5210 W Boniwood Turn · Clinton, MD 20735

$455,000

5 bd · 3.0 ba · 1,212 sqft · SingleFamily public records · 32 Days on market

Built 1981 7,406 sqft lot Est $430k · 6% over $69/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +10.0/30.0
• ARV discount +4.9/15.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5210 W Boniwood Turn, a beautifully reimagined residence where modern design, refined craftsmanship, and turnkey convenience come together seamlessly. Extensively updated in 2026, this home delivers the rare opportunity to own a truly move-in-ready property finished with today’s most desirable materials and style. Offering 5 spacious suites and 3 fully renovated bathrooms, the home provides exceptional flexibility for comfortable everyday living, multigenerational needs, or elegant guest accommodations. Fresh designer paint (2026) and new luxury vinyl plank flooring (2026) create a cohesive, contemporary aesthetic, while resurfaced hardwood floors add warmth and timeless ch

Key facts

• Extensively updated
• New kitchen
• 7,406 sq ft lot

Tags

• EXTENSIVELY UPDATED
• MOVE-IN-READY PROPERTY
• FULLY RENOVATED BATHROOMS
• NEW KITCHEN
• BRAND-NEW COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other: Fee simple ownership; Total below-grade finished area estimated at 1,212; Above-grade finished area estimated at 1,212; Property condition listed as excellent/very good; Ground rent payment frequency: annually
• HOA & community: HOA fee approximately $69.33 per month; HOA covers management and common area maintenance; HOA amenities include common grounds

Exterior

• Parking: Asphalt driveway; Driveway parking
• Utilities: Public water and public sewer; Natural gas for heating, cooling fuel, and hot water; Electric service for central systems
• Home design: Detached structure; Brick and stone construction; Architectural shingle roof; Slab foundation; Effective year of major renovation 2025 (year built estimated)
• Construction: Brick and stone exterior; Architectural shingle roof; Slab foundation
• Exterior features: Street lights and sidewalks; Deck(s) and patio(s); Pets allowed with no pet restrictions; Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Gas oven/range; Built-in microwave; Food disposal; Refrigerator; Extra refrigerator/freezer; Upgraded countertops; Kitchen island
• Basement: Fully finished, heated basement with interior access and outside entrance; Poured concrete foundation, windows, walkout level
• Bedrooms: Three bedrooms on the main level; Two bedrooms on the lower level
• Flooring: Hardwood; Luxury vinyl plank
• Bathrooms: Two full bathrooms on the main level; One full bathroom on the lower level (three full bathrooms total)
• Fireplace: One fireplace
• Heating & cooling: Central heating (forced air) with natural gas; Central air conditioning with programmable thermostat; Hot water heated by natural gas
• Interior features: Breakfast area; Combination kitchen/dining and dining/living areas; Dining area; Family room off the kitchen; Kitchen with eat-in space and island; Pantry; Recessed lighting; Master bath(s) with tub/shower; Upgraded countertops; Insulated doors; High walls and ceilings (R-factor ceilings 49)
• Laundry & utility: Washer and dryer in unit (lower floor laundry); Water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $455k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $406k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (23.4% below list).
• Recommended offer: $349k (23.4% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $14k 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 ($441k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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.
• Current owner paid $310k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $348,645 (23.4% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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?
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: 0.77% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $430,260
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11603 Butlers Branch Rd	0.11mi	4/3.0 (-1)	1,216 (+0%)	0mo	$392,000	$322	89
5245 W Boniwood Turn	0.14mi	4/3.0 (-1)	1,286 (+6%)	9mo	$405,000	$315	70
5903 Sylvia Ct	0.52mi	4/3.0 (-1)	1,204 (-1%)	1mo	$445,000	$370	69
5342 W Boniwood Turn	0.44mi	4/3.0 (-1)	1,216 (+0%)	11mo	$450,000	$370	65
5242 W Boniwood Turn W	0.11mi	4/3.0 (-1)	1,276 (+5%)	21mo	$445,000	$349	64
6104 Brooke Jane Dr	0.66mi	5/3.0	1,212 (0%)	10mo	$460,000	$380	61
11829 Sylvia Dr	0.59mi	4/3.0 (-1)	1,212 (0%)	8mo	$429,900	$355	60
11813 Sylvia Dr	0.56mi	4/3.0 (-1)	1,196 (-1%)	19mo	$460,000	$385	51
11802 Thrift Rd	0.54mi	4/2.5 (-1)	1,266 (+4%)	13mo	$420,000	$332	50

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-91,234
• Equity at exit: $67,842

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-102,036
• Equity at exit: $39,340

Cash invested: $127,400 (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: 10.9×

Monthly cashflow live

• Estimated rent: $3,486 high
• Mortgage (P&I): −$2,386
• Tax from tax record: −$384 /mo · $4,610/yr
• Insurance: −$190
• HOA: −$69
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $-275

Break-even live

Break-even rent $3,834

Max offer price $406,500

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-146	+0% $-275	+5% $-403	+10% $-532
Rent	-10% $-550	-5% $-412	+0% $-275	+5% $-137	+10% $1
Rate	-1.0pp $-45	-0.5pp $-159	base $-275	+0.5pp $-392	+1.0pp $-512

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5539 E Boniwood Turn Clinton, MD	4.0	3.5	1288	$2,950	$2.29	45d	1	0.10mi
5508 E Boniwood Turn Clinton, MD	4.0	3.5	1320	$2,600	$1.97	14d	1	0.14mi
5558 E Boniwood Turn Clinton, MD	4.0	3.5	1360	$3,200	$2.35	3d	1	0.17mi
11160 Tippett Rd Clinton, MD	6.0	2.0	1419	$3,500	$2.47	26d	1	0.67mi
6004 Clinton Way Clinton, MD	4.0	1.5	1028	$2,850	$2.77	45d	1	0.79mi
6907 Fulford St Clinton, MD	4.0	3.0	1125	$3,500	$3.11	20d	1	1.41mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 43 events

1. 2026-06-21
   days on market $455,000 Active 32 DOM
2. 2026-06-18
   days on market $455,000 Active 29 DOM
3. 2026-06-17
   days on market $455,000 Active 28 DOM
4. 2026-06-16
   days on market $455,000 Active 27 DOM
5. 2026-06-15
   days on market $455,000 Active 26 DOM
6. 2026-06-13
   days on market $455,000 Active 24 DOM
7. 2026-06-10
   days on market $455,000 Active 20 DOM
8. 2026-06-08
   days on market $455,000 Active 19 DOM
9. 2026-06-07
   days on market $455,000 Active 18 DOM
10. 2026-06-04
    days on market $455,000 Active 15 DOM
11. 2026-06-03
    days on market $455,000 Active 14 DOM
12. 2026-06-02
    days on market $455,000 Active 13 DOM
13. 2026-06-01
    days on market $455,000 Active 12 DOM
14. 2026-05-31
    days on market $455,000 Active 11 DOM
15. 2026-05-11
    historical
16. 2026-04-08
    listed $460,000 Active
17. 2026-04-08
    historical
18. 2026-03-17
    status Active
19. 2026-03-09
    historical Active Under Contract
20. 2026-03-01
    status Active
21. 2026-02-20
    historical Active Under Contract
22. 2026-02-12
    listed $460,000 Active
23. 2026-02-11
    historical
24. 2026-01-05
    soldstatus $310,000
25. 2025-12-05
    soldstatus $310,000 Closed
26. 2025-11-10
    historical Active Under Contract
27. 2025-10-31
    listed $350,000 Active
28. 2025-10-26
    historical
29. 2025-10-25
    status Active
30. 2025-10-17
    historical Active Under Contract
31. 2025-10-01
    price $400,000
32. 2025-08-05
    price $425,000
33. 2025-07-22
    price $430,000
34. 2025-07-07
    listed $450,000 Active
35. 2025-07-03
    historical
36. 2002-02-22
    soldstatus $159,900
37. 2002-01-15
    soldstatus $159,900
38. 2001-12-22
    historical
39. 2001-11-16
    listed $159,900
40. 2000-11-09
    historical
41. 2000-07-14
    listed
42. 1995-04-26
    soldstatus $146,500
43. 1986-06-24
    soldstatus $62,550

ⓘ 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: $4,610 · $384/mo
• Projected year-2 tax: $4,785 · $399/mo
• Expected delta: +$175/yr (+$15/mo · 3.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $41,837
• − Mortgage interest: −$25,487
• − Property taxes: −$4,610
• − Insurance: −$2,275
• − Repairs & maintenance: −$3,347
• − Management: −$3,347
• − HOA: −$828
• − Depreciation: −$13,236
• Taxable loss: −$11,293
• Est. tax savings @ 24.0%: +$2,710
• After-tax cash flow: $-584/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

+627.4% since first listed

30 events — show timeline

• 2026-05-20 Listed $455,000 BRIGHT MLS
• 2026-05-11 Listing Removed — BRIGHT MLS
• 2026-04-08 Listing Removed — BRIGHT MLS
• 2026-04-08 Listed $460,000 BRIGHT MLS
• 2026-03-17 Relisted — BRIGHT MLS
• 2026-03-09 Contingent — BRIGHT MLS
• 2026-03-01 Relisted — BRIGHT MLS
• 2026-02-20 Contingent — BRIGHT MLS
• 2026-02-12 Listed $460,000 BRIGHT MLS
• 2026-02-11 Coming Soon — BRIGHT MLS
• 2026-01-05 Sold (Public Records) $310,000 Public Records
• 2025-12-05 Sold (MLS) $310,000 BRIGHT MLS
• 2025-11-10 Contingent — BRIGHT MLS
• 2025-10-31 Listed $350,000 BRIGHT MLS
• 2025-10-26 Listing Removed — BRIGHT MLS
• 2025-10-25 Relisted — BRIGHT MLS
• 2025-10-17 Contingent — BRIGHT MLS
• 2025-10-01 Price Changed $400,000 BRIGHT MLS
• 2025-08-05 Price Changed $425,000 BRIGHT MLS
• 2025-07-22 Price Changed $430,000 BRIGHT MLS
• 2025-07-07 Listed $450,000 BRIGHT MLS
• 2025-07-03 Coming Soon — BRIGHT MLS
• 2002-02-22 Sold (Public Records) $159,900 Public Records
• 2002-01-15 Sold (MLS) $159,900 MRIS
• 2001-12-22 Delisted — MRIS
• 2001-11-16 Listed $159,900 MRIS
• 2000-11-09 Delisted — MRIS
• 2000-07-14 Listed — MRIS
• 1995-04-26 Sold (Public Records) $146,500 Public Records
• 1986-06-24 Sold (Public Records) $62,550 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,610 · +4.0% YoY. Source: county tax records.