6528 Jodie St · New Carrollton, MD 20784

$250,000

3 bd · 1.0 ba · 1,434 sqft · SingleFamily public records · 42 Days on market

Built 1963 0.27 ac lot $174/sqft · at area comps Est $475k · 47% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.7/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TRUSTEE'S ESTATE AUCTION ON SITE THURSDAY, MAY 28, 2026 AT 11:00 AM!! List price is suggested opening bid only. Court ordered auction - No pre-auction offers will be considered. Inspection/Showing day of auction only. 6528 Jodie Street is located off Good Luck Road, east of the Baltimore-Washington Parkway (MD-295) and west of the Capital Beltway (I-495). The surrounding area is a mixture of home styles, convenient to major highways and the New Carrollton Metro Station. Greenbelt Park is within walking distance of the home. Shopping, dining and community services are all close by. Brick and vinyl siding ranch home, built in 1963, containing 1,434 square feet on the main level and 1,218 square feet on the basement level, according to public tax records. The home has a composition shingle roof, vinyl-clad double-hung windows, concrete porch and composite sun deck.

Key facts

• Concrete porch
• Composite sun deck
• 0.27 acre lot

Tags

• LOCATED OFF GOOD LUCK ROAD
• CONVENIENT TO MAJOR HIGHWAYS
• COMPOSITION SHINGLE ROOF
• VINYL CLAD DOUBLE HUNG WINDOWS
• CONCRETE PORCH
• COMPOSITE SUN DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (5.8% below list).
• Recommended offer: $214k (14.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#234 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, health & safety B+; Watch: cost of living D+, schools 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 falling (-3.3%/yr); 58 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% of the median local income ($87k/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

• It's been on market 42 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,720 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 8.9

CMA / ARV

• ARV (median comp): $474,841
• List price: $250,000
• Delta: -47.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7118 Lory Ln	0.51mi	4/3.0 (+1)	1,457 (+2%)	4mo	$423,500	$291	58
8300 Larchwood St	0.57mi	4/2.0 (+1)	1,365 (-5%)	1mo	$425,000	$311	56
6404 Fairborn Ter	0.57mi	3/1.5	1,544 (+8%)	7mo	$450,000	$291	53
7208 Kempton Rd	0.68mi	4/3.0 (+1)	1,449 (+1%)	2mo	$450,000	$311	52
7106 Lory Ln	0.50mi	3/2.5	1,424 (-1%)	22mo	$480,000	$337	51
7518 Newberry Ln	0.26mi	4/3.0 (+1)	1,600 (+12%)	19mo	$505,000	$316	40
6309 Martins Ln	0.58mi	4/2.5 (+1)	1,326 (-8%)	12mo	$480,000	$362	39
7531 Wilhelm Dr	0.68mi	3/3.0	1,600 (+12%)	2mo	$445,000	$278	39
6818 2nd St	0.53mi	3/3.0	1,557 (+9%)	18mo	$465,000	$299	38
7503 Newburg Dr	0.54mi	4/3.0 (+1)	1,314 (-8%)	13mo	$500,000	$381	37
6729 Lamont Dr	0.45mi	4/3.0 (+1)	1,600 (+12%)	15mo	$450,000	$281	34
6713 Longridge Dr	0.43mi	4/3.0 (+1)	1,600 (+12%)	18mo	$485,000	$303	32

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: -26.3%
• Equity multiple: 0.14×
• Total profit: $-60,247
• Equity at exit: $37,276

10-year hold

• IRR: -42.3%
• Equity multiple: -0.36×
• Total profit: $-94,978
• Equity at exit: $21,615

Cash invested: $70,000 (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 20784

• Rents YoY: -3.3%
• Active inventory: 58
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$650 /mo · $7,798/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-205

Break-even live

Break-even rent $2,614

Max offer price $213,720

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6631 Auburn Ave New Carrollton, MD	4.0	2.0	1478	$3,050	$2.06	24d	1	0.33mi
6872 Riverdale Rd Lanham, MD	1.0–3.0	1.0–2.0	850	$2,199	$2.59	5d	9	0.58mi
5903 Westbrook Ter New Carrollton, MD	3.0	1.5	1825	$3,200	$1.75	43d	1	0.67mi
8302 Stanwood St New Carrollton, MD	2.0	1.0	1365	$1,600	$1.17	10d	1	0.67mi
6407 85th Ave New Carrollton, MD	4.0	2.0	1690	$3,500	$2.07	12d	1	0.71mi
6815 Riverdale Rd Riverdale, MD	1.0–2.0	1.0–1.5	858	$2,109	$2.46	2d	7	0.85mi
6520 Lake Park Dr Apt 301 Greenbelt, MD	2.0	2.0	1433	$2,450	$1.71	43d	1	0.91mi
6602 Lake Park Dr Unit T2 Greenbelt, MD	3.0	2.0	1270	$2,700	$2.13	24d	1	0.92mi
6285 Fernwood Ter Riverdale, MD	1.0–3.0	1.0	820	$2,247	$2.74	2d	11	0.93mi
6998 Hanover Pkwy #302 Greenbelt, MD	2.0	2.0	994	$2,175	$2.19	12d	1	0.94mi
5804 Runford Dr New Carrollton, MD	4.0	2.0	1560	$3,000	$1.92	43d	1	0.96mi
6272 67th Ct Riverdale, MD	3.0	1.0–2.5	987	$2,428	$2.46	1d	9	0.96mi
6630 Lake Park Dr Unit 3B Greenbelt, MD	2.0	2.0	1244	$2,450	$1.97	12d	1	0.98mi
6702 Lake Park Dr Greenbelt, MD	2.0	2.0	1274	$2,250	$1.77	43d	1	1.05mi
7201 Powhatan St Lanham, MD	2.0	2.0	950	$2,600	$2.74	43d	1	1.06mi
7604 Fontainebleau Dr New Carrollton, MD	2.0	1.0	845	$2,166	$2.56	2d	40	1.07mi
7232 Hanover Pkwy Greenbelt, MD	1.0–3.0	1.0–1.5	841	$2,375	$2.82	43d	1	1.08mi
7527 Riverdale Rd Unit 1827 New Carrollton, MD	2.0	1.0	933	$1,750	$1.88	5d	1	1.09mi
7525 Riverdale Rd New Carrollton, MD	2.0	1.0	915	$1,800	$1.97	24d	1	1.11mi
7609 Fontainebleau Dr Unit 2215 New Carrollton, MD	2.0	1.0	965	$1,750	$1.81	17d	1	1.12mi
6609 Patterson St Riverdale, MD	3.0	2.0	1552	$2,300	$1.48	20d	1	1.23mi
6065 64th Ave Riverdale Park, MD	3.0	2.5	1440	$2,400	$1.67	43d	1	1.26mi
7742 Finns Ln Lanham, MD	2.0–3.0	1.0–2.0	975	$2,000	$2.05	5d	5	1.36mi
7913 Brooks Pl Greenbelt, MD	3.0	2.5	1374	$3,000	$2.18	24d	1	1.40mi
6008 Westchester Park Dr Unit T2 College Park, MD	2.0	1.0	1105	$2,070	$1.87	5d	1	1.44mi
6200 Westchester Park Dr College Park, MD	1.0–3.0	1.0–2.0	1119	$2,624	$2.34	1d	12	1.45mi
6200 Westchester Park Dr Apt 1413 College Park, MD	2.0	2.0	1254	$1,774	$1.41	43d	1	1.45mi
6200 Westchester Park Dr Apt 1115 College Park, MD	2.0	2.0	1254	$1,764	$1.41	43d	1	1.45mi

Listing history 22 events

1. 2026-04-16
   listed $250,000 Active 874-char remark

   Show marketing remark (874 chars)

   TRUSTEE'S ESTATE AUCTION ON SITE THURSDAY, MAY 28, 2026 AT 11:00 AM!! List price is suggested opening bid only. Court ordered auction - No pre-auction offers will be considered. Inspection/Showing day of auction only. 6528 Jodie Street is located off Good Luck Road, east of the Baltimore-Washington Parkway (MD-295) and west of the Capital Beltway (I-495). The surrounding area is a mixture of home styles, convenient to major highways and the New Carrollton Metro Station. Greenbelt Park is within walking distance of the home. Shopping, dining and community services are all close by. Brick and vinyl siding ranch home, built in 1963, containing 1,434 square feet on the main level and 1,218 square feet on the basement level, according to public tax records. The home has a composition shingle roof, vinyl-clad double-hung windows, concrete porch and composite sun deck.

2. 2013-01-24
   soldstatus $242,250
3. 2012-12-29
   historical 421-char remark

   Show marketing remark (421 chars)

   Priced to sell immediately! Your castle on a budget boasts of an exceptional renovation, dramatic open-concept living & dining areas, state-of-the-art kitchen w/ island cook center, granite counters, rich designer cabinetry, designer ceiling hung exhaust system, wine cooler, master BR w/ step down SITTING ROOM, walk-in closet, master BA w/ jetted tub & designer ceramic tile, new roof & more. Winner!

4. 2012-12-28
   soldstatus $250,242 Sold 421-char remark

   Show marketing remark (421 chars)

   Priced to sell immediately! Your castle on a budget boasts of an exceptional renovation, dramatic open-concept living & dining areas, state-of-the-art kitchen w/ island cook center, granite counters, rich designer cabinetry, designer ceiling hung exhaust system, wine cooler, master BR w/ step down SITTING ROOM, walk-in closet, master BA w/ jetted tub & designer ceramic tile, new roof & more. Winner!

5. 2012-12-28
   soldstatus $250,242

   Show marketing remark (421 chars)

   Priced to sell immediately! Your castle on a budget boasts of an exceptional renovation, dramatic open-concept living & dining areas, state-of-the-art kitchen w/ island cook center, granite counters, rich designer cabinetry, designer ceiling hung exhaust system, wine cooler, master BR w/ step down SITTING ROOM, walk-in closet, master BA w/ jetted tub & designer ceramic tile, new roof & more. Winner!

6. 2012-11-27
   status Contract 421-char remark

   Show marketing remark (421 chars)

   Priced to sell immediately! Your castle on a budget boasts of an exceptional renovation, dramatic open-concept living & dining areas, state-of-the-art kitchen w/ island cook center, granite counters, rich designer cabinetry, designer ceiling hung exhaust system, wine cooler, master BR w/ step down SITTING ROOM, walk-in closet, master BA w/ jetted tub & designer ceramic tile, new roof & more. Winner!

7. 2012-11-23
   historical
8. 2012-11-17
   listed $249,500 Active 421-char remark

   Show marketing remark (421 chars)

   Priced to sell immediately! Your castle on a budget boasts of an exceptional renovation, dramatic open-concept living & dining areas, state-of-the-art kitchen w/ island cook center, granite counters, rich designer cabinetry, designer ceiling hung exhaust system, wine cooler, master BR w/ step down SITTING ROOM, walk-in closet, master BA w/ jetted tub & designer ceramic tile, new roof & more. Winner!

9. 2012-11-17
   historical Withdrawn

   Show marketing remark (421 chars)

   Priced to sell immediately! Your castle on a budget boasts of an exceptional renovation, dramatic open-concept living & dining areas, state-of-the-art kitchen w/ island cook center, granite counters, rich designer cabinetry, designer ceiling hung exhaust system, wine cooler, master BR w/ step down SITTING ROOM, walk-in closet, master BA w/ jetted tub & designer ceramic tile, new roof & more. Winner!

10. 2012-11-17
    listed $249,500

    Show marketing remark (421 chars)

    Priced to sell immediately! Your castle on a budget boasts of an exceptional renovation, dramatic open-concept living & dining areas, state-of-the-art kitchen w/ island cook center, granite counters, rich designer cabinetry, designer ceiling hung exhaust system, wine cooler, master BR w/ step down SITTING ROOM, walk-in closet, master BA w/ jetted tub & designer ceramic tile, new roof & more. Winner!

11. 2012-11-17
    historical

    Show marketing remark (421 chars)

    Priced to sell immediately! Your castle on a budget boasts of an exceptional renovation, dramatic open-concept living & dining areas, state-of-the-art kitchen w/ island cook center, granite counters, rich designer cabinetry, designer ceiling hung exhaust system, wine cooler, master BR w/ step down SITTING ROOM, walk-in closet, master BA w/ jetted tub & designer ceramic tile, new roof & more. Winner!

12. 2012-10-01
    status Active
13. 2012-07-13
    status Contract
14. 2012-07-10
    listed $249,500
15. 2012-07-10
    listed Active
16. 2012-03-27
    listed $140,000 Active
17. 2012-03-27
    soldstatus $84,000 Sold
18. 2012-03-27
    soldstatus $84,000
19. 2012-03-27
    price $100,000 Sold
20. 2012-03-27
    listed $100,000
21. 1983-04-07
    soldstatus $65,000
22. 1982-03-31
    soldstatus $75,250

ⓘ 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: $7,798 · $650/mo
• Projected year-2 tax: $7,798 · $650/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 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,248
• − Mortgage interest: −$14,004
• − Property taxes: −$7,798
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$7,273
• Taxable loss: −$6,596
• Est. tax savings @ 24.0%: +$1,583
• After-tax cash flow: $-881/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 — New Carrollton

• Score: 66/100
• State rank: #234
• US rank: #11667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Carrollton, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 33,831
• Household income: $86,509
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1205.0

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 0.57)
• Race & ethnicity: Black 51% Hispanic / Latino 40% Two or more races 6% White 4% Asian 2%
• Hispanic origin (detail): Mexican 8% Dominican 3%
• Foreign-born: 40% · Canada, United Kingdom
• Languages at home: 48% English-only · Spanish 35% French/Haitian/Cajun 5% 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: ▼ -321.69%
• Current HPI: 307.8492
• Rent YoY: ▼ -3.34%
• 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

+232.2% since first listed

22 events — show timeline

• 2026-04-16 Listed $250,000 BRIGHT MLS
• 2013-01-24 Sold (Public Records) $242,250 Public Records
• 2012-12-29 Delisted — MRIS
• 2012-12-28 Sold (MLS) $250,242 BRIGHT MLS
• 2012-12-28 Sold (MLS) $250,242 MRIS
• 2012-11-27 Pending — MRIS
• 2012-11-23 Listing Removed — BRIGHT MLS
• 2012-11-17 Listed $249,500 MRIS
• 2012-11-17 Delisted — MRIS
• 2012-11-17 Listing Removed — BRIGHT MLS
• 2012-11-17 Listed $249,500 BRIGHT MLS
• 2012-10-01 Relisted — MRIS
• 2012-07-13 Pending — MRIS
• 2012-07-10 Listed $249,500 BRIGHT MLS
• 2012-07-10 Listed — MRIS
• 2012-03-27 Listed $140,000 MRIS
• 2012-03-27 Listed $100,000 BRIGHT MLS
• 2012-03-27 Price Changed $100,000 MRIS
• 2012-03-27 Sold (MLS) $84,000 BRIGHT MLS
• 2012-03-27 Sold (MLS) $84,000 MRIS
• 1983-04-07 Sold (Public Records) $65,000 Public Records
• 1982-03-31 Sold (Public Records) $75,250 Public Records

Property tax history

+2.8%/yr

Latest (2025): $7,798 · +2.3% YoY. Source: county tax records.