018-07-31 Sold (MLS) $270,000 BRIGHT MLS
• 2018-06-24 Pending — BRIGHT MLS
• 2018-06-24 Pending — MRIS
• 2018-06-22 Listed $270,000 MRIS
• 2018-06-22 Listed $270,000 BRIGHT MLS
• 1991-11-04 Sold (Public Records) $127,125 Public Records

Property tax history

+7.3%/yr

Latest (2025): $5,199 · +9.1% YoY. Source: county tax records.