9607 Muirfield Dr · Marlton, MD 20772

$399,900

3 bd · 2.5 ba · 1,868 sqft · SingleFamily public records · 13 Days on market

Built 1971 0.35 ac lot $214/sqft · 11% below area Est $447k · 11% under $9/mo HOA

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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).

• ARV discount +12.3/15.0
• Cash flow +10.6/30.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Subject to third-party approval, potential short-sale. Located at 9607 Muirfield Dr in Upper Marlboro, this distinctive home features a unique flipped floor plan. The lower level boasts a spacious open concept, highlighted by an updated kitchen with granite countertops, a gas range, and a cozy fireplace. Large windows provide a view of the well-maintained backyard, and a convenient half bath completes this level. You will find three spacious bedrooms, each with plush carpeting. The primary suite offers a luxurious retreat with a soaker tub, large walk-in shower, and a walk-in closet. The shared full bathroom is updated with modern finishes, enhancing the comfort and style of the home. The c

Key facts

• Half bath
• Updated kitchen
• Cozy fireplace

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• GAS RANGE
• COZY FIREPLACE
• WELL-MAINTAINED BACKYARD
• HALF BATH

Property features AI

Finance

• HOA & community: HOA fee of $104 paid annually

Exterior

• Parking: Attached front-entry garage with 2 garage spaces; Driveway with 2 parking spaces; Total of 4 garage/parking spaces
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating; Electric cooling
• Home design: Detached home; Built with brick and combination materials; Described in very good condition; Ownership: Fee simple
• Construction: Brick and combination construction; Foundation: Other; Structure type: Detached; Year built (source: Assessor)
• Exterior features: Patio(s); Rear wood fencing; Located on a cul-de-sac; Other above- and below-grade structures noted

Interior

• Kitchen: Gas oven/range; Dishwasher; Exhaust fan; Upgraded countertops
• Bedrooms: Three bedrooms on the main level; Rooms listed: Master Bedroom, Bedroom 2, Bedroom 3
• Flooring: Hardwood; Carpet; Wood floors
• Bathrooms: Two full bathrooms; One half bathroom on a lower level; Master bathroom with soaking tub and stall shower
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Open floor plan; Combination living/dining areas; Combination kitchen/dining area; Entry-level bedroom; Master bath(s) with soaking tub and stall shower; Tub/shower; Recessed lighting; Upgraded countertops; Walk-in closet(s); Six-panel and sliding glass doors; Carpet; Wood floors
• Laundry & utility: Washer and dryer (in-unit laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (18.2% below list).
• Recommended offer: $327k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#224 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools 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.
• Market conditions: Rents rising fast (+9.8%/yr); 309 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 23 sale attempts since 20y ago 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $327,277 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.82% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (median comp): $447,097
• List price: $399,900
• Delta: 0.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12014 Fairway Manor Ct	0.11mi	3/3.0	1,880 (+1%)	4mo	$430,000	$229	89
9302 Berrybrook Pl	0.28mi	4/2.5 (+1)	1,848 (-1%)	2mo	$465,000	$252	79
9417 Fairhaven Ave	0.33mi	4/2.5 (+1)	1,815 (-3%)	1mo	$250,000	$138	74
11907 Broadmoor Ln	0.15mi	3/2.5	1,868 (0%)	24mo	$436,500	$234	73
9316 Fairhaven Ave	0.23mi	4/2.5 (+1)	1,848 (-1%)	19mo	$425,000	$230	66
9315 Midland Turn	0.30mi	4/2.5 (+1)	2,013 (+8%)	3mo	$437,000	$217	66
11710 High Knoll Xing	0.49mi	4/3.5 (+1)	1,852 (-1%)	8mo	$490,000	$265	60
12315 Wheeling Ave	0.70mi	4/3.0 (+1)	1,918 (+3%)	13mo	$510,000	$266	45
12705 Live Oak Pl	0.66mi	4/2.5 (+1)	2,013 (+8%)	18mo	$440,000	$219	36
12401 Wheeling Ave	0.70mi	4/2.5 (+1)	2,013 (+8%)	21mo	$525,000	$261	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.46×
• Total profit: $-60,207
• Equity at exit: $59,626

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $10,113
• Equity at exit: $34,576

Cash invested: $111,972 (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: 10.2×

Monthly cashflow live

• Estimated rent: $3,273 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$513 /mo · $6,158/yr
• Insurance: −$167
• HOA: −$9
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $-200

Break-even live

Break-even rent $3,526

Max offer price $364,495

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-87	+0% $-200	+5% $-314	+10% $-427
Rent	-10% $-459	-5% $-330	+0% $-200	+5% $-71	+10% $58
Rate	-1.0pp $1	-0.5pp $-99	base $-200	+0.5pp $-304	+1.0pp $-409

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9023 Florin Way Upper Marlboro, MD	3.0	1.5	1268	$3,190	$2.52	44d	1	0.71mi
12605 Trumbull Dr Upper Marlboro, MD	3.0	2.5	1422	$2,500	$1.76	6d	1	0.73mi
12705 Town Center Way Upper Marlboro, MD	3.0	2.5	1240	$2,700	$2.18	19d	1	1.05mi
12825 Town Center Way Upper Marlboro, MD	3.0	2.5	1854	$2,900	$1.56	44d	1	1.14mi
11904 N Marlton Ave Upper Marlboro, MD	4.0	3.0	1444	$2,900	$2.01	13d	1	1.14mi
12902 Woods View St Upper Marlboro, MD	3.0	3.5	1360	$2,695	$1.98	13d	1	1.19mi
8605 Sweet Rose Ct Upper Marlboro, MD	3.0	3.5	1600	$3,200	$2.00	6d	1	1.23mi
8605 Sweet Rose Ct Upper Marlboro, MD	3.0	3.5	1600	$3,200	$2.00	0d	1	1.23mi
8523 Grandhaven Ave Upper Marlboro, MD	3.0	3.0	2500	$7,000	$2.80	44d	1	1.27mi
8516 Grandhaven Ave Upper Marlboro, MD	3.0	2.5	1332	$2,900	$2.18	13d	1	1.32mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: gas

Listing history 50 events

1. 2026-06-18
   status $399,900 Pending 13 DOM
2. 2026-06-18
   days on market $399,900 Active 13 DOM
3. 2026-06-17
   days on market $399,900 Active 12 DOM
4. 2026-06-16
   days on market $399,900 Active 11 DOM
5. 2026-06-15
   days on market $399,900 Active 10 DOM
6. 2026-06-13
   days on market $399,900 Active 8 DOM
7. 2026-06-10
   days on market $399,900 Active 4 DOM
8. 2026-06-08
   days on market $399,900 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $399,900 Active 2 DOM
10. 2026-06-04
    days on market $450,000 Active 57 DOM
11. 2026-06-03
    days on market $450,000 Active 56 DOM
12. 2026-06-02
    days on market $450,000 Active 55 DOM
13. 2026-06-01
    days on market $450,000 Active 54 DOM
14. 2026-05-31
    days on market $450,000 Active 53 DOM
15. 2026-04-08
    historical
16. 2026-04-08
    listed $450,000 Active 825-char remark
17. 2026-03-05
    listed $450,000 Active
18. 2026-03-05
    historical
19. 2026-01-16
    status Active
20. 2026-01-09
    historical
21. 2025-09-10
    listed $460,000 Active
22. 2025-09-08
    historical
23. 2025-03-06
    soldstatus $437,000
24. 2024-11-26
    soldstatus $437,000 Closed
25. 2024-10-18
    status Pending
26. 2024-09-18
    price $425,000
27. 2024-08-29
    price $449,000
28. 2024-08-23
    status Active
29. 2024-08-14
    historical Active Under Contract
30. 2024-08-07
    listed $450,000 Active
31. 2024-07-31
    historical $450,000
32. 2020-01-09
    soldstatus $308,998
33. 2019-11-29
    soldstatus $308,988 Closed
34. 2019-11-18
    status Pending
35. 2019-11-09
    historical Active Under Contract
36. 2019-11-05
    price $299,999
37. 2019-10-18
    price $339,999
38. 2019-10-18
    status Active
39. 2019-09-08
    historical
40. 2019-08-31
    price $350,000
41. 2019-08-17
    price $355,900
42. 2019-08-01
    price $364,900
43. 2019-07-19
    price $369,900
44. 2019-07-05
    listed $385,900 Active
45. 2018-08-30
    historical
46. 2018-08-30
    historical Expired
47. 2018-05-31
    price $229,900
48. 2018-05-31
    price
49. 2018-05-26
    price $195,000
50. 2018-05-20
    status Active

ⓘ 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: $6,158 · $513/mo
• Projected year-2 tax: $6,158 · $513/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $39,273
• − Mortgage interest: −$22,401
• − Property taxes: −$6,158
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,142
• − Management: −$3,142
• − HOA: −$108
• − Depreciation: −$11,633
• Taxable loss: −$9,310
• Est. tax savings @ 24.0%: +$2,234
• After-tax cash flow: $-171/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 — Marlton

• Score: 66/100
• State rank: #224
• US rank: #11234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlton, 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

+520.0% since first listed

75 events — show timeline

• 2026-06-18 Pending — BRIGHT MLS
• 2026-06-05 Listing Removed — BRIGHT MLS
• 2026-06-05 Listed $399,900 BRIGHT MLS
• 2026-04-08 Listing Removed — BRIGHT MLS
• 2026-04-08 Listed $450,000 BRIGHT MLS
• 2026-03-05 Listing Removed — BRIGHT MLS
• 2026-03-05 Listed $450,000 BRIGHT MLS
• 2026-01-16 Relisted — BRIGHT MLS
• 2026-01-09 Listing Removed — BRIGHT MLS
• 2025-09-10 Listed $460,000 BRIGHT MLS
• 2025-09-08 Coming Soon — BRIGHT MLS
• 2025-03-06 Sold (Public Records) $437,000 Public Records
• 2024-11-26 Sold (MLS) $437,000 BRIGHT MLS
• 2024-10-18 Pending — BRIGHT MLS
• 2024-09-18 Price Changed $425,000 BRIGHT MLS
• 2024-08-29 Price Changed $449,000 BRIGHT MLS
• 2024-08-23 Relisted — BRIGHT MLS
• 2024-08-14 Contingent — BRIGHT MLS
• 2024-08-07 Listed $450,000 BRIGHT MLS
• 2024-07-31 Coming Soon $450,000 BRIGHT MLS
• 2020-01-09 Sold (Public Records) $308,998 Public Records
• 2019-11-29 Sold (MLS) $308,988 BRIGHT MLS
• 2019-11-18 Pending — BRIGHT MLS
• 2019-11-09 Contingent — BRIGHT MLS
• 2019-11-05 Price Changed $299,999 BRIGHT MLS
• 2019-10-18 Price Changed $339,999 BRIGHT MLS
• 2019-10-18 Relisted — BRIGHT MLS
• 2019-09-08 Listing Removed — BRIGHT MLS
• 2019-08-31 Price Changed $350,000 BRIGHT MLS
• 2019-08-17 Price Changed $355,900 BRIGHT MLS
• 2019-08-01 Price Changed $364,900 BRIGHT MLS
• 2019-07-19 Price Changed $369,900 BRIGHT MLS
• 2019-07-05 Listed $385,900 BRIGHT MLS
• 2018-08-30 Listing Removed — BRIGHT MLS
• 2018-08-30 Delisted — MRIS
• 2018-05-31 Price Changed $229,900 BRIGHT MLS
• 2018-05-31 Price Changed — MRIS
• 2018-05-26 Price Changed $195,000 BRIGHT MLS
• 2018-05-20 Relisted — BRIGHT MLS
• 2018-05-20 Relisted — MRIS
• 2018-05-19 Pending — BRIGHT MLS
• 2018-05-19 Pending — MRIS
• 2018-05-19 Relisted — BRIGHT MLS
• 2018-05-19 Relisted — MRIS
• 2018-05-19 Pending — BRIGHT MLS
• 2018-05-19 Pending — MRIS
• 2018-05-01 Listed — MRIS
• 2018-05-01 Listed $240,000 BRIGHT MLS
• 2018-03-07 Sold (Public Records) $195,000 Public Records
• 2017-12-15 Sold (MLS) $195,000 MRIS
• 2017-12-15 Sold (MLS) $195,000 BRIGHT MLS
• 2017-11-14 Pending — MRIS
• 2017-11-08 Price Changed $195,000 MRIS
• 2017-11-07 Relisted — MRIS
• 2017-11-03 Delisted — MRIS
• 2017-11-02 Relisted — MRIS
• 2017-10-24 Pending — MRIS
• 2017-10-21 Delisted — MRIS
• 2017-10-11 Relisted — MRIS
• 2017-09-10 Pending — MRIS
• 2017-09-07 Relisted — MRIS
• 2017-09-05 Delisted — MRIS
• 2017-08-19 Relisted — MRIS
• 2017-08-19 Delisted — MRIS
• 2017-08-18 Relisted — MRIS
• 2017-05-24 Pending — MRIS
• 2017-05-17 Price Changed $200,000 MRIS
• 2017-04-28 Price Changed $225,000 MRIS
• 2017-03-17 Listed $250,000 MRIS
• 2006-08-02 Sold (Public Records) $415,000 Public Records
• 2006-07-28 Sold (MLS) $415,000 MRIS
• 2006-04-06 Delisted — MRIS
• 2006-03-09 Listed $415,000 MRIS
• 1984-12-17 Sold (Public Records) $109,950 Public Records
• 1984-04-06 Sold (Public Records) $64,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $6,158 · +5.8% YoY. Source: county tax records.