10003 Dakin Ct · Rosaryville, MD 20623

$355,000

4 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 35 Days on market

Built 1976 10,000 sqft lot $193/sqft · 14% below area Est $413k · 14% under $4/mo HOA

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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 +25.0/30.0
• ARV discount +13.8/15.0
• DSCR +8.2/10.0
• 1% rule +6.3/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Lots of room-1850sq. ft! Great Cape Cod offers 4 bedrooms & den, 2 full baths, addition with large master bedroom & family room. 2 Fireplaces! Ceramic Flooring in huge kitchen, new carpet in front rooms, large fully fenced yard w/ shed, big corner lot!Shows great

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1976

Property features AI

Finance

• HOA & community: HOA fee of $50 annually

Exterior

• Parking: Concrete driveway with space for 2 vehicles (driveway provides 2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade finished area 1,836
• Construction: Frame construction; Composite roof; Other foundation details; Other above- and below-grade structures
• Exterior features: Sidewalks

Interior

• Kitchen: Kitchen
• Bedrooms: Four bedrooms on the main level (includes master bedroom, Bedroom 2, Bedroom 3, Bedroom 4)
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (forced air); Electric heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: Living room; Family room; Has one fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $355k).
• Recommended offer: $344k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.2% in Rosaryville — 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 60/100 on livability (#357 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; 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: 13 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $748 of equity ($2k loan paydown + $-2k appreciation (-0.5% local appreciation)).
• Prince George's County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $99k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $260k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $344,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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: 1.13% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $412,938
• List price: $355,000
• Delta: -14.03%
• 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
10011 Dakin Ct	0.06mi	3/3.0 (-1)	1,800 (-2%)	4mo	$420,000	$233	82
10320 Angora Dr	0.05mi	3/2.0 (-1)	1,632 (-11%)	1mo	$397,500	$244	74
10100 Le Fevre Dr	0.15mi	4/2.0	1,632 (-11%)	4mo	$392,500	$241	71
9912 Graystone Dr	0.41mi	3/3.5 (-1)	1,892 (+3%)	5mo	$489,999	$259	60
9801 Old Frank Tippett Rd	0.60mi	4/2.5	2,060 (+12%)	4mo	$513,000	$249	47
10305 Beaver Knoll Dr	0.52mi	3/3.0 (-1)	1,600 (-13%)	2mo	$400,000	$250	43
10904 Rhodenda Ave	0.65mi	4/3.5	1,918 (+4%)	16mo	$480,000	$250	43
9723 Frank Tippett Rd	0.64mi	4/2.0	1,622 (-12%)	12mo	$470,000	$290	41
10748 Hollaway Dr	0.73mi	4/2.0	1,560 (-15%)	3mo	$430,000	$276	38
9804 Sea Gull Ct	0.73mi	3/2.5 (-1)	1,900 (+4%)	22mo	$522,000	$275	35
9909 Graystone Dr	0.37mi	5/3.5 (+1)	2,052 (+12%)	22mo	$550,555	$268	34
10706 Phillips Dr	0.73mi	4/3.0	1,560 (-15%)	12mo	$450,000	$288	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.31×
• Total profit: $30,946
• Equity at exit: $94,634

10-year hold

• IRR: 12.4%
• Equity multiple: 2.29×
• Total profit: $128,240
• Equity at exit: $107,215

Cash invested: $99,400 (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 20623

• Home prices YoY: -0.2%
• Active inventory: 13
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$373 /mo · $4,478/yr
• Insurance: −$148
• HOA: −$4
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $773

Break-even live

Break-even rent $3,021

Max offer price $355,000

Occupancy floor 76%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8801 Dangerfield Ct Clinton, MD	5.0	3.0	2101	$4,000	$1.90	5d	1	1.48mi
8801 Dangerfield Ct Clinton, MD	5.0	2.5	2101	$4,000	$1.90	18d	1	1.48mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 26 events

1. 2026-06-18
   days on market $355,000 Active 35 DOM
2. 2026-06-17
   days on market $355,000 Active 34 DOM
3. 2026-06-16
   days on market $355,000 Active 33 DOM
4. 2026-06-15
   days on market $355,000 Active 32 DOM
5. 2026-06-13
   days on market $355,000 Active 30 DOM
6. 2026-06-10
   days on market $355,000 Active 26 DOM
7. 2026-06-08
   days on market $355,000 Active 25 DOM
8. 2026-06-07
   days on market $355,000 Active 24 DOM
9. 2026-06-04
   days on market $355,000 Active 21 DOM
10. 2026-06-03
    days on market $355,000 Active 20 DOM
11. 2026-06-02
    days on market $355,000 Active 19 DOM
12. 2026-06-01
    days on market $355,000 Active 18 DOM
13. 2026-05-31
    days on market $355,000 Active 17 DOM
14. 2026-05-14
    listed $355,000 Active 329-char remark
15. 2005-05-25
    soldstatus $260,000
16. 2005-05-25
    soldstatus $260,000
17. 2005-04-18
    soldstatus $260,000 275-char remark

    Show marketing remark (275 chars)

    Lots of room-1850sq. ft! Great Cape Cod offers 4 bedrooms & den, 2 full baths, addition with large master bedroom & family room. 2 Fireplaces! Ceramic Flooring in huge kitchen, new carpet in front rooms, large fully fenced yard w/ shed, big corner lot!Shows great

18. 2005-03-28
    historical 275-char remark

    Show marketing remark (275 chars)

    Lots of room-1850sq. ft! Great Cape Cod offers 4 bedrooms & den, 2 full baths, addition with large master bedroom & family room. 2 Fireplaces! Ceramic Flooring in huge kitchen, new carpet in front rooms, large fully fenced yard w/ shed, big corner lot!Shows great

19. 2005-02-04
    listed $259,900 275-char remark

    Show marketing remark (275 chars)

    Lots of room-1850sq. ft! Great Cape Cod offers 4 bedrooms & den, 2 full baths, addition with large master bedroom & family room. 2 Fireplaces! Ceramic Flooring in huge kitchen, new carpet in front rooms, large fully fenced yard w/ shed, big corner lot!Shows great

20. 2001-07-11
    soldstatus $133,000
21. 2001-06-29
    soldstatus $133,000
22. 2001-06-10
    historical
23. 2001-05-14
    listed $129,900
24. 2001-04-10
    historical
25. 1999-05-13
    listed
26. 1989-10-16
    soldstatus $118,000

ⓘ 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: $4,478 · $373/mo
• Projected year-2 tax: $4,478 · $373/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: $48,000
• − Mortgage interest: −$19,886
• − Property taxes: −$4,478
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$48
• − Depreciation: −$10,327
• Taxable income: $3,807
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $8,366/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 — Rosaryville

• Score: 60/100
• State rank: #357
• US rank: #19348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosaryville, MD
• City population: 2,846
• Population (ZIP): 2,846

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 (79%)
• Race & ethnicity: Black 79% Two or more races 12% White 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -0.48%
• Current HPI: 265.6279
• Rent YoY: —
• Metro: —
• 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

+200.8% since first listed

13 events — show timeline

• 2026-05-14 Listed $355,000 BRIGHT MLS
• 2005-05-25 Sold (Public Records) $260,000 Public Records
• 2005-05-25 Sold (Public Records) $260,000 Public Records
• 2005-04-18 Sold (MLS) $260,000 MRIS
• 2005-03-28 Delisted — MRIS
• 2005-02-04 Listed $259,900 MRIS
• 2001-07-11 Sold (Public Records) $133,000 Public Records
• 2001-06-29 Sold (MLS) $133,000 MRIS
• 2001-06-10 Delisted — MRIS
• 2001-05-14 Listed $129,900 MRIS
• 2001-04-10 Delisted — MRIS
• 1999-05-13 Listed — MRIS
• 1989-10-16 Sold (Public Records) $118,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,478 · +3.4% YoY. Source: county tax records.