7209 Mcmillen Dr · Clinton, MD 20735

$405,000

4 bd · 3.0 ba · 1,144 sqft · SingleFamily public records · 84 Days on market

Built 1988 0.26 ac lot

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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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• 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

Back on the market, buyer's financing fell through. Beautiful Brick front Split level Single family in sought after Highland Meadows neighborhood. Conveniently located near AAFB, 495, Branch Ave metro, and National Harbor. New carpet, and recently painted. You will notice that this home gets plenty of natural sun light throughout, spacious living room, and a separate dining room that leads to a large deck backing to trees, lower has an over sized family room with a fireplace which leads to a patio. Schedule showing online.

Key facts

• 0.26 acre lot
• Garage
• Built 1988

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $174 ($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 $372k (8.1% below list).
• Recommended offer: $372k (8.1% 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+, 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.
• Zoned schools: Francis T. Evans Elementary (math 8% / reading 22%, grade F, #463 of 860 statewide, top 55%, 350 students, 65% FRL); Stephen Decatur Middle (math 3% / reading 24%, grade F, #198 of 225 statewide, top 88%, 781 students, 70% FRL); Dr. Henry A. Wise Jr. High (math 17% / reading 38%, grade F, #158 of 222 statewide, top 71%, 2,257 students, 59% FRL).
• Market conditions: 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% 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 84 days — a 6% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $44k (10%) 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 $372,188 (8.1% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.92% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-54,509
• Equity at exit: $60,387

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-33,047
• Equity at exit: $35,017

Cash invested: $113,400 (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 20735

• Active inventory: 124
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,722 medium
• Mortgage (P&I): −$2,124
• Tax from tax record: −$474 /mo · $5,684/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $174

Break-even live

Break-even rent $3,502

Max offer price $405,000

Occupancy floor 90%

Sensitivity live

Price	-10% $403	-5% $289	+0% $174	+5% $59	+10% $-55
Rent	-10% $-120	-5% $27	+0% $174	+5% $321	+10% $468
Rate	-1.0pp $378	-0.5pp $277	base $174	+0.5pp $69	+1.0pp $-38

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8514 Dangerfield Rd Clinton, MD	5.0	4.0	1220	$4,500	$3.69	45d	1	1.04mi
5815 Arbroath Dr Clinton, MD	3.0	2.0	800	$2,500	$3.12	20d	1	1.28mi
6007 Bradley Ln Clinton, MD	5.0	2.0	1248	$2,950	$2.36	26d	1	1.39mi

Listing history 22 events

1. 2026-04-06
   status Pending
2. 2026-03-25
   status Active
3. 2026-02-17
   status Pending
4. 2026-02-02
   price $405,000
5. 2026-01-24
   price $425,000
6. 2025-12-08
   listed $449,000 Active
7. 2025-11-26
   historical $449,000
8. 2024-10-10
   soldstatus $432,000
9. 2024-08-30
   soldstatus $432,000 Closed 528-char remark

   Show marketing remark (528 chars)

   Back on the market, buyer's financing fell through. Beautiful Brick front Split level Single family in sought after Highland Meadows neighborhood. Conveniently located near AAFB, 495, Branch Ave metro, and National Harbor. New carpet, and recently painted. You will notice that this home gets plenty of natural sun light throughout, spacious living room, and a separate dining room that leads to a large deck backing to trees, lower has an over sized family room with a fireplace which leads to a patio. Schedule showing online.

10. 2024-07-10
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Back on the market, buyer's financing fell through. Beautiful Brick front Split level Single family in sought after Highland Meadows neighborhood. Conveniently located near AAFB, 495, Branch Ave metro, and National Harbor. New carpet, and recently painted. You will notice that this home gets plenty of natural sun light throughout, spacious living room, and a separate dining room that leads to a large deck backing to trees, lower has an over sized family room with a fireplace which leads to a patio. Schedule showing online.

11. 2024-07-04
    price $425,000 528-char remark

    Show marketing remark (528 chars)

    Back on the market, buyer's financing fell through. Beautiful Brick front Split level Single family in sought after Highland Meadows neighborhood. Conveniently located near AAFB, 495, Branch Ave metro, and National Harbor. New carpet, and recently painted. You will notice that this home gets plenty of natural sun light throughout, spacious living room, and a separate dining room that leads to a large deck backing to trees, lower has an over sized family room with a fireplace which leads to a patio. Schedule showing online.

12. 2024-07-02
    status Active 528-char remark

    Show marketing remark (528 chars)

    Back on the market, buyer's financing fell through. Beautiful Brick front Split level Single family in sought after Highland Meadows neighborhood. Conveniently located near AAFB, 495, Branch Ave metro, and National Harbor. New carpet, and recently painted. You will notice that this home gets plenty of natural sun light throughout, spacious living room, and a separate dining room that leads to a large deck backing to trees, lower has an over sized family room with a fireplace which leads to a patio. Schedule showing online.

13. 2024-06-05
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Back on the market, buyer's financing fell through. Beautiful Brick front Split level Single family in sought after Highland Meadows neighborhood. Conveniently located near AAFB, 495, Branch Ave metro, and National Harbor. New carpet, and recently painted. You will notice that this home gets plenty of natural sun light throughout, spacious living room, and a separate dining room that leads to a large deck backing to trees, lower has an over sized family room with a fireplace which leads to a patio. Schedule showing online.

14. 2024-05-31
    listed $435,000 Active 528-char remark

    Show marketing remark (528 chars)

    Back on the market, buyer's financing fell through. Beautiful Brick front Split level Single family in sought after Highland Meadows neighborhood. Conveniently located near AAFB, 495, Branch Ave metro, and National Harbor. New carpet, and recently painted. You will notice that this home gets plenty of natural sun light throughout, spacious living room, and a separate dining room that leads to a large deck backing to trees, lower has an over sized family room with a fireplace which leads to a patio. Schedule showing online.

15. 2021-11-12
    soldstatus $269,500
16. 2019-07-19
    soldstatus $310,000
17. 2019-07-08
    soldstatus $310,000 Closed 644-char remark

    Show marketing remark (644 chars)

    Charming Split Foyer in a beautiful sought after neighborhood. Bring your pickiest buyer to see this lovely, well kept 4 bedroom/3 full baths split foyer in this quiet sought after neighborhood. Natural sun light flows throughout. Separate living room/eat in kitchen/formal dining room that opens to an upper level deck. Two bedrooms and full bath lower level; large family room/w fireplace opens to patio and flat tree-lined back yard excellent for entertaining. Use your vision to make it your very own. Being sold "As Is. " Great location near AAFB, 495, and Branch Ave Metro. No HOA!!!

18. 2019-06-11
    status Pending 644-char remark

    Show marketing remark (644 chars)

    Charming Split Foyer in a beautiful sought after neighborhood. Bring your pickiest buyer to see this lovely, well kept 4 bedroom/3 full baths split foyer in this quiet sought after neighborhood. Natural sun light flows throughout. Separate living room/eat in kitchen/formal dining room that opens to an upper level deck. Two bedrooms and full bath lower level; large family room/w fireplace opens to patio and flat tree-lined back yard excellent for entertaining. Use your vision to make it your very own. Being sold "As Is. " Great location near AAFB, 495, and Branch Ave Metro. No HOA!!!

19. 2019-06-05
    status Active 644-char remark

    Show marketing remark (644 chars)

    Charming Split Foyer in a beautiful sought after neighborhood. Bring your pickiest buyer to see this lovely, well kept 4 bedroom/3 full baths split foyer in this quiet sought after neighborhood. Natural sun light flows throughout. Separate living room/eat in kitchen/formal dining room that opens to an upper level deck. Two bedrooms and full bath lower level; large family room/w fireplace opens to patio and flat tree-lined back yard excellent for entertaining. Use your vision to make it your very own. Being sold "As Is. " Great location near AAFB, 495, and Branch Ave Metro. No HOA!!!

20. 2019-05-30
    historical 644-char remark

    Show marketing remark (644 chars)

    Charming Split Foyer in a beautiful sought after neighborhood. Bring your pickiest buyer to see this lovely, well kept 4 bedroom/3 full baths split foyer in this quiet sought after neighborhood. Natural sun light flows throughout. Separate living room/eat in kitchen/formal dining room that opens to an upper level deck. Two bedrooms and full bath lower level; large family room/w fireplace opens to patio and flat tree-lined back yard excellent for entertaining. Use your vision to make it your very own. Being sold "As Is. " Great location near AAFB, 495, and Branch Ave Metro. No HOA!!!

21. 2019-05-30
    listed $320,000 Active 644-char remark

    Show marketing remark (644 chars)

    Charming Split Foyer in a beautiful sought after neighborhood. Bring your pickiest buyer to see this lovely, well kept 4 bedroom/3 full baths split foyer in this quiet sought after neighborhood. Natural sun light flows throughout. Separate living room/eat in kitchen/formal dining room that opens to an upper level deck. Two bedrooms and full bath lower level; large family room/w fireplace opens to patio and flat tree-lined back yard excellent for entertaining. Use your vision to make it your very own. Being sold "As Is. " Great location near AAFB, 495, and Branch Ave Metro. No HOA!!!

22. 1987-06-26
    soldstatus $89,000

ⓘ 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: $5,684 · $474/mo
• Projected year-2 tax: $5,684 · $474/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 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $44,663
• − Mortgage interest: −$22,686
• − Property taxes: −$5,684
• − Insurance: −$2,025
• − Repairs & maintenance: −$3,573
• − Management: −$3,573
• − Depreciation: −$11,782
• Taxable loss: −$4,661
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $3,207/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

+355.1% since first listed

22 events — show timeline

• 2026-04-06 Pending — BRIGHT MLS
• 2026-03-25 Relisted — BRIGHT MLS
• 2026-02-17 Pending — BRIGHT MLS
• 2026-02-02 Price Changed $405,000 BRIGHT MLS
• 2026-01-24 Price Changed $425,000 BRIGHT MLS
• 2025-12-08 Listed $449,000 BRIGHT MLS
• 2025-11-26 Coming Soon $449,000 BRIGHT MLS
• 2024-10-10 Sold (Public Records) $432,000 Public Records
• 2024-08-30 Sold (MLS) $432,000 BRIGHT MLS
• 2024-07-10 Pending — BRIGHT MLS
• 2024-07-04 Price Changed $425,000 BRIGHT MLS
• 2024-07-02 Relisted — BRIGHT MLS
• 2024-06-05 Pending — BRIGHT MLS
• 2024-05-31 Listed $435,000 BRIGHT MLS
• 2021-11-12 Sold (Public Records) $269,500 Public Records
• 2019-07-19 Sold (Public Records) $310,000 Public Records
• 2019-07-08 Sold (MLS) $310,000 BRIGHT MLS
• 2019-06-11 Pending — BRIGHT MLS
• 2019-06-05 Relisted — BRIGHT MLS
• 2019-05-30 Listed $320,000 BRIGHT MLS
• 2019-05-30 Listing Removed — BRIGHT MLS
• 1987-06-26 Sold (Public Records) $89,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $5,684 · +5.4% YoY. Source: county tax records.