8613 Binghampton Pl · Marlton, MD 20772

$350,000

3 bd · 2.0 ba · 1,353 sqft · Townhouse public records · 21 Days on market

Built 1971 3,366 sqft lot $259/sqft · at area comps Est $355k · at est. $72/mo HOA · 2% of rent

---

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 +13.1/30.0
• ARV discount +8.1/15.0
• Rent growth +5.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

Key facts

• Access to schools
• Access to parks
• 5ft wraparound fence

Tags

• BRIGHT AND SPACIOUS INTERIOR
• 5FT WRAPAROUND FENCE
• CONVENIENT ACCESS TO SHOPPING
• ACCESS TO PARKS
• ACCESS TO SCHOOLS
• ACCESS TO DINING

Property features AI

Finance

• HOA & community: HOA fee of $72 per month

Exterior

• Parking: Parking lot with 2 spaces (total 2 garage/parking spaces)
• Utilities: Public water; Public sewer; Electric power
• Home design: End of row townhouse; Fee simple ownership
• Construction: Frame construction; Permanent foundation; Above grade and below grade structures
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Stove; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Electric heating fuel; Electric cooling (other type)
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer; Dryer; Natural gas hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $-11 ($-136/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (13.2% below list).
• Recommended offer: $304k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Marlton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#224 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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: Marlton Elementary (math 2% / reading 12%, grade F, #699 of 860 statewide, top 84%, 309 students, 62% FRL); James Madison Middle (math 4% / reading 27%, grade F, #190 of 225 statewide, top 85%, 873 students, 62% FRL); Frederick Douglass High (math 18% / reading 40%, grade F, #157 of 222 statewide, top 71%, 1,159 students, 47% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising fast (+9.8%/yr); 313 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $2k of loan paydown is wiped out by about $10k 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 21 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $210k; list at $350k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $303,675 (13.2% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.87% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $354,744
• List price: $350,000
• Delta: -1.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9093 Florin Way	0.41mi	3/1.5	1,378 (+2%)	1mo	$340,000	$247	75
12608 Marlton Center Dr	0.32mi	4/3.5 (+1)	1,374 (+2%)	2mo	$375,000	$273	70
8604 Binghampton Pl	0.05mi	3/2.5	1,540 (+14%)	6mo	$367,000	$238	67
12921 Marlton Center Dr	0.48mi	3/2.5	1,360 (+0%)	9mo	$420,000	$309	67
8500 Biscayne Ct	0.11mi	2/3.5 (-1)	1,468 (+8%)	4mo	$365,000	$249	66
12824 Town Center Way	0.28mi	3/2.5	1,504 (+11%)	2mo	$400,000	$266	65
8636 Binghampton Pl	0.07mi	3/2.5	1,540 (+14%)	9mo	$355,000	$231	64
8603 Sweet Rose Ct	0.51mi	3/2.5	1,384 (+2%)	8mo	$410,000	$296	64
12819 Carousel Ct	0.42mi	3/3.0	1,408 (+4%)	9mo	$380,000	$270	62
12528 Woodstock Dr E	0.11mi	4/2.5 (+1)	1,540 (+14%)	4mo	$325,000	$211	62
8912 Woodstock Dr W	0.24mi	3/2.5	1,540 (+14%)	3mo	$350,000	$227	61
8901 Grandhaven Ave	0.58mi	3/1.5	1,458 (+8%)	10mo	$350,000	$240	50

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: -11.1%
• Equity multiple: 0.58×
• Total profit: $-41,345
• Equity at exit: $52,186

10-year hold

• IRR: 4.2%
• Equity multiple: 1.37×
• Total profit: $36,279
• Equity at exit: $30,262

Cash invested: $98,000 (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: 313
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,037 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$357 /mo · $4,285/yr
• Insurance: −$146
• HOA: −$72
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-11

Break-even live

Break-even rent $3,051

Max offer price $348,005

Occupancy floor 95%

Sensitivity live

Price	-10% $187	-5% $88	+0% $-11	+5% $-110	+10% $-209
Rent	-10% $-251	-5% $-131	+0% $-11	+5% $109	+10% $229
Rate	-1.0pp $165	-0.5pp $78	base $-11	+0.5pp $-102	+1.0pp $-194

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12705 Town Center Way Upper Marlboro, MD	3.0	2.5	1240	$2,700	$2.18	20d	1	0.26mi
12605 Trumbull Dr Upper Marlboro, MD	3.0	2.5	1422	$2,500	$1.76	6d	1	0.28mi
12825 Town Center Way Upper Marlboro, MD	3.0	2.5	1854	$2,900	$1.56	45d	1	0.30mi
11904 N Marlton Ave Upper Marlboro, MD	4.0	3.0	1444	$2,900	$2.01	14d	1	0.30mi
9023 Florin Way Upper Marlboro, MD	3.0	1.5	1268	$3,190	$2.52	45d	1	0.36mi
12902 Woods View St Upper Marlboro, MD	3.0	3.5	1360	$2,695	$1.98	14d	1	0.47mi
8516 Grandhaven Ave Upper Marlboro, MD	3.0	2.5	1332	$2,900	$2.18	14d	1	0.49mi
8605 Sweet Rose Ct Upper Marlboro, MD	3.0	3.5	1600	$3,200	$2.00	0d	1	0.51mi
8605 Sweet Rose Ct Upper Marlboro, MD	3.0	3.5	1600	$3,200	$2.00	6d	1	0.51mi

HOA detail

• Monthly dues: $72 · $864/yr

Listing history 21 events

1. 2026-06-17
   status $350,000 Pending 21 DOM
2. 2026-06-07
   statusdays on market $350,000 Active Under Contract 21 DOM
3. 2026-06-04
   days on market $350,000 Active 20 DOM
4. 2026-06-03
   days on market $350,000 Active 19 DOM
5. 2026-06-02
   days on market $350,000 Active 18 DOM
6. 2026-06-01
   days on market $350,000 Active 17 DOM
7. 2026-05-31
   days on market $350,000 Active 16 DOM
8. 2026-05-15
   listed $350,000 Active 1842-char remark
9. 2017-03-01
   soldstatus $210,000
10. 2016-10-27
    soldstatus $210,000 348-char remark

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

11. 2016-10-27
    soldstatus $210,000 Sold

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

12. 2016-10-13
    status Contract

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

13. 2016-10-04
    price $210,000

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

14. 2016-10-04
    status Active

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

15. 2016-08-19
    status Contract

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

16. 2016-08-14
    status Active

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

17. 2016-07-19
    status Contract

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

18. 2016-07-19
    price $215,000

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

19. 2016-07-12
    listed $209,000 Active

    Show marketing remark (348 chars)

    Totally renovated Townhome!!! All new kitchen w/ beautiful designer glass tile back-splash, appliances, cabinets, counter tops, etc. All new baths, new roof, new windows, new doors, lights, paint and carpet. Entire upper level is a spacious master bedroom w/ full bath & walk-in closet. Open living room and dining room area. Fenced backyard.

20. 1984-05-11
    soldstatus $56,926
21. 1979-05-14
    soldstatus $46,500

ⓘ 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: $4,285 · $357/mo
• Projected year-2 tax: $4,285 · $357/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 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: $36,441
• − Mortgage interest: −$19,605
• − Property taxes: −$4,285
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − HOA: −$864
• − Depreciation: −$10,182
• Taxable loss: −$6,075
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $1,323/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

+652.7% since first listed

16 events — show timeline

• 2026-06-16 Pending — BRIGHT MLS
• 2026-06-05 Contingent — BRIGHT MLS
• 2026-05-15 Listed $350,000 BRIGHT MLS
• 2017-03-01 Sold (Public Records) $210,000 Public Records
• 2016-10-27 Sold (MLS) $210,000 MRIS
• 2016-10-27 Sold (MLS) $210,000 BRIGHT MLS
• 2016-10-13 Pending — MRIS
• 2016-10-04 Price Changed $210,000 MRIS
• 2016-10-04 Relisted — MRIS
• 2016-08-19 Pending — MRIS
• 2016-08-14 Relisted — MRIS
• 2016-07-19 Pending — MRIS
• 2016-07-19 Price Changed $215,000 MRIS
• 2016-07-12 Listed $209,000 MRIS
• 1984-05-11 Sold (Public Records) $56,926 Public Records
• 1979-05-14 Sold (Public Records) $46,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,285 · +8.3% YoY. Source: county tax records.