5013 Colburn Ter · Chillum, MD 20782

$279,900

4 bd · 3.5 ba · 1,424 sqft · Townhouse public records · 32 Days on market

Built 1994 1,500 sqft lot $197/sqft · 48% below area Est $535k · 48% under $145/mo HOA · 4% of rent

---

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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-level townhouse in Hyattsville, MD with great potential for the right buyer. The upper level features 3 bedrooms and 2 full bathrooms. The main level includes a half bath, and the basement offers an additional bedroom and full bathroom, providing a flexible layout with plenty of space. Sold strictly as-is. Third-party approval is required. Property must remain active on the market for 30 days. Seller will remove all items out of house.

Key facts

• $145 HOA
• Built 1994
• Listed 32 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.3% in Chillum — 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 75/100 on livability (#105 in MD, #4,157 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: schools C-, amenities C-, crime 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 soft (-0.9%/yr); 156 active listings in the ZIP; 40 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 44% of the median local income ($90k/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 32 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $146k; list at $280k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $271,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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. 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: 1.18% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.1

CMA / ARV

• ARV (median comp): $534,741
• List price: $279,900
• Delta: -47.66%
• 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
5826 Eastern Ave NE	0.19mi	3/2.5 (-1)	1,416 (-1%)	2mo	$535,000	$378	80
615 Kensington Pl NE	0.28mi	4/2.5	1,565 (+10%)	2mo	$685,000	$438	64
518 Riggs Rd NE	0.44mi	3/1.5 (-1)	1,400 (-2%)	3mo	$477,000	$341	62
625 Kensington Pl NE	0.27mi	4/2.5	1,600 (+12%)	2mo	$650,000	$406	61
5864 Eastern Ave NE	0.26mi	3/2.0 (-1)	1,584 (+11%)	1mo	$535,000	$338	58
5720 5th St NE	0.54mi	3/1.5 (-1)	1,447 (+2%)	4mo	$470,000	$325	56
5031 South Dakota Ave NE	0.58mi	3/2.0 (-1)	1,360 (-4%)	1mo	$485,000	$357	53
5018 11th St NE	0.56mi	4/1.5	1,537 (+8%)	2mo	$450,000	$293	51
1252 Delafield Pl NE	0.68mi	3/3.5 (-1)	1,543 (+8%)	3mo	$613,000	$397	47
5043 11th St NE	0.49mi	3/3.5 (-1)	1,635 (+15%)	2mo	$625,000	$382	46
5018 12th St NE	0.55mi	3/2.0 (-1)	1,602 (+12%)	1mo	$615,000	$384	42
5701 Chillum Pl NE	0.59mi	3/1.5 (-1)	1,214 (-15%)	2mo	$515,000	$424	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.59×
• Total profit: $-32,363
• Equity at exit: $41,734

10-year hold

• IRR: -8.6%
• Equity multiple: 0.55×
• Total profit: $-35,642
• Equity at exit: $24,201

Cash invested: $78,372 (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 20782

• Rents YoY: -0.9%
• Active inventory: 156
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,293 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$520 /mo · $6,242/yr
• Insurance: −$117
• HOA: −$145
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $352

Break-even live

Break-even rent $2,848

Max offer price $279,900

Occupancy floor 84%

Sensitivity live

Price	-10% $510	-5% $431	+0% $352	+5% $272	+10% $193
Rent	-10% $92	-5% $222	+0% $352	+5% $482	+10% $612
Rate	-1.0pp $493	-0.5pp $423	base $352	+0.5pp $279	+1.0pp $205

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1033 Higgins Way Unit 1 Hyattsville, MD	4.0	3.5	1424	$3,000	$2.11	6d	1	0.07mi
846 Oglethorpe St NE Washington, DC	3.0	1.0	1024	$3,000	$2.93	19d	1	0.09mi
5802 8th St NE Washington, DC	3.0	2.5	1534	$3,300	$2.15	25d	1	0.18mi
775 Oglethorpe St NE Washington, DC	4.0	2.5	1700	$3,450	$2.03	13d	1	0.19mi
607 Jefferson St NE Washington, DC	3.0	1.5	1200	$3,295	$2.75	5d	1	0.33mi
5370 Chillum Pl NE Washington, DC	4.0	2.5	1088	$4,400	$4.04	25d	1	0.37mi
5178 Eastern Ave NE Washington, DC	1.0–3.0	1.0	792	$2,599	$3.28	4d	1	0.37mi
5907 15th Ave Hyattsville, MD	5.0	2.0	1792	$3,550	$1.98	19d	1	0.53mi
1509 Jefferson St Hyattsville, MD	4.0	2.0	1188	$2,950	$2.48	45d	1	0.54mi
5042 8th St NE Washington, DC	3.0	2.0	1479	$3,295	$2.23	25d	1	0.54mi
5030 South Dakota Ave NE Washington, DC	4.0	2.0	1600	$6,200	$3.88	2d	1	0.61mi
4969 12th St NE Washington, DC	3.0	2.0	1674	$2,900	$1.73	25d	1	0.63mi
801 Cox Ave Hyattsville, MD	3.0	2.0	1169	$3,100	$2.65	19d	1	0.64mi
6733 New Hampshire Ave Takoma Park, MD	1.0–3.0	1.0–1.5	785	$2,160	$2.75	0d	23	0.96mi
2022 Oliver St Hyattsville, MD	4.0	2.5	1088	$2,500	$2.30	25d	1	0.99mi
4450 Joseph Pl NE Washington, DC	3.0	2.5	1460	$4,095	$2.80	25d	1	1.01mi
1228 Wynton Pl NE Unit NA Washington, DC	3.0	2.5	1500	$3,950	$2.63	19d	1	1.02mi
6821 Red Top Rd Takoma Park, MD	2.0–3.0	1.0–2.0	950	$1,975	$2.08	6d	4	1.08mi
118 Longfellow St NW Washington, DC	3.0	2.5	1803	$7,804	$4.33	0d	1	1.10mi
4312 10th St NE Washington, DC	3.0	2.5	1602	$3,900	$2.43	8d	1	1.14mi
41 Tuckerman St NW Washington, DC	3.0	1.5	1088	$3,000	$2.76	25d	1	1.15mi
66 Allison St NE Unit 66 Washington, DC	3.0	2.0	1545	$3,500	$2.27	25d	1	1.16mi
1012 E West Hwy Takoma Park, MD	5.0	2.0	1584	$3,950	$2.49	45d	1	1.17mi
605 Ethan Allen Ave Takoma Park, MD	3.0	2.5	1130	$2,950	$2.61	23d	1	1.17mi
4607 N Capitol St NE Washington, DC	3.0	1.5	1536	$2,975	$1.94	25d	1	1.18mi
1663 Webster St NE Washington, DC	4.0	2.5	1758	$3,757	$2.14	19d	1	1.19mi
207 Kennedy St NW Washington, DC	5.0	2.5	1537	$6,600	$4.29	0d	1	1.19mi
12 Hawaii Ave NE Washington, DC	3.0	2.0	1650	$3,650	$2.21	0d	1	1.20mi
139 Hawaii Ave NE Washington, DC	3.0	2.0	1728	$3,600	$2.08	16d	1	1.20mi
5009 1st St NW Unit 3 Washington, DC	3.0	1.0	900	$3,000	$3.33	25d	1	1.22mi
5009 1st St NW Unit 4 Washington, DC	3.0	1.0	900	$2,500	$2.78	25d	1	1.22mi
4812 Crest View Dr Hyattsville, MD	3.0	3.0	1280	$3,500	$2.73	14d	1	1.24mi
6916 New Hampshire Ave Takoma Park, MD	3.0	2.0	1080	$3,200	$2.96	45d	1	1.24mi
5685 Little Branch Run Hyattsville, MD	3.0	1.0–2.0	939	$4,184	$4.46	3d	24	1.24mi
5735 29th Ave Hyattsville, MD	1.0–3.0	1.0	763	$2,051	$2.69	0d	50	1.32mi
6416 Blair Rd NW Washington, DC	3.0	2.0	1240	$3,100	$2.50	8d	1	1.35mi
2600 Queens Chapel Rd Hyattsville, MD	1.0–3.0	1.0–2.0	1086	$2,545	$2.34	14d	9	1.39mi
242 Emerson St NW Washington, DC	4.0	2.5	1800	$3,775	$2.10	19d	1	1.41mi
413 Ingraham St NW Unit 1 Washington, DC	4.0	3.0	1464	$4,500	$3.07	0d	1	1.45mi
5701 31st Ave Hyattsville, MD	3.0	2.0	1336	$3,100	$2.32	23d	1	1.47mi

HOA detail

• Monthly dues: $145 · $1,740/yr

Listing history 3 events

1. 2026-05-06
   historical
2. 2026-04-04
   listed $279,900 Active
3. 1993-09-23
   soldstatus $145,675

ⓘ 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: $6,242 · $520/mo
• Projected year-2 tax: $6,242 · $520/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,514
• − Mortgage interest: −$15,679
• − Property taxes: −$6,242
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,161
• − Management: −$3,161
• − HOA: −$1,740
• − Depreciation: −$8,143
• Taxable loss: −$11
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $4,223/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 — Chillum

• Score: 75/100
• State rank: #105
• US rank: #4157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillum, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 34,293
• Household income: $90,205
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 1219.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 41% Black 37% White 14% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1% Dominican 2%
• Common ancestry: Romanian 1% Hispanic 1%
• Foreign-born: 42% · Canada
• Languages at home: 47% English-only · Spanish 37% Other Indo-European 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: ▼ -303.99%
• Current HPI: 306.7503
• Rent YoY: ▼ -0.92%
• 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

+92.1% since first listed

3 events — show timeline

• 2026-05-06 Listing Removed — BRIGHT MLS
• 2026-04-04 Listed $279,900 BRIGHT MLS
• 1993-09-23 Sold (Public Records) $145,675 Public Records

Property tax history

+7.4%/yr

Latest (2025): $6,242 · +8.5% YoY. Source: county tax records.