16335 Pewter Ln · Bowie, MD 20716

$340,000

3 bd · 1.5 ba · 1,108 sqft · Townhouse public records · 4 Days on market

Built 1987 2,054 sqft lot Est $341k · at est. $96/mo HOA · 3% of rent

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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 +14.9/30.0
• ARV discount +7.7/15.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming end-unit duplex featuring 3 bedrooms and 2.5 bathrooms. The main level offers a spacious living area with a cozy wood-burning fireplace, perfect for relaxing evenings at home. The large kitchen provides ample space with room for a table, making it ideal for everyday dining. Sliding glass doors lead to the deck, creating an easy flow for outdoor enjoyment. A convenient powder room and full-size washer and dryer (5 years old) complete the main level. Upstairs, you’ll find three bedrooms and two full bathrooms, including a private primary bath. The end-unit location provides added natural light and a more open feel. An attic with pull down stairs, two large close

Key facts

• $96 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee covering common area maintenance, management and snow removal; Community amenities include common grounds, tennis courts and playground

Exterior

• Parking: Two assigned paved parking spaces; Free assigned parking
• Utilities: Public water; Public sewer; Municipal trash service; Electric hot water
• Home design: End-of-row townhouse; Fee simple ownership; Building not winterized
• Construction: Frame construction; Slab foundation
• Exterior features: Deck(s); Sidewalks; Street lights; Corner lot with front, rear and side yards; Community in-ground pool

Interior

• Kitchen: Eat-in kitchen with table space; Dishwasher; Disposal; Icemaker; Microwave; Refrigerator; Stove
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Carpet
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Electric heating and cooling systems
• Interior features: Traditional floor plan; Ceiling fans; Drywall walls and ceilings; Tub with shower; Master bath
• Laundry & utility: Washer and dryer in unit on the main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $340k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $319k (6.3% below list).
• Recommended offer: $319k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% in Bowie — 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 71/100 on livability (#159 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: health & safety C-, 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: Pointer Ridge Elementary (math 8% / reading 22%, grade F, #463 of 860 statewide, top 55%, 318 students, 58% FRL); Benjamin Tasker Middle School (math 11% / reading 41%, grade F, #91 of 225 statewide, top 42%, 1,044 students, 52% FRL); Bowie High (math 31% / reading 73%, grade D+, #100 of 222 statewide, top 47%, 2,460 students, 48% FRL) — zoned schools at 53% FRL track the district average.
• Zoned-school proficiency averages 31% at this address vs 16% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Prince George'S County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.6%/yr); 172 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 31% of the median local income ($125k/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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; list at $340k implies a 224% 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 $318,557 (6.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $341,264
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16420 Pennsbury Dr	0.13mi	3/2.0	1,120 (+1%)	7mo	$360,000	$321	84
905 Pleasant Hill Ln	0.13mi	2/3.0 (-1)	1,120 (+1%)	1mo	$375,000	$335	81
1120 Pewter Ct	0.08mi	3/1.5	1,240 (+12%)	1mo	$370,000	$298	76
1112 Patriot Ln	0.05mi	3/1.5	1,160 (+5%)	20mo	$330,000	$284	73
908 Pleasant Hill Ln	0.14mi	3/1.5	1,120 (+1%)	24mo	$332,000	$296	72
935 Pleasant Hill Ln	0.09mi	2/2.5 (-1)	1,120 (+1%)	16mo	$345,000	$308	71
1104 Pewter Ct	0.09mi	2/2.5 (-1)	1,240 (+12%)	0mo	$365,000	$294	66
913 Pleasant Hill Ln	0.11mi	3/2.0	1,160 (+5%)	24mo	$359,900	$310	65
1211 Patriot Ln	0.14mi	2/2.5 (-1)	1,160 (+5%)	19mo	$361,999	$312	61
16321 Pewter Ln	0.04mi	2/2.5 (-1)	1,240 (+12%)	17mo	$320,000	$258	55

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-43,587
• Equity at exit: $50,695

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-7,401
• Equity at exit: $29,397

Cash invested: $95,200 (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 20716

• Rents YoY: 4.6%
• Active inventory: 172
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,186 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$399 /mo · $4,788/yr
• Insurance: −$142
• HOA: −$96
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $97

Break-even live

Break-even rent $3,063

Max offer price $340,000

Occupancy floor 92%

Sensitivity live

Price	-10% $289	-5% $193	+0% $97	+5% $1	+10% $-96
Rent	-10% $-155	-5% $-29	+0% $97	+5% $223	+10% $349
Rate	-1.0pp $268	-0.5pp $183	base $97	+0.5pp $9	+1.0pp $-81

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Lawndale Dr Bowie, MD	3.0	2.5	1454	$3,399	$2.34	7d	1	0.61mi
620 Fairmont Dr Bowie, MD	1.0–3.0	1.0–2.0	1167	$3,410	$2.92	0d	38	0.92mi

HOA detail

• Monthly dues: $96 · $1,152/yr

Listing history 16 events

1. 2026-06-21
   days on market $340,000 Active 4 DOM
2. 2026-06-18
   statusdays on market $340,000 Active 1 DOM
3. 2026-06-17
   days on market $340,000 Coming Soon 32 DOM
4. 2026-06-16
   days on market $340,000 Coming Soon 31 DOM
5. 2026-06-15
   days on market $340,000 Coming Soon 30 DOM
6. 2026-06-13
   days on market $340,000 Coming Soon 28 DOM
7. 2026-06-10
   days on market $340,000 Coming Soon 24 DOM
8. 2026-06-08
   days on market $340,000 Coming Soon 23 DOM
9. 2026-06-07
   days on market $340,000 Coming Soon 22 DOM
10. 2026-06-04
    days on market $340,000 Coming Soon 19 DOM
11. 2026-06-03
    days on market $340,000 Coming Soon 18 DOM
12. 2026-06-02
    days on market $340,000 Coming Soon 17 DOM
13. 2026-06-01
    days on market $340,000 Coming Soon 16 DOM
14. 2026-05-31
    days on market $340,000 Coming Soon 15 DOM
15. 2026-05-16
    historical $340,000
16. 1988-09-28
    soldstatus $105,000

ⓘ 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: $4,788 · $399/mo
• Projected year-2 tax: $4,788 · $399/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 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,227
• − Mortgage interest: −$19,045
• − Property taxes: −$4,788
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,058
• − Management: −$3,058
• − HOA: −$1,152
• − Depreciation: −$9,891
• Taxable loss: −$4,466
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $2,235/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 — Bowie

• Score: 71/100
• State rank: #159
• US rank: #7194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowie, MD
• County: Prince Georges County · 919,866 people
• City population: 105,324
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 22,362
• Household income: $125,034
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 913.0

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 (67%)
• Race & ethnicity: Black 67% White 17% Hispanic / Latino 9% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Swiss 1% Slovak 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 81% English-only · Spanish 7% French/Haitian/Cajun 3% 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: ▼ -302.27%
• Current HPI: 285.1976
• Rent YoY: ▲ 4.61%
• 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

+223.8% since first listed

2 events — show timeline

• 2026-05-16 Coming Soon $340,000 BRIGHT MLS
• 1988-09-28 Sold (Public Records) $105,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,788 · +8.9% YoY. Source: county tax records.