9500 Beech Park St · Westphalia, MD 20743

$89,900

2 bd · 1.0 ba · 1,020 sqft · SingleFamily · 61 Days on market

Built 2022 Good condition 2,178 sqft lot $88/sqft · 21% below area Est $113k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the charming Fernwood Mobile Home Park, this beautifully maintained 2022 Champion/Skyline manufactured home offers a perfect blend of comfort and modern living. With a spacious open floor plan, the living and dining areas are bathed in natural light, creating an inviting atmosphere for relaxation and entertaining. The interior features luxury vinyl plank flooring, plush carpeting, and recessed lighting, enhancing the warmth of the space. This home boasts two cozy bedrooms and a well-appointed full bathroom, ensuring convenience and privacy. The kitchen is a chef's delight, equipped with stainless steel appliances, including a built-in microwave, dishwasher, and stove, making meal preparation a breeze. The laundry area, conveniently located on the main floor, includes a washer and dryer for added ease. Step outside to enjoy the community's friendly ambiance, with on-street parking. The Fernwood neighborhood is known for its welcoming spirit and proximity to local amenities, including parks, shopping, dining options, and just minutes away from I495, making it an ideal place to call home. With its excellent condition, thoughtful design, and convenient location, this single-wide home is ready for you to create lasting memories. Experience the joy of living in a vibrant community that offers both comfort and convenience. Don't miss the opportunity to make this delightful residence your own!

Key facts

• 2,178 sq ft lot
• Built 2022
• Listed 61 days

Tags

• SPACIOUS OPEN FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• PROXIMITY TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 3.9% in Westphalia — 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 62/100 on livability (#323 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: schools 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.
• Market conditions: Rents rising fast (+5.9%/yr); 217 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($76k/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 $622 of loan paydown is wiped out by about $3k 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 + 5.9% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 2.95% ✓
• Cap rate: 25.92%
• Cash-on-cash: 70.09%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (median comp): $113,345
• List price: $89,900
• Delta: -20.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9402 Beech Park St	0.03mi	2/1.0	1,120 (+10%)	1mo	$79,900	$71	81
1817 Elmwood Park Dr	0.13mi	3/2.0 (+1)	1,000 (-2%)	15mo	$101,000	$101	69
9520 Dogwood Park St	0.13mi	2/2.0	1,100 (+8%)	11mo	$87,000	$79	68

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 · 5.9% rent growth · sell at horizon

5-year hold

• IRR: 72.9%
• Equity multiple: 4.46×
• Total profit: $87,068
• Equity at exit: $13,404

10-year hold

• IRR: 77.6%
• Equity multiple: 10.18×
• Total profit: $231,187
• Equity at exit: $7,773

Cash invested: $25,172 (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 20743

• Rents YoY: 5.9%
• Active inventory: 217
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,648 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,470

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 39%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 Fernwood Dr Upper Marlboro, MD	3.0	2.5	1448	$3,350	$2.31	5d	1	0.21mi
8844 Ritchboro Rd District Heights, MD	3.0	2.5	1498	$2,600	$1.74	16d	1	0.59mi
8839 Ritchboro Rd District Heights, MD	3.0	2.5	1292	$2,850	$2.21	43d	1	0.61mi
1786 Forest Park Dr Unit 1 District Heights, MD	3.0	1.5	1184	$2,300	$1.94	5d	1	0.62mi
601 S Harry Truman Dr Largo, MD	1.0–2.0	1.0–2.0	1009	$2,765	$2.74	1d	16	1.27mi
702 Anoosh Ct Upper Marlboro, MD	3.0	2.5	1452	$3,000	$2.07	43d	1	1.38mi

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 61 DOM
2. 2026-06-17
   days on market $89,900 Active 60 DOM
3. 2026-06-16
   days on market $89,900 Active 59 DOM
4. 2026-06-15
   days on market $89,900 Active 58 DOM
5. 2026-06-13
   days on market $89,900 Active 56 DOM
6. 2026-06-10
   days on market $89,900 Active 52 DOM
7. 2026-06-08
   days on market $89,900 Active 51 DOM
8. 2026-06-07
   days on market $89,900 Active 50 DOM
9. 2026-06-04
   days on market $89,900 Active 47 DOM
10. 2026-06-03
    days on market $89,900 Active 46 DOM
11. 2026-06-02
    days on market $89,900 Active 45 DOM
12. 2026-06-01
    days on market $89,900 Active 44 DOM
13. 2026-05-31
    days on market $89,900 Active 43 DOM
14. 2026-04-18
    listed $94,900 Active 1419-char remark

    Show marketing remark (1419 chars)

    Nestled in the charming Fernwood Mobile Home Park, this beautifully maintained 2022 Champion/Skyline manufactured home offers a perfect blend of comfort and modern living. With a spacious open floor plan, the living and dining areas are bathed in natural light, creating an inviting atmosphere for relaxation and entertaining. The interior features luxury vinyl plank flooring, plush carpeting, and recessed lighting, enhancing the warmth of the space. This home boasts two cozy bedrooms and a well-appointed full bathroom, ensuring convenience and privacy. The kitchen is a chef's delight, equipped with stainless steel appliances, including a built-in microwave, dishwasher, and stove, making meal preparation a breeze. The laundry area, conveniently located on the main floor, includes a washer and dryer for added ease. Step outside to enjoy the community's friendly ambiance, with on-street parking. The Fernwood neighborhood is known for its welcoming spirit and proximity to local amenities, including parks, shopping, dining options, and just minutes away from I495, making it an ideal place to call home. With its excellent condition, thoughtful design, and convenient location, this single-wide home is ready for you to create lasting memories. Experience the joy of living in a vibrant community that offers both comfort and convenience. Don't miss the opportunity to make this delightful residence your own!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,771
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − Depreciation: −$2,615
• Taxable income: $17,239
• Est. tax owed @ 24.0%: −$4,137
• After-tax cash flow: $13,507/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2022 Champion/Skyline manufactured home is in excellent condition with a good condition score of 80. It offers a spacious open floor plan, modern appliances, and a well-maintained exterior. The home is move-in ready and would benefit from minor updates to increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replacing carpet with hardwood flooring — Improves durability and adds value
• Both Upgrading kitchen appliances — Modernizes the space and adds value
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing carpet with hardwood flooring — Improves durability and adds value ↑
• Both Upgrading kitchen appliances — Modernizes the space and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Westphalia

• Score: 62/100
• State rank: #323
• US rank: #17002

Category grades

Amenities F Commute F Cost of living F 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: Westphalia, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 41,093
• Household income: $76,466
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1418.0

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% Hispanic / Latino 16% Two or more races 4% White 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Foreign-born: 16% · Canada
• Languages at home: 81% English-only · Spanish 13% 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: ▼ -311.97%
• Current HPI: 335.5152
• Rent YoY: ▲ 5.90%
• 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

1 event — show timeline

• 2026-04-18 Listed $94,900 BRIGHT MLS