10505 Cedarville Dr Unit 5-2 · Cedarville, MD 20613

$94,950

2 bd · 2.0 ba · 1,271 sqft · SingleFamily · 86 Days on market

Built 2006 Est $90k · 5% over ↓ 5% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.2/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller will pay for one month of the land rent, and if you are a Hero (Military, Teacher, Police, Firefighter, or Nurse, either working or retired) park will pay for another month also. That would be 2 months' on land rent. This beautifully maintained 2-bedroom, 2 full-bathroom double-wide mobile home offers an impressive list of upgrades and one of the most desirable lots in the community, with extra yard space. The home features crown molding throughout, hardwood flooring, and luxury waterproof vinyl plank flooring. The spacious kitchen includes abundant cabinetry and countertop space, a skylight, recessed lighting, newer appliances, a side-by-side refrigerator, a built-in microwave, and

Key facts

• Hardwood flooring
• Extra yard space
• Abundant cabinetry

Tags

• DOUBLE-WIDE MOBILE HOME
• EXTRA YARD SPACE
• CROWN MOLDING
• HARDWOOD FLOORING
• ABUNDANT CABINETRY
• SKYLIGHT

Property features AI

Finance

• Other: Property manager present; Ramp to main level for accessibility; Property condition listed as excellent; Located in the Cedarville Woods park (outside city limits)
• Financial info: Ground rent exists and is paid monthly (annual ground rent noted in income/expense list)
• HOA & community: HOA/association covers common area maintenance, management, road maintenance, sewer, snow removal, trash and water; Community amenities include dog park and playground

Exterior

• Parking: Asphalt/paved driveway with two driveway spaces; Two total garage and parking spaces
• Utilities: Public water; Community septic tank; Cable internet available; Electric hot water
• Home design: Manufactured double-wide home; Above-grade living; Entry-level bedroom; Estimated year built
• Construction: Vinyl siding exterior; Crawl space foundation; Double-pane, bay/bow windows with screens and skylights; Building is not winterized
• Exterior features: Deck(s) and porch(es); Gutter system; Exterior lighting; Sidewalks; Satellite dish; Shed

Interior

• Kitchen: Stainless steel appliances; Electric oven/range; Built-in microwave; Dishwasher; Refrigerator; Icemaker and water dispenser; Pantry
• Bedrooms: Two main-level bedrooms (one is the primary/master bedroom)
• Flooring: Wood floors; Luxury vinyl plank; Vinyl
• Bathrooms: Two full bathrooms including a master bath with walk-in shower
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Programmable thermostat; Electric heating and cooling systems
• Interior features: Open floor plan with built-in shelving and crown moldings; Ceiling fans; Vaulted ceilings and skylights; Walk-in closet(s); Master bath with walk-in shower and tub/shower combination; Breakfast area and pantry; Window treatments; Wood floors and vinyl or luxury vinyl plank flooring; Six-panel and storm doors
• Laundry & utility: Main-floor laundry with washer and front-loading electric dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#399 in MD) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A, cost of living B; Watch: amenities F, commute F, health & safety 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: Brandywine Elementary (math 8% / reading 12%, grade F, #614 of 860 statewide, top 75%, 526 students, 56% FRL); Gwynn Park Middle (math 3% / reading 26%, grade F, #195 of 225 statewide, top 87%, 711 students, 57% FRL); Gwynn Park High (math 14% / reading 46%, grade F, #153 of 222 statewide, top 69%, 1,140 students, 51% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 222 active listings in the ZIP; high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,253 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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.
6. 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.
7. 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: 2.67% ✓
• Cap rate: 23.27%
• Cash-on-cash: 60.64%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $90,241
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10505 Cedarville Dr Unit 5-2	0.00mi	2/2.0	1,271 (0%)	0mo	$90,000	$71	100
10505 Cedarville Rd Unit 3-9	0.00mi	2/2.0	1,272 (+0%)	9mo	$100,000	$79	92
10505 Cedarville Rd Unit 9-16	0.00mi	2/2.0	1,272 (+0%)	21mo	$80,000	$63	82
10505 Cedarville Rd Unit 2-1	0.00mi	3/2.0 (+1)	1,400 (+10%)	4mo	$65,000	$46	75

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: 59.4%
• Equity multiple: 3.64×
• Total profit: $70,226
• Equity at exit: $14,157

10-year hold

• IRR: 64.2%
• Equity multiple: 7.45×
• Total profit: $171,496
• Equity at exit: $8,210

Cash invested: $26,586 (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 20613

• Home prices YoY: -29.0%
• Active inventory: 222
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,531 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $1,344

Break-even live

Break-even rent $831

Max offer price $94,950

Occupancy floor 42%

Sensitivity live

Price	-10% $1,409	-5% $1,376	+0% $1,344	+5% $1,311	+10% $1,278
Rent	-10% $1,144	-5% $1,244	+0% $1,344	+5% $1,444	+10% $1,544
Rate	-1.0pp $1,391	-0.5pp $1,368	base $1,344	+0.5pp $1,319	+1.0pp $1,294

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: $23,738
• Closing costs: $2,848
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-08
   status $94,950 Pending 86 DOM
2. 2026-04-23
   historical Active Under Contract
3. 2026-03-25
   status Active
4. 2026-03-23
   historical Active Under Contract
5. 2026-02-25
   price $94,950
6. 2026-01-23
   listed $99,950 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $30,376
• − Mortgage interest: −$5,319
• − Property taxes: −$1,424
• − Insurance: −$475
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$2,762
• Taxable income: $15,536
• Est. tax owed @ 24.0%: −$3,729
• After-tax cash flow: $12,394/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 — Cedarville

• Score: 57/100
• State rank: #399
• US rank: #21965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedarville, MD
• County: Prince Georges County · 919,866 people
• City population: 15,923
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 17,590
• Household income: $151,422
• Rent vs Own: 6.0% rent · 94.0% own

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 (66%)
• Race & ethnicity: Black 66% White 20% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 1% Iranian 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, United Kingdom
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2%

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: ▼ -101.19%
• Current HPI: 247.5504
• 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

-5.0% since first listed

5 events — show timeline

• 2026-04-23 Contingent — BRIGHT MLS
• 2026-03-25 Relisted — BRIGHT MLS
• 2026-03-23 Contingent — BRIGHT MLS
• 2026-02-25 Price Changed $94,950 BRIGHT MLS
• 2026-01-23 Listed $99,950 BRIGHT MLS