12826 Glynis Rd · Clinton, MD 20735

$449,000

4 bd · 3.0 ba · 1,196 sqft · SingleFamily public records · 59 Days on market

Built 1972 10,000 sqft lot Est $460k · at est.

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Why this score? — see what drove the F 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 +10.2/30.0
• ARV discount +8.6/15.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market. Space is not lacking in this 4 bedroom split level home. This home features 3 full bathrooms, a one-car garage, and two kitchens. As you enter the home you'll walk up to a sun filled living room with gleaming hardwood floors. The view from the living room window is one you will appreciate. The living room flows nicely through the French doors into the separate dining room with access to the spacious fenced-in backyard with a newly installed composite deck, and a large patio perfect for entertaining. The formal dining room is adjacent to the kitchen. The kitchen provides ample space for a table, and newly installed granite counters are the perfect space for prepping your favorite dishes. The primary bedroom has a walk-in closet, ensuite bathroom, and space for a sitting area. Don't overlook the skylight in the hallway bathroom. As you enter the lower level you'll find an inviting large family room, with laminate new flooring, bar, electric fireplace, a full bathroom, 2 bedrooms, and a second kitchen. New roof installed and gutters December 2021. Sold "As-Is" with a 2-10 Home Warranty. This is the perfect place to call "home".

Key facts

• 0.23 acre lot
• Garage
• Built 1972

Property features AI

Finance

• Other: Irrigation water rights; Pets allowed with no pet restrictions; Above-grade finished area and below-grade finished area reported/estimated

Exterior

• Parking: Attached front-entry garage with inside access; One garage space; Two off-street paved parking spaces; Three total parking spaces
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electric for heating, cooling and hot water; Cable internet available; Cable TV and multiple phone lines; No municipal trash
• Home design: Detached property; Effective year remodeled 2022; Built in year per assessor; Fee simple ownership; Not in a federal flood zone; Middle-of-block location; Use GPS for directions
• Construction: Brick construction; Slab foundation; Double-hung windows
• Exterior features: Street lights; Exterior lighting; Deck(s); Patio(s); Porch(es); Front yard; Rear yard; Landscaping; Privacy rear fencing

Interior

• Kitchen: Dishwasher; Disposal; Built-in microwave; Refrigerator; Stove
• Bedrooms: Two bedrooms on main level; Two bedrooms on lower level
• Flooring: Wood floors
• Bathrooms: Three full bathrooms (two on main level, one on lower level)
• Heating & cooling: Central heating; Electric heating fuel; Electric hot water; Cooling (electric)
• Interior features: Second kitchen; Dining area; Formal separate dining room; Eat-in kitchen; Skylights; Walk-in closets; Built-ins; Wet/dry bar; Wood floors; French and storm doors; Brick fireplace
• Laundry & utility: Washer and dryer; Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $404k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $352k (21.6% below list).
• Recommended offer: $352k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#304 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, schools 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: 123 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 33% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 59 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $26k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $352,217 (21.6% 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 59 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.78% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $460,460
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12803 Marcia Pl	0.03mi	4/2.5	1,170 (-2%)	3mo	$410,000	$350	90
12809 Marcia Pl	0.06mi	4/3.0	1,170 (-2%)	15mo	$460,000	$393	81
12815 Marcia Pl	0.10mi	5/3.0 (+1)	1,170 (-2%)	21mo	$450,000	$385	69
2505 Lazy Acres Rd	0.38mi	3/2.5 (-1)	1,276 (+7%)	13mo	$485,000	$380	54
12404 Piscataway Rd	0.38mi	5/3.0 (+1)	1,131 (-5%)	20mo	$460,000	$407	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-88,997
• Equity at exit: $66,947

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-98,372
• Equity at exit: $38,821

Cash invested: $125,720 (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 20735

• Active inventory: 123
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,522 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$496 /mo · $5,952/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $-255

Break-even live

Break-even rent $3,845

Max offer price $403,921

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-128	+0% $-255	+5% $-382	+10% $-509
Rent	-10% $-533	-5% $-394	+0% $-255	+5% $-116	+10% $23
Rate	-1.0pp $-29	-0.5pp $-141	base $-255	+0.5pp $-372	+1.0pp $-490

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12907 Marcia Pl Clinton, MD	5.0	3.0	1170	$3,500	$2.99	21d	1	0.18mi
12309 Gallahan Rd Clinton, MD	4.0	2.0	1236	$2,600	$2.10	21d	1	0.58mi
2005 Tinker Dr Fort Washington, MD	3.0	2.0	1170	$2,500	$2.14	44d	1	1.39mi

Listing history 15 events

1. 2026-05-20
   status Pending
2. 2026-04-29
   price $449,000
3. 2026-04-29
   historical Active Under Contract
4. 2026-04-23
   price $439,900
5. 2026-03-26
   price $449,000
6. 2026-03-18
   price $459,900
7. 2026-03-01
   listed $475,000 Active
8. 2026-02-26
   historical $475,000
9. 2022-02-28
   soldstatus $407,000
10. 2022-02-08
    soldstatus $400,000 Closed 1183-char remark

    Show marketing remark (1183 chars)

    Back on the market. Space is not lacking in this 4 bedroom split level home. This home features 3 full bathrooms, a one-car garage, and two kitchens. As you enter the home you'll walk up to a sun filled living room with gleaming hardwood floors. The view from the living room window is one you will appreciate. The living room flows nicely through the French doors into the separate dining room with access to the spacious fenced-in backyard with a newly installed composite deck, and a large patio perfect for entertaining. The formal dining room is adjacent to the kitchen. The kitchen provides ample space for a table, and newly installed granite counters are the perfect space for prepping your favorite dishes. The primary bedroom has a walk-in closet, ensuite bathroom, and space for a sitting area. Don't overlook the skylight in the hallway bathroom. As you enter the lower level you'll find an inviting large family room, with laminate new flooring, bar, electric fireplace, a full bathroom, 2 bedrooms, and a second kitchen. New roof installed and gutters December 2021. Sold "As-Is" with a 2-10 Home Warranty. This is the perfect place to call "home".

11. 2022-01-04
    status Pending 1183-char remark

    Show marketing remark (1183 chars)

    Back on the market. Space is not lacking in this 4 bedroom split level home. This home features 3 full bathrooms, a one-car garage, and two kitchens. As you enter the home you'll walk up to a sun filled living room with gleaming hardwood floors. The view from the living room window is one you will appreciate. The living room flows nicely through the French doors into the separate dining room with access to the spacious fenced-in backyard with a newly installed composite deck, and a large patio perfect for entertaining. The formal dining room is adjacent to the kitchen. The kitchen provides ample space for a table, and newly installed granite counters are the perfect space for prepping your favorite dishes. The primary bedroom has a walk-in closet, ensuite bathroom, and space for a sitting area. Don't overlook the skylight in the hallway bathroom. As you enter the lower level you'll find an inviting large family room, with laminate new flooring, bar, electric fireplace, a full bathroom, 2 bedrooms, and a second kitchen. New roof installed and gutters December 2021. Sold "As-Is" with a 2-10 Home Warranty. This is the perfect place to call "home".

12. 2021-12-30
    status Active 1183-char remark

    Show marketing remark (1183 chars)

    Back on the market. Space is not lacking in this 4 bedroom split level home. This home features 3 full bathrooms, a one-car garage, and two kitchens. As you enter the home you'll walk up to a sun filled living room with gleaming hardwood floors. The view from the living room window is one you will appreciate. The living room flows nicely through the French doors into the separate dining room with access to the spacious fenced-in backyard with a newly installed composite deck, and a large patio perfect for entertaining. The formal dining room is adjacent to the kitchen. The kitchen provides ample space for a table, and newly installed granite counters are the perfect space for prepping your favorite dishes. The primary bedroom has a walk-in closet, ensuite bathroom, and space for a sitting area. Don't overlook the skylight in the hallway bathroom. As you enter the lower level you'll find an inviting large family room, with laminate new flooring, bar, electric fireplace, a full bathroom, 2 bedrooms, and a second kitchen. New roof installed and gutters December 2021. Sold "As-Is" with a 2-10 Home Warranty. This is the perfect place to call "home".

13. 2021-12-14
    status Pending 1183-char remark

    Show marketing remark (1183 chars)

    Back on the market. Space is not lacking in this 4 bedroom split level home. This home features 3 full bathrooms, a one-car garage, and two kitchens. As you enter the home you'll walk up to a sun filled living room with gleaming hardwood floors. The view from the living room window is one you will appreciate. The living room flows nicely through the French doors into the separate dining room with access to the spacious fenced-in backyard with a newly installed composite deck, and a large patio perfect for entertaining. The formal dining room is adjacent to the kitchen. The kitchen provides ample space for a table, and newly installed granite counters are the perfect space for prepping your favorite dishes. The primary bedroom has a walk-in closet, ensuite bathroom, and space for a sitting area. Don't overlook the skylight in the hallway bathroom. As you enter the lower level you'll find an inviting large family room, with laminate new flooring, bar, electric fireplace, a full bathroom, 2 bedrooms, and a second kitchen. New roof installed and gutters December 2021. Sold "As-Is" with a 2-10 Home Warranty. This is the perfect place to call "home".

14. 2021-12-12
    listed $397,000 Active 1183-char remark

    Show marketing remark (1183 chars)

    Back on the market. Space is not lacking in this 4 bedroom split level home. This home features 3 full bathrooms, a one-car garage, and two kitchens. As you enter the home you'll walk up to a sun filled living room with gleaming hardwood floors. The view from the living room window is one you will appreciate. The living room flows nicely through the French doors into the separate dining room with access to the spacious fenced-in backyard with a newly installed composite deck, and a large patio perfect for entertaining. The formal dining room is adjacent to the kitchen. The kitchen provides ample space for a table, and newly installed granite counters are the perfect space for prepping your favorite dishes. The primary bedroom has a walk-in closet, ensuite bathroom, and space for a sitting area. Don't overlook the skylight in the hallway bathroom. As you enter the lower level you'll find an inviting large family room, with laminate new flooring, bar, electric fireplace, a full bathroom, 2 bedrooms, and a second kitchen. New roof installed and gutters December 2021. Sold "As-Is" with a 2-10 Home Warranty. This is the perfect place to call "home".

15. 1977-01-10
    soldstatus $51,500

ⓘ 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: $5,952 · $496/mo
• Projected year-2 tax: $5,952 · $496/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,266
• − Mortgage interest: −$25,151
• − Property taxes: −$5,952
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,381
• − Management: −$3,381
• − Depreciation: −$13,062
• Taxable loss: −$10,906
• Est. tax savings @ 24.0%: +$2,618
• After-tax cash flow: $-445/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 — Clinton

• Score: 63/100
• State rank: #304
• US rank: #15951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MD
• County: Prince Georges County · 919,866 people
• City population: 37,464
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,464
• Household income: $126,196
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 334.0

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 (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 10% White 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 9% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -299.23%
• Current HPI: 251.6263
• Rent YoY: —
• 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

+771.8% since first listed

15 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-04-29 Price Changed $449,000 BRIGHT MLS
• 2026-04-29 Contingent — BRIGHT MLS
• 2026-04-23 Price Changed $439,900 BRIGHT MLS
• 2026-03-26 Price Changed $449,000 BRIGHT MLS
• 2026-03-18 Price Changed $459,900 BRIGHT MLS
• 2026-03-01 Listed $475,000 BRIGHT MLS
• 2026-02-26 Coming Soon $475,000 BRIGHT MLS
• 2022-02-28 Sold (Public Records) $407,000 Public Records
• 2022-02-08 Sold (MLS) $400,000 BRIGHT MLS
• 2022-01-04 Pending — BRIGHT MLS
• 2021-12-30 Relisted — BRIGHT MLS
• 2021-12-14 Pending — BRIGHT MLS
• 2021-12-12 Listed $397,000 BRIGHT MLS
• 1977-01-10 Sold (Public Records) $51,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $5,952 · +3.7% YoY. Source: county tax records.