11422 Brandywine Rd · Clinton, MD 20735

$399,000

5 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 6 Days on market

Built 1968 0.28 ac lot Est $440k · 9% 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).

• Cash flow +15.8/30.0
• ARV discount +11.7/15.0
• DSCR +4.9/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• 0.28 acre lot
• Parking
• Built 1968

Property features AI

Finance

• Other: Not in a federal flood zone; Fee simple ownership; Irrigation water rights noted; Ground rent payment frequency: annually

Exterior

• Parking: Attached carport (1 space); Off-street parking; Concrete driveway; One total garage/parking space
• Security: Secure storage
• Utilities: Public water; Public sewer; Electric available (fuses and circuit breakers); Natural gas available; Sewer available; Water available
• Home design: Detached property; Northwest-facing main entrance; Architectural shingle roof
• Construction: Brick construction; Brick/mortar foundation; Built year recorded by assessor
• Exterior features: Exterior lighting; Gutter system; Secure storage; Sidewalks; Street lights; Shed on the property; Fenced yard (chain link, privacy, vinyl, and wood options); Cleared front and rear yard with landscaping; Open lot area

Interior

• Kitchen: Disposal; Dishwasher; Gas oven/range; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level; Two bedrooms on the lower level
• Flooring: Ceramic tile; Hardwood and solid hardwood floors
• Bathrooms: Two full bathrooms on the main level; One full bathroom on the lower level; Three full bathrooms total
• Heating & cooling: Central heating (forced air) with natural gas; Central air conditioning (natural gas); Natural gas hot water
• Interior features: Second kitchen; Wet bar; Stall shower and tub/shower; Walk-in shower in bathroom; Ceiling fans; Combination dining/living areas; Combination kitchen/dining area; Traditional floor plan; Country-style kitchen; Wood floors; Drywall walls and ceilings; Storm doors
• Laundry & utility: Washer and dryer in unit; Dryer located in the basement; Laundry access on lower floor and basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (9.5% below list).
• Recommended offer: $361k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.3% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Waldon Woods Elementary (math 4% / reading 11%, grade F, #681 of 860 statewide, top 81%, 529 students, 70% 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).
• Market conditions: 124 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($126k/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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $399k implies a 675% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $361,139 (9.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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 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: 0.91% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $439,875
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11411 Hermitt St	0.22mi	4/3.0 (-1)	1,125 (0%)	1mo	$447,000	$397	80
6913 Fulford St	0.45mi	5/3.0	1,125 (0%)	10mo	$505,000	$449	67
6819 Groveton Dr	0.36mi	4/3.0 (-1)	1,125 (0%)	14mo	$465,900	$414	63
6704 Crafton Ln	0.25mi	4/2.0 (-1)	1,000 (-11%)	8mo	$399,999	$400	58
6104 Brooke Jane Dr	0.44mi	5/3.0	1,212 (+8%)	10mo	$460,000	$380	54
6910 Danford Dr	0.46mi	4/3.0 (-1)	1,125 (0%)	18mo	$440,000	$391	54
5903 Sylvia Ct	0.64mi	4/3.0 (-1)	1,204 (+7%)	1mo	$445,000	$370	48
6307 Willow Way	0.33mi	4/2.0 (-1)	996 (-12%)	23mo	$410,000	$412	41
11829 Sylvia Dr	0.72mi	4/3.0 (-1)	1,212 (+8%)	8mo	$429,900	$355	38
6907 Northgate Pkwy	0.47mi	5/3.0	1,279 (+14%)	20mo	$360,000	$281	34
11813 Sylvia Dr	0.68mi	4/3.0 (-1)	1,196 (+6%)	19mo	$460,000	$385	33

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-52,814
• Equity at exit: $59,492

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-30,745
• Equity at exit: $34,498

Cash invested: $111,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,611 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$408 /mo · $4,901/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $186

Break-even live

Break-even rent $3,376

Max offer price $399,000

Occupancy floor 90%

Sensitivity live

Price	-10% $412	-5% $299	+0% $186	+5% $73	+10% $-40
Rent	-10% $-99	-5% $43	+0% $186	+5% $329	+10% $471
Rate	-1.0pp $387	-0.5pp $287	base $186	+0.5pp $83	+1.0pp $-23

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6907 Fulford St Clinton, MD	4.0	3.0	1125	$3,500	$3.11	20d	1	0.39mi
6004 Clinton Way Clinton, MD	4.0	1.5	1028	$2,850	$2.77	45d	1	0.68mi
5558 E Boniwood Turn Clinton, MD	4.0	3.5	1360	$3,200	$2.35	4d	1	0.86mi
5508 E Boniwood Turn Clinton, MD	4.0	3.5	1320	$2,600	$1.97	14d	1	0.89mi
5539 E Boniwood Turn Clinton, MD	4.0	3.5	1288	$2,950	$2.29	45d	1	0.93mi

Listing history 13 events

1. 2026-06-17
   status $399,000 Pending 6 DOM
2. 2026-06-04
   status $399,000 Active Under Contract 6 DOM
3. 2026-06-03
   days on market $399,000 Active 6 DOM
4. 2026-06-02
   days on market $399,000 Active 5 DOM
5. 2026-06-01
   days on market $399,000 Active 4 DOM
6. 2026-05-31
   days on market $399,000 Active 3 DOM
7. 2026-05-23
   historical $399,000
8. 2026-02-14
   historical
9. 2026-01-03
   price $440,000
10. 2025-11-14
    listed $450,000 Active
11. 2025-10-23
    historical
12. 1975-03-11
    soldstatus $51,500
13. 1968-06-20
    soldstatus $26,500

ⓘ 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: $4,901 · $408/mo
• Projected year-2 tax: $4,901 · $408/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,337
• − Mortgage interest: −$22,350
• − Property taxes: −$4,901
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,467
• − Management: −$3,467
• − Depreciation: −$11,607
• Taxable loss: −$4,451
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $3,299/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

+1405.7% since first listed

7 events — show timeline

• 2026-05-23 Coming Soon $399,000 BRIGHT MLS
• 2026-02-14 Listing Removed — BRIGHT MLS
• 2026-01-03 Price Changed $440,000 BRIGHT MLS
• 2025-11-14 Listed $450,000 BRIGHT MLS
• 2025-10-23 Coming Soon — BRIGHT MLS
• 1975-03-11 Sold (Public Records) $51,500 Public Records
• 1968-06-20 Sold (Public Records) $26,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $4,901 · +3.6% YoY. Source: county tax records.