6317 Hellen Lee Dr · Clinton, MD 20735

$419,900

4 bd · 3.0 ba · 950 sqft · SingleFamily public records · 55 Days on market

Built 1977 10,769 sqft lot $442/sqft · at area comps Est $433k · 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 +15.6/30.0
• ARV discount +8.9/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• 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

Well-Maintained Split Foyer with Updates and Spacious Yard. Proudly owned and maintained since 2002, this split foyer home reflects years of care and numerous improvements throughout. Features include new 6-panel doors, newer appliances, and five ceiling fans. The home offers a functional layout with comfortable living spaces and great natural light. Enjoy outdoor living in the large, fully fenced backyard, perfect for entertaining, pets, or relaxing. Conveniently located near shopping, dining, and major commuter routes, this property offers both value and opportunity.

Key facts

• 0.25 acre lot
• Built 1977
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $368k (12.5% below list).
• Recommended offer: $368k (12.5% 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: Waldon Woods Elementary (math 4% / reading 11%, grade F, #681 of 860 statewide, top 81%, 529 students, 70% FRL); Stephen Decatur Middle (math 3% / reading 24%, grade F, #198 of 225 statewide, top 88%, 781 students, 70% FRL); Surrattsville High (math 2% / reading 27%, grade F, #185 of 222 statewide, top 85%, 772 students, 60% FRL).
• Market conditions: 124 active listings in the ZIP; 2 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 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 $13k 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 55 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $160k; list at $420k implies a 162% 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 $367,585 (12.5% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (median comp): $433,224
• List price: $419,900
• Delta: -3.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9511 Small Dr	0.44mi	4/2.0	1,080 (+14%)	18mo	$390,000	$361	38

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-56,791
• Equity at exit: $62,608

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-35,110
• Equity at exit: $36,305

Cash invested: $117,572 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,676 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$349 /mo · $4,194/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $177

Break-even live

Break-even rent $3,451

Max offer price $419,900

Occupancy floor 90%

Sensitivity live

Price	-10% $415	-5% $296	+0% $177	+5% $59	+10% $-60
Rent	-10% $-113	-5% $32	+0% $177	+5% $323	+10% $468
Rate	-1.0pp $389	-0.5pp $284	base $177	+0.5pp $69	+1.0pp $-42

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6004 Clinton Way Clinton, MD	4.0	1.5	1028	$2,850	$2.77	45d	1	1.04mi
6907 Fulford St Clinton, MD	4.0	3.0	1125	$3,500	$3.11	20d	1	1.42mi

Listing history 25 events

1. 2026-06-21
   statusdays on market $419,900 Pending 55 DOM
2. 2026-06-18
   days on market $419,900 Active 53 DOM
3. 2026-06-17
   days on market $419,900 Active 52 DOM
4. 2026-06-16
   days on market $419,900 Active 51 DOM
5. 2026-06-15
   days on market $419,900 Active 50 DOM
6. 2026-06-13
   days on market $419,900 Active 48 DOM
7. 2026-06-10
   days on market $419,900 Active 44 DOM
8. 2026-06-08
   days on market $419,900 Active 43 DOM
9. 2026-06-07
   days on market $419,900 Active 42 DOM
10. 2026-06-04
    days on market $419,900 Active 39 DOM
11. 2026-06-03
    days on market $419,900 Active 38 DOM
12. 2026-06-02
    days on market $419,900 Active 37 DOM
13. 2026-06-01
    days on market $419,900 Active 36 DOM
14. 2026-05-31
    days on market $419,900 Active 35 DOM
15. 2026-05-08
    status Active 575-char remark

    Show marketing remark (575 chars)

    Well-Maintained Split Foyer with Updates and Spacious Yard. Proudly owned and maintained since 2002, this split foyer home reflects years of care and numerous improvements throughout. Features include new 6-panel doors, newer appliances, and five ceiling fans. The home offers a functional layout with comfortable living spaces and great natural light. Enjoy outdoor living in the large, fully fenced backyard, perfect for entertaining, pets, or relaxing. Conveniently located near shopping, dining, and major commuter routes, this property offers both value and opportunity.

16. 2026-05-03
    status Pending 575-char remark

    Show marketing remark (575 chars)

    Well-Maintained Split Foyer with Updates and Spacious Yard. Proudly owned and maintained since 2002, this split foyer home reflects years of care and numerous improvements throughout. Features include new 6-panel doors, newer appliances, and five ceiling fans. The home offers a functional layout with comfortable living spaces and great natural light. Enjoy outdoor living in the large, fully fenced backyard, perfect for entertaining, pets, or relaxing. Conveniently located near shopping, dining, and major commuter routes, this property offers both value and opportunity.

17. 2026-04-17
    listed $419,900 Active 575-char remark

    Show marketing remark (575 chars)

    Well-Maintained Split Foyer with Updates and Spacious Yard. Proudly owned and maintained since 2002, this split foyer home reflects years of care and numerous improvements throughout. Features include new 6-panel doors, newer appliances, and five ceiling fans. The home offers a functional layout with comfortable living spaces and great natural light. Enjoy outdoor living in the large, fully fenced backyard, perfect for entertaining, pets, or relaxing. Conveniently located near shopping, dining, and major commuter routes, this property offers both value and opportunity.

18. 2026-04-11
    historical $419,900 575-char remark

    Show marketing remark (575 chars)

    Well-Maintained Split Foyer with Updates and Spacious Yard. Proudly owned and maintained since 2002, this split foyer home reflects years of care and numerous improvements throughout. Features include new 6-panel doors, newer appliances, and five ceiling fans. The home offers a functional layout with comfortable living spaces and great natural light. Enjoy outdoor living in the large, fully fenced backyard, perfect for entertaining, pets, or relaxing. Conveniently located near shopping, dining, and major commuter routes, this property offers both value and opportunity.

19. 2002-06-25
    soldstatus $160,000
20. 2002-05-24
    soldstatus $160,000
21. 2002-05-06
    historical
22. 2002-04-15
    listed $160,000
23. 2001-07-23
    historical
24. 2001-06-28
    listed
25. 1996-10-02
    soldstatus $126,900

ⓘ 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: $4,194 · $349/mo
• Projected year-2 tax: $4,385 · $365/mo
• Expected delta: +$192/yr (+$16/mo · 4.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 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: $44,110
• − Mortgage interest: −$23,521
• − Property taxes: −$4,194
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,529
• − Management: −$3,529
• − Depreciation: −$12,215
• Taxable loss: −$4,977
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $3,324/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

+230.9% since first listed

11 events — show timeline

• 2026-05-08 Relisted — BRIGHT MLS
• 2026-05-03 Pending — BRIGHT MLS
• 2026-04-17 Listed $419,900 BRIGHT MLS
• 2026-04-11 Coming Soon $419,900 BRIGHT MLS
• 2002-06-25 Sold (Public Records) $160,000 Public Records
• 2002-05-24 Sold (MLS) $160,000 MRIS
• 2002-05-06 Delisted — MRIS
• 2002-04-15 Listed $160,000 MRIS
• 2001-07-23 Delisted — MRIS
• 2001-06-28 Listed — MRIS
• 1996-10-02 Sold (Public Records) $126,900 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,194 · +3.4% YoY. Source: county tax records.