5001 Glassmanor Dr · Glassmanor, MD 20745

$260,000

4 bd · 1.5 ba · 1,470 sqft · Other public records · 2 Days on market

Built 1960

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Home sold AS IS; was a rental Corner Lot. & Acirc; & nbsp; 4 nice size Bedrooms with Large closets; & Acirc; & nbsp; 2 full and 1/2 Baths Living room, separate dining room/w-pass through, Kitchen Stainless steel appliances, tile kitchen flooring, Wood floors/and under carpet, Large, finished basement with full bath, laundry room, large backyard, cement patio Near National Harbor and Shopping. & Acirc; & nbsp; Recent professional comments, & quot; GOOD BONES, & quot; Updating needed, Lots of potential. & Acirc; & nbsp; Price has been reduced accordingly.

Key facts

• Wood floors
• Large backyard
• Finished basement

Tags

• CORNER LOT
• STAINLESS STEEL APPLIANCES
• TILE KITCHEN FLOORING
• WOOD FLOORS
• FINISHED BASEMENT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 7.8% vs local median 4.2% in Glassmanor — 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 67/100 on livability (#221 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, schools B, employment B; Watch: health & safety C-, crime F, 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: Rents soft (-0.8%/yr); 221 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 43% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $37k; list at $260k implies a 603% gain — meaningful room to come down on a strong offer.

Recommended offer $260,000

Questions for the listing agent

1. Built in 1960 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F 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: 1.04% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-29,308
• Equity at exit: $38,767

10-year hold

• IRR: -7.4%
• Equity multiple: 0.60×
• Total profit: $-29,364
• Equity at exit: $22,480

Cash invested: $72,800 (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 20745

• Rents YoY: -0.8%
• Active inventory: 221
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,716 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$348 /mo · $4,178/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $325

Break-even live

Break-even rent $2,304

Max offer price $260,000

Occupancy floor 83%

Sensitivity live

Price	-10% $473	-5% $399	+0% $325	+5% $252	+10% $178
Rent	-10% $111	-5% $218	+0% $325	+5% $433	+10% $540
Rate	-1.0pp $456	-0.5pp $392	base $325	+0.5pp $258	+1.0pp $190

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Audrey Ln Oxon Hill, MD	3.0	2.0	1344	$2,500	$1.86	19d	1	0.18mi
625 Audrey Ln Oxon Hill, MD	3.0	1.0–2.0	865	$1,887	$2.18	22d	1	0.29mi
4935 Wall Flower Way Oxon Hill, MD	3.0	3.0	1320	$2,750	$2.08	21d	1	0.30mi
1306 Sutler Ter Oxon Hill, MD	4.0	2.5	1320	$3,079	$2.33	3d	1	0.34mi
5400 Livingston Ter Oxon Hill, MD	2.0–3.0	1.0–1.5	1175	$1,890	$1.61	0d	5	0.35mi
4805 Springmaid Ln Oxon Hill, MD	3.0	2.5	1296	$2,600	$2.01	19d	1	0.39mi
1636 Deep Gorge Ct Oxon Hill, MD	3.0	3.5	1332	$2,750	$2.06	44d	1	0.47mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,600	$1.90	3d	65	0.50mi
5507 Sachem Dr Oxon Hill, MD	4.0	3.0	1299	$2,900	$2.23	44d	1	0.59mi
911 Bellevue St SE Washington, DC	4.0	2.0	1820	$3,400	$1.87	25d	1	0.79mi
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$2,130	$2.24	3d	10	0.84mi
4306 Halley Ter SE Unit 1 Washington, DC	4.0	2.0	1270	$3,000	$2.36	11d	1	0.85mi
44 Forrester St SW Unit 3 Washington, DC	3.0	2.0	1200	$2,450	$2.04	25d	1	0.85mi
4285 S Capitol St SW Washington, DC	3.0	3.5	1152	$3,500	$3.04	15d	1	0.95mi
4281 S Capitol St SW Washington, DC	3.0	3.5	1412	$2,900	$2.05	25d	1	0.95mi
819 Quade St Oxon Hill, MD	3.0	1.5	1500	$3,100	$2.07	44d	1	0.96mi
6039 Livingston Rd Oxon Hill, MD	3.0	2.5	1200	$2,500	$2.08	44d	1	0.96mi
3930 1st St SE Unit 301 Washington, DC	3.0	1.0	900	$2,200	$2.44	25d	1	0.99mi
147 Mississippi Ave SE Washington, DC	4.0	2.0	1459	$2,795	$1.92	22d	1	1.07mi
1121 Varney St SE Washington, DC	3.0	3.5	1400	$3,000	$2.14	25d	1	1.08mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$2,557	$3.27	14d	1	1.08mi
4334 Martin Luther King Jr Ave SW Washington, DC	3.0	2.0	1323	$3,200	$2.42	25d	1	1.11mi
3968 Martin Luther King Junior Ave SW Unit 1 Washington, DC	5.0	3.0	1500	$7,000	$4.67	25d	1	1.16mi
1439 Southern Ave SE Oxon Hill, MD	2.0–3.0	1.0–2.0	1080	$2,342	$2.17	44d	1	1.21mi
10 Halley Pl SE Washington, DC	2.0–3.0	1.0	906	$2,400	$2.65	25d	3	1.24mi
742 Congress St SE Washington, DC	3.0	2.5	1744	$3,000	$1.72	17d	1	1.33mi
5123 Boulder Dr Unit 1546376P Oxon Hill, MD	4.0	2.0	1593	$3,586	$2.25	13d	1	1.34mi
2401 W Rosecroft Village Cir Oxon Hill, MD	3.0	1.5	1160	$2,650	$2.28	25d	1	1.47mi
3325 13th St SE Apt 1 Washington, DC	3.0	1.0	902	$2,500	$2.77	2d	1	1.49mi
3325 13th St SE Apt 12 Washington, DC	3.0	1.0	901	$2,500	$2.77	25d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $260,000 Active 2 DOM
2. 2026-06-17
   remarks 559-char remark
3. 2026-06-17
   listed $260,000 Active 1 DOM

ⓘ 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: $4,178 · $348/mo
• Projected year-2 tax: $4,178 · $348/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,588
• − Mortgage interest: −$14,564
• − Property taxes: −$4,178
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − Depreciation: −$7,564
• Taxable loss: −$232
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $3,961/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 — Glassmanor

• Score: 67/100
• State rank: #221
• US rank: #11088

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glassmanor, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 28,605
• Household income: $75,236
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1770.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 56% Hispanic / Latino 30% White 6% Two or more races 6% Asian 4% Native American 1%
• Common ancestry: Scotch-Irish 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 67% English-only · Spanish 26% Tagalog/Filipino 2% Russian/Polish/Slavic 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: ▼ -250.85%
• Current HPI: 300.5172
• Rent YoY: ▼ -0.80%
• 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

+602.7% since first listed

2 events — show timeline

• 2026-06-17 Listed $260,000 FSBO.com
• 1975-11-06 Sold (Public Records) $37,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,178 · +3.7% YoY. Source: county tax records.