4482 Lord Loudoun Ct Unit 16-10 · Marlboro Village, MD 20772

$150,000

1 bd · 1.0 ba · 643 sqft · Condo public records · 99 Days on market

Built 1989 $233/sqft · 16% below area Est $193k · 22% under $464/mo HOA · 25% 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 +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 4482 Lord Loudoun Court #16-10, a bright 1-bedroom home with a loft, featuring vaulted ceilings and a private balcony overlooking a protected nature reserve. The open layout is filled with natural light, while the versatile loft adds valuable flex space for a home office or guest area. Step outside and enjoy peaceful views and birdlife from your balcony—your own quiet retreat. Conveniently located near commuter routes, shopping, and dining, this low-maintenance home offers strong rental appeal and long-term value. New Water Heater - December 2025 New Heatpump - November 2023 Priced to sell and easy to show—don’t miss it.

Key facts

• Private balcony
• Open layout
• Peaceful views

Tags

• PRIVATE BALCONY
• PROTECTED NATURE RESERVE
• OPEN LAYOUT
• VERSATILE LOFT
• PEACEFUL VIEWS
• STRONG RENTAL APPEAL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $65 ($782/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.8% in Marlboro Village — 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 66/100 on livability (#226 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools D, cost of living D, 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 rising fast (+9.8%/yr); 309 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($139k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.26% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 6.6

CMA / ARV

• ARV (median comp): $193,299
• List price: $150,000
• Delta: -22.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.76×
• Total profit: $-9,885
• Equity at exit: $22,365

10-year hold

• IRR: 10.3%
• Equity multiple: 2.03×
• Total profit: $43,352
• Equity at exit: $12,969

Cash invested: $42,000 (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 20772

• Rents YoY: 9.8%
• Active inventory: 309
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,892 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$62
• HOA: −$464
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $65

Break-even live

Break-even rent $1,810

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $150	-5% $108	+0% $65	+5% $23	+10% $-20
Rent	-10% $-84	-5% $-10	+0% $65	+5% $140	+10% $215
Rate	-1.0pp $141	-0.5pp $103	base $65	+0.5pp $26	+1.0pp $-13

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4442 Lord Loudoun Ct Upper Marlboro, MD	1.0	1.0	700	$2,100	$3.00	44d	1	0.05mi

HOA detail condo

• Monthly dues: $464 · $5,568/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $150,000 Active 99 DOM
2. 2026-06-17
   days on market $150,000 Active 98 DOM
3. 2026-06-16
   days on market $150,000 Active 97 DOM
4. 2026-06-15
   days on market $150,000 Active 96 DOM
5. 2026-06-13
   days on market $150,000 Active 94 DOM
6. 2026-06-10
   days on market $150,000 Active 90 DOM
7. 2026-06-08
   days on market $150,000 Active 89 DOM
8. 2026-06-07
   days on market $150,000 Active 88 DOM
9. 2026-06-04
   days on market $150,000 Active 85 DOM
10. 2026-06-03
    days on market $150,000 Active 84 DOM
11. 2026-06-02
    days on market $150,000 Active 83 DOM
12. 2026-06-01
    days on market $150,000 Active 82 DOM
13. 2026-05-31
    days on market $150,000 Active 81 DOM
14. 2026-05-07
    price $150,000 662-char remark

    Show marketing remark (662 chars)

    Welcome home to 4482 Lord Loudoun Court #16-10, a bright 1-bedroom home with a loft, featuring vaulted ceilings and a private balcony overlooking a protected nature reserve. The open layout is filled with natural light, while the versatile loft adds valuable flex space for a home office or guest area. Step outside and enjoy peaceful views and birdlife from your balcony—your own quiet retreat. Conveniently located near commuter routes, shopping, and dining, this low-maintenance home offers strong rental appeal and long-term value. New Water Heater - December 2025 New Heatpump - November 2023 Priced to sell and easy to show—don’t miss it.

15. 2026-03-11
    listed $160,000 Active 662-char remark

    Show marketing remark (662 chars)

    Welcome home to 4482 Lord Loudoun Court #16-10, a bright 1-bedroom home with a loft, featuring vaulted ceilings and a private balcony overlooking a protected nature reserve. The open layout is filled with natural light, while the versatile loft adds valuable flex space for a home office or guest area. Step outside and enjoy peaceful views and birdlife from your balcony—your own quiet retreat. Conveniently located near commuter routes, shopping, and dining, this low-maintenance home offers strong rental appeal and long-term value. New Water Heater - December 2025 New Heatpump - November 2023 Priced to sell and easy to show—don’t miss it.

16. 2026-03-11
    historical

    Show marketing remark (662 chars)

    Welcome home to 4482 Lord Loudoun Court #16-10, a bright 1-bedroom home with a loft, featuring vaulted ceilings and a private balcony overlooking a protected nature reserve. The open layout is filled with natural light, while the versatile loft adds valuable flex space for a home office or guest area. Step outside and enjoy peaceful views and birdlife from your balcony—your own quiet retreat. Conveniently located near commuter routes, shopping, and dining, this low-maintenance home offers strong rental appeal and long-term value. New Water Heater - December 2025 New Heatpump - November 2023 Priced to sell and easy to show—don’t miss it.

17. 2026-02-06
    price $165,000
18. 2026-02-03
    listed $180,000 Active
19. 2026-01-31
    historical
20. 2006-10-03
    soldstatus $195,000
21. 2006-08-08
    soldstatus $195,000
22. 2006-07-17
    historical
23. 2006-06-18
    listed $199,990
24. 2005-06-09
    soldstatus $140,000
25. 2005-04-18
    soldstatus $140,000
26. 2005-03-28
    historical
27. 2005-03-22
    listed $150,000
28. 2004-03-16
    soldstatus $107,200
29. 2002-07-31
    soldstatus $92,500
30. 2000-03-30
    soldstatus $65,400
31. 2000-03-23
    soldstatus $65,400
32. 2000-02-08
    historical
33. 1999-04-17
    listed $65,400
34. 1993-09-10
    soldstatus $85,000

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$117/yr (+$10/mo · 8.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,708
• − Mortgage interest: −$8,402
• − Property taxes: −$1,400
• − Insurance: −$750
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$5,568
• − Depreciation: −$4,364
• Taxable loss: −$1,409
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $1,120/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 — Marlboro Village

• Score: 66/100
• State rank: #226
• US rank: #11335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlboro Village, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 54,319
• Household income: $139,403
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 524.0

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 (78%)
• Race & ethnicity: Black 78% White 10% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -184.63%
• Current HPI: 251.8236
• Rent YoY: ▲ 9.80%
• 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

+76.5% since first listed

21 events — show timeline

• 2026-05-07 Price Changed $150,000 BRIGHT MLS
• 2026-03-11 Listing Removed — BRIGHT MLS
• 2026-03-11 Listed $160,000 BRIGHT MLS
• 2026-02-06 Price Changed $165,000 BRIGHT MLS
• 2026-02-03 Listed $180,000 BRIGHT MLS
• 2026-01-31 Coming Soon — BRIGHT MLS
• 2006-10-03 Sold (Public Records) $195,000 Public Records
• 2006-08-08 Sold (MLS) $195,000 MRIS
• 2006-07-17 Delisted — MRIS
• 2006-06-18 Listed $199,990 MRIS
• 2005-06-09 Sold (Public Records) $140,000 Public Records
• 2005-04-18 Sold (MLS) $140,000 MRIS
• 2005-03-28 Delisted — MRIS
• 2005-03-22 Listed $150,000 MRIS
• 2004-03-16 Sold (Public Records) $107,200 Public Records
• 2002-07-31 Sold (Public Records) $92,500 Public Records
• 2000-03-30 Sold (MLS) $65,400 MRIS
• 2000-03-23 Sold (Public Records) $65,400 Public Records
• 2000-02-08 Delisted — MRIS
• 1999-04-17 Listed $65,400 MRIS
• 1993-09-10 Sold (Public Records) $85,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,400 · +2.0% YoY. Source: county tax records.