9401 Cheltenham Ave · Clinton, MD 20735

$389,000

4 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 27 Days on market

Built 1962 0.46 ac lot Est $374k · at est.

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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 +15.7/30.0
• ARV discount +5.8/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• 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

ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

Key facts

• 0.46 acre lot
• Built 1962
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (10.4% below list).
• Recommended offer: $348k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $12k 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 27 days — a 2% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $31k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; list at $389k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $348,494 (10.4% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $374,490
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9407 Cheltenham Ave	0.06mi	4/2.0	1,026 (0%)	7mo	$370,000	$361	88
8900 Townsend Ln	0.41mi	4/3.5	1,080 (+5%)	5mo	$410,000	$380	58
8702 Craley Ct	0.70mi	4/2.0	1,026 (0%)	16mo	$375,000	$365	50
8718 Deborah St	0.64mi	4/2.0	1,026 (0%)	22mo	$430,777	$420	48
8503 Dorian Ln	0.33mi	3/2.5 (-1)	1,080 (+5%)	23mo	$327,000	$303	46
9607 Wagner Trl	0.51mi	3/1.0 (-1)	1,066 (+4%)	24mo	$250,000	$235	45

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-52,161
• Equity at exit: $58,001

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-31,454
• Equity at exit: $33,634

Cash invested: $108,920 (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: 121
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,485 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$380 /mo · $4,562/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $171

Break-even live

Break-even rent $3,269

Max offer price $389,000

Occupancy floor 90%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8514 Dangerfield Rd Clinton, MD	5.0	4.0	1220	$4,500	$3.69	43d	1	0.82mi

Listing history 26 events

1. 2024-07-10
   status Pending
2. 2024-07-06
   price $389,000
3. 2024-06-26
   status Active
4. 2024-06-11
   price $399,900
5. 2024-06-11
   status Active
6. 2024-06-11
   historical
7. 2024-03-14
   historical Active Under Contract
8. 2024-03-14
   status Active
9. 2024-03-05
   historical
10. 2024-02-24
    price $394,500
11. 2024-02-22
    listed $420,000 Active
12. 2010-01-05
    soldstatus $240,000
13. 2009-10-30
    soldstatus $240,000 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

14. 2009-10-30
    soldstatus $240,000 Sold 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

15. 2009-10-29
    status Contract 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

16. 2009-10-23
    status Active 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

17. 2009-08-25
    historical Contingent (Kick Out) 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

18. 2009-08-24
    status Active 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

19. 2009-07-15
    historical 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

20. 2009-06-28
    historical 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

21. 2009-06-25
    historical 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

22. 2009-01-06
    price $249,000 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

23. 2008-11-07
    price $295,000 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

24. 2008-10-17
    listed $324,900 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

25. 2008-10-16
    listed $249,000 382-char remark

    Show marketing remark (382 chars)

    ONE OWNER HOME (NOT A SHORT SALE) ALL BRICK IN SHOW CONDITION! CERAMIC TILE FOYER. REMODELED KITCHEN MAIN LEVEL; FULL KITCHEN ON LOWER LEVEL 2 YEARS YOUNG WITH CERAMIC TILE FLOOR! BATHROOMS REMODELED, CERAMIC TILE, WOODBURNING STOVE, ALARM, DOUBLE PANE VINYL WINDOWS, 12X16 SCREENED-IN PORCH, ROOF 4 YEARS OLD, PRIVATE FENCED YARD AND FISH POND. HOME WARRANTY & SO MUCH MORE!

26. 1962-10-15
    soldstatus $17,000

ⓘ 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: $4,562 · $380/mo
• Projected year-2 tax: $4,562 · $380/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 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,819
• − Mortgage interest: −$21,790
• − Property taxes: −$4,562
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,346
• − Management: −$3,346
• − Depreciation: −$11,316
• Taxable loss: −$4,485
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $3,127/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

+2188.2% since first listed

26 events — show timeline

• 2024-07-10 Pending — BRIGHT MLS
• 2024-07-06 Price Changed $389,000 BRIGHT MLS
• 2024-06-26 Relisted — BRIGHT MLS
• 2024-06-11 Price Changed $399,900 BRIGHT MLS
• 2024-06-11 Relisted — BRIGHT MLS
• 2024-06-11 Listing Removed — BRIGHT MLS
• 2024-03-14 Contingent — BRIGHT MLS
• 2024-03-14 Relisted — BRIGHT MLS
• 2024-03-05 Listing Removed — BRIGHT MLS
• 2024-02-24 Price Changed $394,500 BRIGHT MLS
• 2024-02-22 Listed $420,000 BRIGHT MLS
• 2010-01-05 Sold (Public Records) $240,000 Public Records
• 2009-10-30 Sold (MLS) $240,000 MRIS
• 2009-10-30 Sold (MLS) $240,000 BRIGHT MLS
• 2009-10-29 Pending — MRIS
• 2009-10-23 Relisted — MRIS
• 2009-08-25 Contingent — MRIS
• 2009-08-24 Relisted — MRIS
• 2009-07-15 Delisted — MRIS
• 2009-06-28 Contingent — MRIS
• 2009-06-25 Listing Removed — BRIGHT MLS
• 2009-01-06 Price Changed $249,000 MRIS
• 2008-11-07 Price Changed $295,000 MRIS
• 2008-10-17 Listed $324,900 MRIS
• 2008-10-16 Listed $249,000 BRIGHT MLS
• 1962-10-15 Sold (Public Records) $17,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,562 · +4.0% YoY. Source: county tax records.