4722 Colonel Ashton Pl #431 · Marlboro Village, MD 20772

$130,000

2 bd · 2.0 ba · 1,361 sqft · Condo public records · 34 Days on market

Built 1986 $96/sqft · 55% below area $245/mo HOA · 9% of rent

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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 +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE BUILDER SAVED THIS ONE FOR HIMSELF!! NO STAIRS! 2 PATIOS. 1 off master bedrom area, 1 off dining room. Both are very private and relaxing. ALL ELECTRIC. Minutes to Rt's 4 and 495 to Andrews, Washington DC, Virginia. 5 minutes to Upper Marlboro. It does not get any better than this. The open floor plan, with fireplace in the living room/dining room is very comfortable and inviting. THIS IS A MUST SEE!

Key facts

• Single story condo
• Upper marlboro
• $245 HOA

Tags

• SINGLE STORY CONDO
• UPPER MARLBORO
• PRINCE GEORGE'S COUNTY

Property features AI

Finance

• Other: Pets allowed on a case-by-case basis
• HOA & community: Condo/HOA fee of $227 monthly; HOA fee of $210 annually; Association fee includes other items; Association amenities listed as other

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: End-of-row townhouse; Part of MARLBOROUGH CONDO - Phase 1
• Construction: Brick construction; Other foundation type; Above-grade and below-grade structures noted; Finished above-grade area (1,361)
• Exterior features: Located outside city limits; Ground rent paid annually; No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Forced air heating (natural gas); Electric cooling; Natural gas hot water
• Interior features: Condominium ownership; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 4.9% in Marlboro Village — 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 66/100 on livability (#226 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools 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 (+9.8%/yr); 309 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $899 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: moderate wind risk, 25% 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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. 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.
8. 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.
9. 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: 1.99% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.11%
• DSCR: 2.07
• GRM: 4.2

CMA / ARV

• ARV (median comp): $287,600
• List price: $130,000
• Delta: -54.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.08×
• Total profit: $39,491
• Equity at exit: $19,383

10-year hold

• IRR: 35.8%
• Equity multiple: 5.34×
• Total profit: $157,840
• Equity at exit: $11,240

Cash invested: $36,400 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,589 high
• Mortgage (P&I): −$682
• Tax from tax record: −$333 /mo · $3,998/yr
• Insurance: −$54
• HOA: −$245
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $731

Break-even live

Break-even rent $1,663

Max offer price $130,000

Occupancy floor 67%

Sensitivity live

Price	-10% $805	-5% $768	+0% $731	+5% $695	+10% $658
Rent	-10% $527	-5% $629	+0% $731	+5% $834	+10% $936
Rate	-1.0pp $797	-0.5pp $764	base $731	+0.5pp $698	+1.0pp $663

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4720 Colonel Ashton Pl #430 Upper Marlboro, MD	2.0	1.5	1327	$2,500	$1.88	44d	1	0.03mi
13901 Ascott Dr Upper Marlboro, MD	2.0	1.5	998	$2,657	$2.66	5d	1	0.32mi
13810 Fareham Ln Upper Marlboro, MD	2.0	2.5	1327	$2,700	$2.03	25d	1	0.37mi
13803 Bentwaters Dr Upper Marlboro, MD	2.0	2.5	986	$2,270	$2.30	19d	1	0.40mi
13817 Amberfield Ct Upper Marlboro, MD	2.0	2.5	1160	$2,595	$2.24	25d	1	0.44mi
14175 Spring Branch Dr Upper Marlboro, MD	3.0	2.0	1632	$2,550	$1.56	4d	1	0.46mi
13811 Churchville Dr Upper Marlboro, MD	3.0	2.5	1160	$3,000	$2.59	13d	1	0.52mi
13555 Lord Baltimore Pl Upper Marlboro, MD	2.0	2.0	1162	$2,325	$2.00	25d	1	0.72mi
14005 Lord Marlborough Pl Unit 21-5 Upper Marlboro, MD	2.0	2.0	971	$2,100	$2.16	21d	1	0.78mi
13560 Lord Sterling Pl Unit 9-4 Upper Marlboro, MD	2.0	1.0	894	$1,999	$2.24	44d	1	0.89mi
13173 Ripon Pl Upper Marlboro, MD	3.0	1.5	1146	$2,425	$2.12	5d	1	1.23mi
13052 Salford Ter Upper Marlboro, MD	3.0	3.5	1096	$2,725	$2.49	44d	1	1.28mi
12828 Dunkirk Dr Upper Marlboro, MD	3.0	2.0	1558	$4,100	$2.63	19d	1	1.35mi

HOA detail condo

• Monthly dues: $245 · $2,940/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-13
   statusdays on market $130,000 Pending 34 DOM
2. 2026-06-10
   days on market $130,000 Active 33 DOM
3. 2026-06-08
   days on market $130,000 Active 32 DOM
4. 2026-06-07
   days on market $130,000 Active 31 DOM
5. 2026-06-04
   days on market $130,000 Active 28 DOM
6. 2026-06-03
   days on market $130,000 Active 27 DOM
7. 2026-06-02
   days on market $130,000 Active 26 DOM
8. 2026-06-01
   days on market $130,000 Active 25 DOM
9. 2026-05-31
   days on market $130,000 Active 24 DOM
10. 2026-05-07
    listed $130,000 Active 681-char remark
11. 2016-10-13
    soldstatus $132,500
12. 2016-08-01
    soldstatus $132,500 407-char remark

    Show marketing remark (407 chars)

    THE BUILDER SAVED THIS ONE FOR HIMSELF!! NO STAIRS! 2 PATIOS. 1 off master bedrom area, 1 off dining room. Both are very private and relaxing. ALL ELECTRIC. Minutes to Rt's 4 and 495 to Andrews, Washington DC, Virginia. 5 minutes to Upper Marlboro. It does not get any better than this. The open floor plan, with fireplace in the living room/dining room is very comfortable and inviting. THIS IS A MUST SEE!

13. 2016-08-01
    soldstatus $132,500 Sold

    Show marketing remark (407 chars)

    THE BUILDER SAVED THIS ONE FOR HIMSELF!! NO STAIRS! 2 PATIOS. 1 off master bedrom area, 1 off dining room. Both are very private and relaxing. ALL ELECTRIC. Minutes to Rt's 4 and 495 to Andrews, Washington DC, Virginia. 5 minutes to Upper Marlboro. It does not get any better than this. The open floor plan, with fireplace in the living room/dining room is very comfortable and inviting. THIS IS A MUST SEE!

14. 2016-06-18
    status Contract

    Show marketing remark (407 chars)

    THE BUILDER SAVED THIS ONE FOR HIMSELF!! NO STAIRS! 2 PATIOS. 1 off master bedrom area, 1 off dining room. Both are very private and relaxing. ALL ELECTRIC. Minutes to Rt's 4 and 495 to Andrews, Washington DC, Virginia. 5 minutes to Upper Marlboro. It does not get any better than this. The open floor plan, with fireplace in the living room/dining room is very comfortable and inviting. THIS IS A MUST SEE!

15. 2016-06-18
    historical Temporarily Off-Market

    Show marketing remark (407 chars)

    THE BUILDER SAVED THIS ONE FOR HIMSELF!! NO STAIRS! 2 PATIOS. 1 off master bedrom area, 1 off dining room. Both are very private and relaxing. ALL ELECTRIC. Minutes to Rt's 4 and 495 to Andrews, Washington DC, Virginia. 5 minutes to Upper Marlboro. It does not get any better than this. The open floor plan, with fireplace in the living room/dining room is very comfortable and inviting. THIS IS A MUST SEE!

16. 2016-06-15
    status Active

    Show marketing remark (407 chars)

    THE BUILDER SAVED THIS ONE FOR HIMSELF!! NO STAIRS! 2 PATIOS. 1 off master bedrom area, 1 off dining room. Both are very private and relaxing. ALL ELECTRIC. Minutes to Rt's 4 and 495 to Andrews, Washington DC, Virginia. 5 minutes to Upper Marlboro. It does not get any better than this. The open floor plan, with fireplace in the living room/dining room is very comfortable and inviting. THIS IS A MUST SEE!

17. 2016-06-14
    listed $129,900

    Show marketing remark (407 chars)

    THE BUILDER SAVED THIS ONE FOR HIMSELF!! NO STAIRS! 2 PATIOS. 1 off master bedrom area, 1 off dining room. Both are very private and relaxing. ALL ELECTRIC. Minutes to Rt's 4 and 495 to Andrews, Washington DC, Virginia. 5 minutes to Upper Marlboro. It does not get any better than this. The open floor plan, with fireplace in the living room/dining room is very comfortable and inviting. THIS IS A MUST SEE!

18. 2016-06-14
    historical

    Show marketing remark (407 chars)

    THE BUILDER SAVED THIS ONE FOR HIMSELF!! NO STAIRS! 2 PATIOS. 1 off master bedrom area, 1 off dining room. Both are very private and relaxing. ALL ELECTRIC. Minutes to Rt's 4 and 495 to Andrews, Washington DC, Virginia. 5 minutes to Upper Marlboro. It does not get any better than this. The open floor plan, with fireplace in the living room/dining room is very comfortable and inviting. THIS IS A MUST SEE!

19. 1987-06-29
    soldstatus $97,120

ⓘ 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: $3,998 · $333/mo
• Projected year-2 tax: $3,998 · $333/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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $31,070
• − Mortgage interest: −$7,282
• − Property taxes: −$3,998
• − Insurance: −$650
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − HOA: −$2,940
• − Depreciation: −$3,782
• Taxable income: $7,446
• Est. tax owed @ 24.0%: −$1,787
• After-tax cash flow: $6,989/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 — Marlboro Village

• Score: 66/100
• State rank: #226
• US rank: #11335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlboro Village, 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

+33.9% since first listed

11 events — show timeline

• 2026-06-10 Pending — BRIGHT MLS
• 2026-05-07 Listed $130,000 BRIGHT MLS
• 2016-10-13 Sold (Public Records) $132,500 Public Records
• 2016-08-01 Sold (MLS) $132,500 MRIS
• 2016-08-01 Sold (MLS) $132,500 BRIGHT MLS
• 2016-06-18 Pending — MRIS
• 2016-06-18 Delisted — MRIS
• 2016-06-15 Relisted — MRIS
• 2016-06-14 Delisted — MRIS
• 2016-06-14 Listed $129,900 MRIS
• 1987-06-29 Sold (Public Records) $97,120 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,998 · +13.1% YoY. Source: county tax records.