2427 Iverson Street # 2427 · Hillcrest Heights, MD 20748

$119,000

2 bd · 1.0 ba · 768 sqft · Townhouse public records · 63 Days on market

Built 1975 $155/sqft · 22% below area Est $152k · 22% under $459/mo HOA · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +9.0/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOTALLY REMODELLED. EVERYTHING IS NEW. WASHER AND DRYER IN UNIT.

Key facts

• $459 HOA
• Built 1975
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $119k.

Deal economics

• At list price, monthly cash flow is $11 ($131/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.4% in Hillcrest Heights — 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 77/100 on livability (#79 in MD, #2,942 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: health & safety C-, crime F, 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 soft (-2.9%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $823 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $21k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $119k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 5.9

CMA / ARV

• ARV (median comp): $152,480
• List price: $119,000
• Delta: -21.96%
• 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
2540 Iverson St	0.09mi	2/1.0	768 (0%)	0mo	$85,000	$111	96
3902 25th Ave	0.09mi	2/1.0	768 (0%)	1mo	$130,000	$169	95
4003 25th Ave	0.01mi	2/1.0	792 (+3%)	1mo	$93,000	$117	94
2551 Colebrooke Dr	0.12mi	2/1.0	768 (0%)	2mo	$140,000	$182	93
3879 26th Ave	0.14mi	2/1.0	768 (0%)	1mo	$128,000	$167	92
3802 26th Ave #16	0.18mi	2/1.0	762 (-1%)	3mo	$95,000	$125	88
2588 Iverson St	0.14mi	2/1.0	768 (0%)	7mo	$145,000	$189	88
3811 28th Ave #15	0.28mi	2/1.0	768 (0%)	1mo	$155,000	$202	86
3855 28th Ave #37	0.28mi	2/1.0	768 (0%)	3mo	$128,000	$167	84
3815 28th Ave #17	0.27mi	2/1.0	768 (0%)	8mo	$141,000	$184	81
3840 26th Ave	0.19mi	2/1.0	710 (-8%)	6mo	$97,500	$137	74
2627 Colebrooke Dr #31	0.22mi	2/1.0	716 (-7%)	7mo	$86,000	$120	73

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: -20.9%
• Equity multiple: 0.31×
• Total profit: $-23,155
• Equity at exit: $17,743

10-year hold

• IRR: -32.7%
• Equity multiple: -0.11×
• Total profit: $-36,857
• Equity at exit: $10,289

Cash invested: $33,320 (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 20748

• Rents YoY: -2.9%
• Active inventory: 139
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$624
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$50
• HOA: −$459
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $11

Break-even live

Break-even rent $1,655

Max offer price $119,000

Occupancy floor 94%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3909 25th Ave Hillcrest Heights, MD	2.0	1.0	768	$1,500	$1.95	4d	1	0.04mi
3903 25th Ave Hillcrest Heights, MD	2.0	1.0	768	$1,500	$1.95	4d	1	0.05mi
4003 25th Ave Temple Hills, MD	2.0	1.0	792	$1,795	$2.27	13d	1	0.05mi
2528 Iverson St Temple Hills, MD	2.0	1.0	768	$1,675	$2.18	11d	1	0.06mi
3861 26th Ave Temple Hills, MD	2.0	1.0	768	$1,700	$2.21	5d	1	0.14mi
3861 26th Ave Temple Hills, MD	2.0	1.0	768	$1,700	$2.21	24d	1	0.14mi
3846 26th Ave Temple Hills, MD	2.0	1.5	710	$1,875	$2.64	44d	1	0.18mi
3840 26th Ave Temple Hills, MD	2.0	1.0	710	$1,700	$2.39	17d	1	0.18mi
4129 Atmore Pl Temple Hills, MD	1.0	1.0	610	$1,500	$2.46	44d	1	0.24mi
3827 28th Ave #23 Temple Hills, MD	2.0	1.0	768	$1,695	$2.21	3d	1	0.26mi
2816 Keating St #164 Temple Hills, MD	2.0	1.0	768	$1,500	$1.95	24d	1	0.34mi
4301 23rd Pkwy Temple Hills, MD	3.0	1.0–2.0	850	$1,785	$2.10	2d	18	0.41mi
2900 Saint Clair Dr Temple Hills, MD	1.0–2.0	1.0	765	$1,425	$1.86	18d	1	0.45mi
4513 23rd Pkwy Temple Hills, MD	1.0–2.0	1.0	824	$1,880	$2.28	3d	8	0.52mi
4431 23rd Pkwy Temple Hills, MD	1.0–2.0	1.0	775	$1,600	$2.06	4d	12	0.53mi
2309 Olson St #203 Temple Hills, MD	1.0	1.0	948	$1,695	$1.79	5d	1	0.57mi
4221 28th Ave Marlow Heights, MD	1.0–2.0	1.0	698	$1,300	$1.86	44d	1	0.59mi
4503 Raleigh Rd Temple Hills, MD	3.0	1.0	1040	$1,895	$1.82	44d	1	0.62mi
3843 St Barnabas Rd Apt 104 Suitland, MD	2.0	2.0	998	$1,750	$1.75	5d	1	0.68mi
4637 Dallas Pl Temple Hills, MD	1.0–2.0	1.0	838	$1,506	$1.80	1d	27	0.72mi
3827 Saint Barnabas Rd Unit T103 Suitland, MD	2.0	1.0	979	$1,800	$1.84	15d	1	0.72mi
3807 St Barnabas Rd #104 Suitland, MD	2.0	1.0	1000	$1,999	$2.00	44d	1	0.78mi
3825 Saint Barnabas Rd Unit T-202 Suitland, MD	2.0	1.0	1034	$1,800	$1.74	44d	1	0.79mi
3851 St Barnabas Rd Apt 201 Suitland, MD	2.0	1.0	1000	$2,295	$2.29	5d	1	0.79mi
3827 St Barnabas Rd Unit T Suitland, MD	2.0	1.0	992	$1,600	$1.61	3d	1	0.79mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$2,303	$2.71	2d	12	0.85mi
3416 Curtis Dr Suitland, MD	1.0–3.0	1.0–1.5	779	$1,628	$2.09	2d	25	0.85mi
3613 Silver Park Dr Suitland, MD	1.0–3.0	1.0–2.0	1087	$1,895	$1.74	3d	10	0.96mi
2603 Southern Ave SE Hillcrest Heights, MD	1.0–2.0	1.0	646	$1,375	$2.13	1d	7	1.01mi
3501 Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	800	$1,678	$2.10	2d	15	1.08mi
3506 Silver Park Dr Suitland, MD	1.0–3.0	1.0–2.0	998	$1,954	$1.96	2d	10	1.09mi
3009 Southern Ave SE Temple Hills, MD	3.0	1.0	909	$1,650	$1.82	44d	1	1.11mi
3158 Buena Vista Ter SE Unit 1 Washington, DC	3.0	1.0	800	$2,900	$3.62	24d	1	1.13mi
3130 Buena Vista Ter SE Unit 6 Washington, DC	3.0	1.0	855	$1,980	$2.32	17d	1	1.19mi
3111 Naylor Rd SE #301 Washington, DC	1.0	1.0	800	$1,350	$1.69	24d	1	1.19mi
3216 28th St SE #2 Washington, DC	3.0	1.0	600	$2,204	$3.67	24d	1	1.20mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$2,043	$2.66	1d	43	1.20mi
3109 Naylor Rd SE Washington, DC	2.0	1.0	655	$1,904	$2.91	7d	1	1.21mi
3035 30th St SE Unit 2M Washington, DC	1.0	1.0	900	$1,450	$1.61	24d	1	1.21mi
3212 28th St SE Unit D Washington, DC	3.0	1.0	790	$2,100	$2.66	24d	1	1.21mi

HOA detail

• Monthly dues: $459 · $5,508/yr

Listing history 29 events

1. 2026-06-18
   days on market $119,000 Active 63 DOM
2. 2026-06-17
   days on market $119,000 Active 62 DOM
3. 2026-06-16
   statusdays on market $119,000 Active 61 DOM
4. 2026-06-02
   statusdays on market $119,000 Pending 60 DOM
5. 2026-06-01
   days on market $119,000 Active 59 DOM
6. 2026-05-31
   days on market $119,000 Active 58 DOM
7. 2026-04-03
   listed $139,999 Active 64-char remark

   Show marketing remark (64 chars)

   TOTALLY REMODELLED. EVERYTHING IS NEW. WASHER AND DRYER IN UNIT.

8. 2016-12-01
   soldstatus $40,000
9. 2016-10-25
   historical
10. 2016-06-29
    status Contract
11. 2016-06-24
    historical Withdrawn
12. 2016-06-15
    status Active
13. 2016-06-01
    status Contract
14. 2016-05-20
    historical Contingent (Kick Out)
15. 2016-05-06
    status Active
16. 2016-02-17
    status Contract
17. 2016-02-08
    listed Active
18. 2016-02-08
    listed $42,000
19. 2003-03-24
    soldstatus $75,000
20. 2001-05-10
    soldstatus $50,000
21. 2001-01-31
    soldstatus $70,000
22. 2001-01-21
    historical
23. 2001-01-04
    soldstatus $28,000
24. 2000-12-28
    listed $70,000
25. 2000-12-27
    soldstatus $28,000
26. 2000-09-08
    historical
27. 2000-08-04
    listed $30,000
28. 1996-11-08
    soldstatus $53,500
29. 1989-08-08
    soldstatus $55,000

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $20,031
• − Mortgage interest: −$6,666
• − Property taxes: −$2,102
• − Insurance: −$595
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$5,508
• − Depreciation: −$3,462
• Taxable loss: −$1,506
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $493/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 — Hillcrest Heights

• Score: 77/100
• State rank: #79
• US rank: #2942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillcrest Heights, MD
• County: Prince Georges County · 919,866 people
• City population: 40,338
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 40,338
• Household income: $83,162
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1929.0

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 (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 11% White 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Spanish 10% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -215.06%
• Current HPI: 307.2658
• Rent YoY: ▼ -2.87%
• 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

+154.5% since first listed

23 events — show timeline

• 2026-04-03 Listed $139,999 BRIGHT MLS
• 2016-12-01 Sold (Public Records) $40,000 Public Records
• 2016-10-25 Listing Removed — BRIGHT MLS
• 2016-06-29 Pending — MRIS
• 2016-06-24 Delisted — MRIS
• 2016-06-15 Relisted — MRIS
• 2016-06-01 Pending — MRIS
• 2016-05-20 Contingent — MRIS
• 2016-05-06 Relisted — MRIS
• 2016-02-17 Pending — MRIS
• 2016-02-08 Listed — MRIS
• 2016-02-08 Listed $42,000 BRIGHT MLS
• 2003-03-24 Sold (Public Records) $75,000 Public Records
• 2001-05-10 Sold (Public Records) $50,000 Public Records
• 2001-01-31 Sold (MLS) $70,000 MRIS
• 2001-01-21 Delisted — MRIS
• 2001-01-04 Sold (Public Records) $28,000 Public Records
• 2000-12-28 Listed $70,000 MRIS
• 2000-12-27 Sold (MLS) $28,000 MRIS
• 2000-09-08 Delisted — MRIS
• 2000-08-04 Listed $30,000 MRIS
• 1996-11-08 Sold (Public Records) $53,500 Public Records
• 1989-08-08 Sold (Public Records) $55,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,102 · +16.5% YoY. Source: county tax records.