8510 Schultz Rd · Clinton, MD 20735

$399,500

3 bd · 2.0 ba · 1,101 sqft · SingleFamily public records · 29 Days on market

Built 1987 0.48 ac lot $363/sqft · 78% above area Est $449k · 11% under

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Why this score? — see what drove the F 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 +12.5/15.0
• Cash flow +7.1/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.7/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the Twinkling Acres community, this charming split foyer home is ready for your personal touches. With 3 spacious bedrooms and 2.5 bathrooms, it's designed for easy living. The main bedroom has an en suite bathroom and the full hallway bathroom has been fully renovated. The lower level has a large recreation area as well as a bar for entertaining family and friends. The lower level also has a 3rd bedroom and an extra room that could be your next home office, a playroom for the kids, or a movie room. Enjoy the generous 20,800 square foot lot, providing ample outdoor space for relaxation or play. The attached garage and driveway offer convenient parking. Located near all the necess

Key facts

• En suite bathroom
• Bar for entertaining
• Generous lot

Tags

• EN SUITE BATHROOM
• FULLY RENOVATED BATHROOM
• LARGE RECREATION AREA
• BAR FOR ENTERTAINING
• EXTRA ROOM
• GENEROUS LOT

Property features AI

Exterior

• Parking: Attached front-entry garage (1 space); Driveway parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Detached property; Above- and below-grade finished living areas reported
• Construction: Frame construction; Concrete perimeter foundation; Building not winterized; Above-grade and below-grade finished areas
• Exterior features: Panel fencing; Not in a federal flood zone; Ground rent paid annually

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level; One bedroom on the lower level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms on the main level; One half bathroom on the lower level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling fuel; Natural gas hot water
• Interior features: Estimated living area; No basement
• Laundry & utility: Washer and dryer located on the lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-615 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (31.1% below list).
• Recommended offer: $275k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#304 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, 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: James Ryder Randall Elementary (math 2% / reading 8%, grade F, #766 of 860 statewide, top 93%, 254 students, 80% FRL); Stephen Decatur Middle (math 3% / reading 24%, grade F, #198 of 225 statewide, top 88%, 781 students, 70% FRL); Surrattsville High (math 2% / reading 27%, grade F, #185 of 222 statewide, top 85%, 772 students, 60% FRL) — zoned schools average 70% FRL vs 53% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 29 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $155k; list at $400k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wind risk, 25% 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 $275,298 (31.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. Crime grade is D 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. 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?
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 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: 0.69% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 12.1

CMA / ARV

• ARV (median comp): $449,234
• List price: $399,500
• Delta: -11.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6410 Woodley Rd	0.09mi	3/2.0	1,002 (-9%)	6mo	$250,000	$250	75
6111 Bradley Ln	0.24mi	4/2.5 (+1)	1,196 (+9%)	9mo	$440,000	$368	60
8604 Mimosa Ave	0.34mi	4/2.0 (+1)	1,040 (-6%)	21mo	$424,900	$409	53
6329 Springbrook Ln	0.48mi	4/2.0 (+1)	1,152 (+5%)	17mo	$380,000	$330	51
5809 Plata St	0.54mi	4/2.0 (+1)	1,144 (+4%)	23mo	$400,000	$350	44
5903 Mardella Blvd	0.58mi	2/2.5 (-1)	1,144 (+4%)	22mo	$395,000	$345	41
5605 San Juan Dr	0.71mi	4/3.0 (+1)	1,160 (+5%)	21mo	$439,000	$378	31

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: -27.7%
• Equity multiple: 0.07×
• Total profit: $-103,860
• Equity at exit: $59,567

10-year hold

• IRR: -26.1%
• Equity multiple: -0.26×
• Total profit: $-140,652
• Equity at exit: $34,541

Cash invested: $111,860 (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 20735

• Active inventory: 124
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,753 medium
• Mortgage (P&I): −$2,095
• Tax from tax record: −$473 /mo · $5,676/yr
• Insurance: −$166
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-615

Break-even live

Break-even rent $3,532

Max offer price $290,821

Occupancy floor —

Sensitivity live

Price	-10% $-389	-5% $-502	+0% $-615	+5% $-728	+10% $-841
Rent	-10% $-833	-5% $-724	+0% $-615	+5% $-506	+10% $-398
Rate	-1.0pp $-414	-0.5pp $-514	base $-615	+0.5pp $-719	+1.0pp $-824

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: $99,875
• Closing costs: $11,985
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5815 Arbroath Dr Clinton, MD	3.0	2.0	800	$2,500	$3.12	20d	1	0.81mi
8500 Mike Shapiro Dr Clinton, MD	1.0–2.0	1.0	1147	$1,800	$1.57	5d	1	0.82mi
5508 Spruce Dr Clinton, MD	3.0	1.5	1125	$2,800	$2.49	45d	1	1.08mi
5502 Trout Run Rd Clinton, MD	3.0	2.5	1344	$2,795	$2.08	20d	1	1.28mi

Listing history 8 events

1. 2026-06-04
   status $399,500 Pending 29 DOM
2. 2026-06-03
   days on market $399,500 Active 29 DOM
3. 2026-06-02
   days on market $399,500 Active 28 DOM
4. 2026-06-01
   days on market $399,500 Active 27 DOM
5. 2026-05-31
   days on market $399,500 Active 26 DOM
6. 2026-05-05
   listed $399,500 Active 889-char remark
7. 1997-04-30
   soldstatus $155,250
8. 1990-08-22
   soldstatus $145,000

ⓘ 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: $5,676 · $473/mo
• Projected year-2 tax: $5,676 · $473/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $33,036
• − Mortgage interest: −$22,378
• − Property taxes: −$5,676
• − Insurance: −$2,664
• − Repairs & maintenance: −$2,643
• − Management: −$2,643
• − Depreciation: −$11,622
• Taxable loss: −$14,590
• Est. tax savings @ 24.0%: +$3,502
• After-tax cash flow: $-3,881/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 — Clinton

• Score: 63/100
• State rank: #304
• US rank: #15951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MD
• County: Prince Georges County · 919,866 people
• City population: 37,464
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,464
• Household income: $126,196
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 334.0

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 (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 10% White 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 9% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -299.23%
• Current HPI: 251.6263
• 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

+175.5% since first listed

4 events — show timeline

• 2026-06-03 Pending — BRIGHT MLS
• 2026-05-05 Listed $399,500 BRIGHT MLS
• 1997-04-30 Sold (Public Records) $155,250 Public Records
• 1990-08-22 Sold (Public Records) $145,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $5,676 · +6.9% YoY. Source: county tax records.