10505 Cedarville Rd Unit 13-21 · Cedarville, MD 20613

$89,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 342 Days on market

Built 2025 Poor condition ↓ 3% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a clubhouse, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Modern bathroom
• Premium entry doors
• Built 2025

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#399 in MD) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A, cost of living B; Watch: schools F, 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.
• Market conditions: 216 active listings in the ZIP; 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 $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 342 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.18% ✓
• Cap rate: 28.11%
• Cash-on-cash: 77.93%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 78.0%
• Equity multiple: 4.56×
• Total profit: $89,592
• Equity at exit: $13,404

10-year hold

• IRR: 81.5%
• Equity multiple: 9.43×
• Total profit: $212,258
• Equity at exit: $7,773

Cash invested: $25,172 (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 20613

• Home prices YoY: -29.0%
• Active inventory: 216
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,856 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $1,635

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 38%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 342 DOM
2. 2026-06-17
   days on market $89,900 Active 341 DOM
3. 2026-06-16
   days on market $89,900 Active 340 DOM
4. 2026-06-15
   days on market $89,900 Active 339 DOM
5. 2026-06-13
   days on market $89,900 Active 337 DOM
6. 2026-06-10
   days on market $89,900 Active 333 DOM
7. 2026-06-08
   days on market $89,900 Active 332 DOM
8. 2026-06-07
   days on market $89,900 Active 331 DOM
9. 2026-06-04
   days on market $89,900 Active 328 DOM
10. 2026-06-03
    days on market $89,900 Active 327 DOM
11. 2026-06-02
    days on market $89,900 Active 326 DOM
12. 2026-06-01
    pricedays on market $89,900 Active 325 DOM
13. 2026-05-31
    days on market $89,400 Active 324 DOM
14. 2026-02-01
    price $89,400 471-char remark

    Show marketing remark (471 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a clubhouse, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

15. 2025-09-29
    status Active 471-char remark

    Show marketing remark (471 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a clubhouse, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2025-08-08
    historical 471-char remark

    Show marketing remark (471 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a clubhouse, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2025-07-26
    price $89,900 471-char remark

    Show marketing remark (471 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a clubhouse, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2025-05-20
    listed $92,300 Active 471-char remark

    Show marketing remark (471 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a clubhouse, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°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: $34,269
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,741
• − Management: −$2,741
• − Depreciation: −$2,615
• Taxable income: $19,336
• Est. tax owed @ 24.0%: −$4,641
• After-tax cash flow: $14,976/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its value. Immediate action is needed to address the deteriorating condition and improve its marketability.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but siding condition suggests underlying issues
• Major flooring — No visible flooring, but siding condition suggests underlying issues
• Major interior walls/paint — No visible interior, but siding condition suggests underlying issues
• Major HVAC/mechanicals — No visible systems, but siding condition suggests underlying issues
• Major landscaping — No visible landscaping, but siding condition suggests underlying issues

Value-add opportunities

• Both repair and replace siding — Improves both resale and rental value
• Both repair and replace roof — Improves both resale and rental value
• Both repair and replace flooring — Improves both resale and rental value
• Both repair and paint interior walls — Improves both resale and rental value
• Both repair and replace HVAC/mechanicals — Improves both resale and rental value
• Both landscape and improve curb appeal — Improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but siding condition suggests underlying issues	Major	$15,000–50,000
flooring · No visible flooring, but siding condition suggests underlying issues	Major	$15,000–50,000
interior walls/paint · No visible interior, but siding condition suggests underlying issues	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, but siding condition suggests underlying issues	Major	$15,000–50,000
landscaping · No visible landscaping, but siding condition suggests underlying issues	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both repair and replace siding — Improves both resale and rental value ↑
• Both repair and replace roof — Improves both resale and rental value ↑
• Both repair and replace flooring — Improves both resale and rental value ↑
• Both repair and paint interior walls — Improves both resale and rental value ↑
• Both repair and replace HVAC/mechanicals — Improves both resale and rental value ↑
• Both landscape and improve curb appeal — Improves both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Cedarville

• Score: 57/100
• State rank: #399
• US rank: #21965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedarville, MD
• County: Prince Georges County · 919,866 people
• City population: 15,923
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 17,590
• Household income: $151,422
• Rent vs Own: 6.0% rent · 94.0% own

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 (66%)
• Race & ethnicity: Black 66% White 20% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 1% Iranian 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, United Kingdom
• Languages at home: 91% English-only · Spanish 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: ▼ -101.19%
• Current HPI: 247.5504
• 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

-3.1% since first listed

5 events — show timeline

• 2026-02-01 Price Changed $89,400 Zillow
• 2025-09-29 Relisted — Zillow
• 2025-08-08 Delisted — Zillow
• 2025-07-26 Price Changed $89,900 Zillow
• 2025-05-20 Listed $92,300 Zillow