1400 Iverson St · Glassmanor, MD 20745

$1,995,000

None bd · None ba · — sqft · MultiFamily · 91 Days on market

5.91 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

DEVELOPERS & INVESTORS — FIRST-TO-MARKET OPPORTUNITY | 5.91 ACRES | RMF-20 | OXON HILL, MD | This is the listing your pro forma has been waiting for. 5.91 acres of vacant, unencumbered land zoned RMF-20 (Residential Multifamily — 20 units/acre) in Prince George's County's most active development corridor — the Oxon Hill/National Harbor submarket. By-right density of approximately 118 residential units. No rezoning. No variance. Move straight to site plan and permitting upon acquisition. | Entirely vacant wooded land — no demo, no remediation. Direct street frontage on Iverson Street, a public road with full access. Drainage/runoff easement traverses the site — PG County has confirmed the parcel is fully buildable; easement must be incorporated into the site plan. Utilities available via the adjacent Southview apartment community. WSSC service territory confirmed. | LOCATION: 6 min to National Harbor & MGM Resort | 5 min to Tanger Outlets | 2 min to I-495/I-295 | 15 min to Washington DC | 12 min to Alexandria VA | 10 min to Joint Base Andrews | 15 min to Reagan National Airport. Adjacent to established Southview garden apartment community. Part of a larger 20-acre Southview subdivision context.

Key facts

• 5.91 acre lot
• Listed 90 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $18k ($219k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($39k rent vs $2.00M).
• Recommended offer: $1.82M (9.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $39,050/mo this rent would consume 623% of the median local household income ($75k/yr) (locally 1770% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14k of loan paydown is wiped out by about $60k 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 + 0.0% rent growth), your $559k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.50M; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $1,815,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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 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: 1.96% ✓
• Cap rate: 17.27%
• Cash-on-cash: 39.20%
• DSCR: 2.74
• GRM: 4.3

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4257-4261 6th St SE	0.75mi	12/—	2,442	12mo	$320,000	$131	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.30×
• Total profit: $724,451
• Equity at exit: $297,461

10-year hold

• IRR: 37.6%
• Equity multiple: 4.02×
• Total profit: $1,684,660
• Equity at exit: $172,491

Cash invested: $558,600 (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: 85.1×

Monthly cashflow live

• Estimated rent: $39,050 high
• Mortgage (P&I): −$10,462
• Tax from tax record: −$1,307 /mo · $15,683/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,200
• Net cashflow: $18,249

Break-even live

Break-even rent $15,950

Max offer price $1,995,000

Occupancy floor 48%

20-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 20× units	2	2	$39,040
Total (20 units)			$39,050

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1636 Deep Gorge Ct Oxon Hill, MD	3.0	3.5	1332	$2,750	$2.06	43d	1	0.10mi
4935 Wall Flower Way Oxon Hill, MD	3.0	3.0	1320	$2,750	$2.08	20d	1	0.19mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,754	$2.79	1d	64	0.19mi
1002 Kennebec St Oxon Hill, MD	1.0–2.0	1.0–1.5	871	$1,921	$2.20	1d	12	0.43mi
5102 Glassmanor Dr Oxon Hill, MD	3.0	2.5	2304	$2,500	$1.09	43d	1	0.45mi
4805 Springmaid Ln Oxon Hill, MD	3.0	2.5	1296	$2,600	$2.01	18d	1	0.50mi
908 Marcy Ave Oxon Hill, MD	2.0	1.0	—	$1,748	—	11d	1	0.51mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	2d	65	0.53mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.59mi
864 Bellevue St SE Unit 1 Washington, DC	2.0	1.0	1628	$1,700	$1.04	24d	1	0.59mi
866 Bellevue St SE Unit 1 Washington, DC	2.0	1.0	2533	$1,600	$0.63	24d	1	0.60mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	24d	1	0.63mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.63mi
716 Audrey Ln Oxon Hill, MD	3.0	2.0	1344	$2,500	$1.86	18d	1	0.64mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	15d	10	0.66mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	4d	1	0.67mi
607 Southern Ave SE Oxon Hill, MD	2.0	1.0	900	$1,199	$1.33	20d	1	0.67mi
3878 9th St SE Washington, DC	3.0	1.0	789	$2,000	$2.53	24d	1	0.67mi
5202 Leverett St Oxon Hill, MD	1.0	1.0	—	$1,000	—	43d	1	0.67mi
4373 Barnaby Rd SE Washington, DC	1.0–3.0	1.0–2.0	—	$2,402	—	24d	1	0.68mi
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	24d	1	0.68mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	24d	1	0.69mi
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	3d	1	0.71mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	24d	1	0.72mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	18d	1	0.73mi
5400 Livingston Ter Oxon Hill, MD	1.0–3.0	1.0–1.5	1053	$1,722	$1.64	1d	5	0.74mi
625 Chesapeake St SE #205 Washington, DC	2.0	1.0	773	$1,400	$1.81	24d	1	0.74mi
625A Chesapeake St SE Unit 101 Washington, DC	2.0	1.0	768	$1,400	$1.82	24d	1	0.75mi
625 Audrey Ln Oxon Hill, MD	3.0	1.0–2.0	865	$1,653	$1.91	22d	1	0.77mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.80mi
4005 Blakney Ln SE Washington, DC	3.0	2.5	2024	$3,000	$1.48	17d	1	0.84mi
601 Atlantic St SE Unit 2-R Washington, DC	1.0	1.0	200	$875	$4.38	24d	1	0.86mi
1439 Southern Ave SE Oxon Hill, MD	2.0–3.0	1.0–2.0	1080	$1,626	$1.51	43d	1	0.86mi
1121 Varney St SE Washington, DC	3.0	3.5	1400	$3,000	$2.14	24d	1	0.86mi
430 Brandywine St SE Washington, DC	2.0	1.0	—	$1,250	—	24d	1	0.88mi
431 Brandywine St SE Washington, DC	2.0	1.0	—	$1,557	—	3d	1	0.88mi
433 Atlantic St SE Unit 2 Washington, DC	2.0	1.0	—	$1,750	—	24d	1	0.88mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,329	$1.76	24d	10	0.90mi
4419 3rd St SE Washington, DC	1.0–2.0	1.0–2.0	—	$1,477	—	24d	1	0.91mi
310 Atlantic St SE Unit 102B Washington, DC	2.0	1.0	859	$1,875	$2.18	5d	1	1.01mi

Listing history 16 events

1. 2026-06-18
   days on market $1,995,000 Active 91 DOM
2. 2026-06-17
   days on market $1,995,000 Active 90 DOM
3. 2026-06-16
   days on market $1,995,000 Active 89 DOM
4. 2026-06-15
   days on market $1,995,000 Active 88 DOM
5. 2026-06-13
   days on market $1,995,000 Active 86 DOM
6. 2026-06-10
   days on market $1,995,000 Active 82 DOM
7. 2026-06-08
   days on market $1,995,000 Active 81 DOM
8. 2026-06-07
   days on market $1,995,000 Active 80 DOM
9. 2026-06-04
   days on market $1,995,000 Active 77 DOM
10. 2026-06-03
    days on market $1,995,000 Active 76 DOM
11. 2026-06-02
    days on market $1,995,000 Active 75 DOM
12. 2026-06-01
    days on market $1,995,000 Active 74 DOM
13. 2026-05-31
    days on market $1,995,000 Active 73 DOM
14. 2026-03-20
    listed $1,995,000 Active 1256-char remark

    Show marketing remark (1256 chars)

    DEVELOPERS & INVESTORS — FIRST-TO-MARKET OPPORTUNITY | 5.91 ACRES | RMF-20 | OXON HILL, MD | This is the listing your pro forma has been waiting for. 5.91 acres of vacant, unencumbered land zoned RMF-20 (Residential Multifamily — 20 units/acre) in Prince George's County's most active development corridor — the Oxon Hill/National Harbor submarket. By-right density of approximately 118 residential units. No rezoning. No variance. Move straight to site plan and permitting upon acquisition. | Entirely vacant wooded land — no demo, no remediation. Direct street frontage on Iverson Street, a public road with full access. Drainage/runoff easement traverses the site — PG County has confirmed the parcel is fully buildable; easement must be incorporated into the site plan. Utilities available via the adjacent Southview apartment community. WSSC service territory confirmed. | LOCATION: 6 min to National Harbor & MGM Resort | 5 min to Tanger Outlets | 2 min to I-495/I-295 | 15 min to Washington DC | 12 min to Alexandria VA | 10 min to Joint Base Andrews | 15 min to Reagan National Airport. Adjacent to established Southview garden apartment community. Part of a larger 20-acre Southview subdivision context.

15. 2026-03-19
    historical $1,995,000 1256-char remark

    Show marketing remark (1256 chars)

    DEVELOPERS & INVESTORS — FIRST-TO-MARKET OPPORTUNITY | 5.91 ACRES | RMF-20 | OXON HILL, MD | This is the listing your pro forma has been waiting for. 5.91 acres of vacant, unencumbered land zoned RMF-20 (Residential Multifamily — 20 units/acre) in Prince George's County's most active development corridor — the Oxon Hill/National Harbor submarket. By-right density of approximately 118 residential units. No rezoning. No variance. Move straight to site plan and permitting upon acquisition. | Entirely vacant wooded land — no demo, no remediation. Direct street frontage on Iverson Street, a public road with full access. Drainage/runoff easement traverses the site — PG County has confirmed the parcel is fully buildable; easement must be incorporated into the site plan. Utilities available via the adjacent Southview apartment community. WSSC service territory confirmed. | LOCATION: 6 min to National Harbor & MGM Resort | 5 min to Tanger Outlets | 2 min to I-495/I-295 | 15 min to Washington DC | 12 min to Alexandria VA | 10 min to Joint Base Andrews | 15 min to Reagan National Airport. Adjacent to established Southview garden apartment community. Part of a larger 20-acre Southview subdivision context.

16. 1994-06-13
    soldstatus $1,500,000

ⓘ 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: $15,683 · $1,307/mo
• Projected year-2 tax: $18,714 · $1,560/mo
• Expected delta: +$3,031/yr (+$253/mo · 19.3%)

ⓘ 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 5/10 Major 23% 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: $468,600
• − Mortgage interest: −$111,751
• − Property taxes: −$15,683
• − Insurance: −$9,975
• − Repairs & maintenance: −$37,488
• − Management: −$37,488
• − Depreciation: −$58,036
• Taxable income: $198,178
• Est. tax owed @ 24.0%: −$47,563
• After-tax cash flow: $171,429/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

+33.0% since first listed

3 events — show timeline

• 2026-03-20 Listed $1,995,000 BRIGHT MLS
• 2026-03-19 Coming Soon $1,995,000 BRIGHT MLS
• 1994-06-13 Sold (Public Records) $1,500,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $15,683 · +0.0% YoY. Source: county tax records.