1003 Marcy Ave Unit B302 · Glassmanor, MD 20745

$139,500

2 bd · 1.0 ba · 1,071 sqft · Condo public records · 27 Days on market

Built 1965 $400/mo HOA · 21% of rent

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Why this score? — see what drove the C- 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 +20.2/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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 MLS

2 Bedroom Condo minutes to National Harbor, Downtown D. C and Metro. This condo features gleaming hardwood floors, gorgeous granite counter tops, stainless steel appliances, washer and dryer combo, maple cabinets and more!

Key facts

• $400 HOA
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• 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+, 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.
• Zoned schools: Potomac High (math 8% / reading 27%, grade F, #179 of 222 statewide, top 82%, 1,253 students, 76% FRL) — zoned schools average 76% FRL vs 53% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 223 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 30% 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 $964 of loan paydown is wiped out by about $4k 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 27 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $72k; list at $140k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,407 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 6.1

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-16,712
• Equity at exit: $20,800

10-year hold

• IRR: -10.6%
• Equity multiple: 0.47×
• Total profit: $-20,576
• Equity at exit: $12,061

Cash invested: $39,060 (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: 223
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$732
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$58
• HOA: −$400
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $176

Break-even live

Break-even rent $1,671

Max offer price $139,500

Occupancy floor 86%

Sensitivity live

Price	-10% $255	-5% $215	+0% $176	+5% $136	+10% $97
Rent	-10% $26	-5% $101	+0% $176	+5% $251	+10% $325
Rate	-1.0pp $246	-0.5pp $211	base $176	+0.5pp $140	+1.0pp $103

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 Livingston Ter Oxon Hill, MD	2.0–3.0	1.0–1.5	1175	$1,650	$1.40	0d	5	0.19mi
1002 Kennebec St Oxon Hill, MD	1.0–2.0	1.0–1.5	871	$1,921	$2.20	2d	12	0.21mi
625 Audrey Ln Oxon Hill, MD	3.0	1.0–2.0	865	$1,653	$1.91	23d	1	0.38mi
4935 Wall Flower Way Oxon Hill, MD	3.0	3.0	1320	$2,750	$2.08	21d	1	0.41mi
716 Audrey Ln Oxon Hill, MD	3.0	2.0	1344	$2,500	$1.86	19d	1	0.42mi
1636 Deep Gorge Ct Oxon Hill, MD	3.0	3.5	1332	$2,750	$2.06	44d	1	0.52mi
607 Southern Ave SE Oxon Hill, MD	2.0	1.0	900	$1,199	$1.33	21d	1	0.59mi
4805 Springmaid Ln Oxon Hill, MD	3.0	2.5	1296	$2,600	$2.01	19d	1	0.68mi
6039 Livingston Rd Oxon Hill, MD	3.0	2.5	1200	$2,500	$2.08	44d	1	0.69mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,329	$1.76	25d	10	0.70mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,827	$2.91	0d	55	0.70mi
819 Quade St Oxon Hill, MD	3.0	1.5	1500	$3,100	$2.07	44d	1	0.70mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	3d	65	0.78mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	25d	1	0.87mi
146 Joliet St Unit B Washington, DC	2.0	1.0	800	$1,700	$2.12	25d	1	0.87mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	25d	1	0.88mi
625 Chesapeake St SE #205 Washington, DC	2.0	1.0	773	$1,400	$1.81	25d	1	0.89mi
625A Chesapeake St SE Unit 101 Washington, DC	2.0	1.0	768	$1,400	$1.82	25d	1	0.90mi
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	25d	1	0.91mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	25d	1	0.92mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	19d	1	0.93mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	25d	1	0.95mi
6009 Oxon Hill Rd Oxon Hill, MD	2.0	1.0–2.0	811	$2,445	$3.01	3d	16	1.02mi
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$1,690	$1.78	3d	10	1.02mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	16d	10	1.05mi
57 Galveston St SW Washington, DC	1.0–2.0	1.0	650	$1,299	$2.00	5d	5	1.06mi
44 Forrester St SW Unit 3 Washington, DC	3.0	2.0	1200	$2,450	$2.04	25d	1	1.07mi
3878 9th St SE Washington, DC	3.0	1.0	789	$2,000	$2.53	25d	1	1.08mi
19 Galveston Pl SW #202 Washington, DC	1.0	1.0	700	$1,400	$2.00	25d	1	1.08mi
4040 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,256	$1.26	25d	1	1.09mi
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	25d	1	1.09mi
4030 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,648	$1.65	25d	1	1.09mi
4660 Martin Luther King Jr Ave SW Washington, DC	1.0–2.0	1.0–2.0	827	$1,699	$2.05	4d	11	1.10mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	25d	1	1.13mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,875	$2.49	5d	2	1.13mi
310 Atlantic St SE Unit 102B Washington, DC	2.0	1.0	859	$1,875	$2.18	6d	1	1.13mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	800	$1,700	$2.12	25d	1	1.14mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	989	$1,699	$1.72	19d	1	1.14mi
59 Galveston Pl SW Unit 2 Washington, DC	1.0	1.0	815	$1,330	$1.63	21d	1	1.15mi
59 Galveston Pl SW Unit 4 Washington, DC	3.0	1.0	815	$2,100	$2.58	21d	1	1.15mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-03-24
   status Pending
2. 2026-03-02
   price $139,500
3. 2026-02-26
   listed $145,000 Active
4. 2026-02-26
   historical $145,000
5. 2016-08-17
   soldstatus $72,500
6. 2016-07-22
   soldstatus $72,500 Sold 222-char remark

   Show marketing remark (222 chars)

   2 Bedroom Condo minutes to National Harbor, Downtown D. C and Metro. This condo features gleaming hardwood floors, gorgeous granite counter tops, stainless steel appliances, washer and dryer combo, maple cabinets and more!

7. 2016-07-22
   soldstatus $72,500 222-char remark

   Show marketing remark (222 chars)

   2 Bedroom Condo minutes to National Harbor, Downtown D. C and Metro. This condo features gleaming hardwood floors, gorgeous granite counter tops, stainless steel appliances, washer and dryer combo, maple cabinets and more!

8. 2016-07-08
   status Contract 222-char remark

   Show marketing remark (222 chars)

   2 Bedroom Condo minutes to National Harbor, Downtown D. C and Metro. This condo features gleaming hardwood floors, gorgeous granite counter tops, stainless steel appliances, washer and dryer combo, maple cabinets and more!

9. 2016-06-03
   listed $75,000 Active 222-char remark

   Show marketing remark (222 chars)

   2 Bedroom Condo minutes to National Harbor, Downtown D. C and Metro. This condo features gleaming hardwood floors, gorgeous granite counter tops, stainless steel appliances, washer and dryer combo, maple cabinets and more!

10. 2016-06-03
    listed $75,000 222-char remark

    Show marketing remark (222 chars)

    2 Bedroom Condo minutes to National Harbor, Downtown D. C and Metro. This condo features gleaming hardwood floors, gorgeous granite counter tops, stainless steel appliances, washer and dryer combo, maple cabinets and more!

11. 2015-08-16
    historical Expired
12. 2015-08-16
    historical
13. 2015-06-30
    price
14. 2015-05-16
    listed Active
15. 2015-05-16
    listed $74,000
16. 2011-04-16
    historical
17. 2011-04-16
    historical
18. 2011-03-15
    listed Active
19. 2011-03-15
    listed $99,900

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,562 · $130/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $22,718
• − Mortgage interest: −$7,814
• − Property taxes: −$1,562
• − Insurance: −$698
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$4,800
• − Depreciation: −$4,058
• Taxable income: $151
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,073/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

+39.6% since first listed

19 events — show timeline

• 2026-03-24 Pending — BRIGHT MLS
• 2026-03-02 Price Changed $139,500 BRIGHT MLS
• 2026-02-26 Listed $145,000 BRIGHT MLS
• 2026-02-26 Coming Soon $145,000 BRIGHT MLS
• 2016-08-17 Sold (Public Records) $72,500 Public Records
• 2016-07-22 Sold (MLS) $72,500 BRIGHT MLS
• 2016-07-22 Sold (MLS) $72,500 MRIS
• 2016-07-08 Pending — MRIS
• 2016-06-03 Listed $75,000 MRIS
• 2016-06-03 Listed $75,000 BRIGHT MLS
• 2015-08-16 Listing Removed — BRIGHT MLS
• 2015-08-16 Delisted — MRIS
• 2015-06-30 Price Changed — MRIS
• 2015-05-16 Listed — MRIS
• 2015-05-16 Listed $74,000 BRIGHT MLS
• 2011-04-16 Delisted — MRIS
• 2011-04-16 Listing Removed — BRIGHT MLS
• 2011-03-15 Listed — MRIS
• 2011-03-15 Listed $99,900 BRIGHT MLS

Property tax history

+4.9%/yr

Latest (2025): $1,562 · +21.1% YoY. Source: county tax records.