17233 Brookmeadow Ln · Marlboro Meadows, MD 20772

$398,000

4 bd · 2.5 ba · 1,820 sqft · SingleFamily public records · 19 Days on market

Built 1988 10,057 sqft lot $219/sqft · 10% below area Est $441k · 10% under ↓ 28% since listing

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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 +11.9/15.0
• Cash flow +10.9/30.0
• Rent growth +5.0/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great deal ! Below market -NEEDS SOME TLC . LARGE FAMILY HOME. NICE NEIGHBORHOOD! MUST SEE- WONT LAST LONGnone

Key facts

• 0.23 acre lot
• Garage
• Built 1988

Property features AI

Finance

• Other: Pets allowed with no pet restrictions
• Financial info: Ownership: Fee simple; Property condition noted as below average
• HOA & community: Ground rent paid annually

Exterior

• Parking: Front-entry attached garage (1 car); Paved driveway
• Utilities: Public water; Public sewer
• Home design: Detached property; Frame construction
• Construction: Composite roof; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Tidal water: no

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Two full bathrooms (upper levels); One half bathroom on the main level
• Heating & cooling: Heat pump(s) heating; Electric cooling; Hot water supplied by natural gas
• Interior features: Basement with outside entrance and connecting stairway; Living area reported by assessor; Building winterized

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (18.7% below list).
• Recommended offer: $323k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 9.0% in Marlboro Meadows — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 62/100 on livability (#327 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living D-.
• 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: Patuxent Elementary (math 2% / reading 8%, grade F, #766 of 860 statewide, top 93%, 289 students, 60% FRL); James Madison Middle (math 4% / reading 27%, grade F, #190 of 225 statewide, top 85%, 873 students, 62% FRL); Dr. Henry A. Wise Jr. High (math 17% / reading 38%, grade F, #158 of 222 statewide, top 71%, 2,257 students, 59% FRL).
• Market conditions: Rents rising fast (+9.8%/yr); 313 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• It's been on market 19 days — a 2% lower offer ($392k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $398k implies a 184% gain — meaningful room to come down on a strong offer.

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 $323,444 (18.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (median comp): $441,214
• List price: $398,000
• Delta: -9.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17109 Brookmeadow Ln	0.14mi	4/2.0	1,840 (+1%)	3mo	$430,000	$234	87
3812 Saddlebrook Ct	0.16mi	4/2.5	1,920 (+6%)	14mo	$465,000	$242	72
17126 Fairway View Ln	0.49mi	4/2.0	1,900 (+4%)	4mo	$460,000	$242	64
17120 Fairway View Ln	0.50mi	4/2.0	1,900 (+4%)	6mo	$419,000	$221	62
17217 Brookmeadow Ln	0.10mi	3/2.0 (-1)	1,560 (-14%)	8mo	$414,000	$265	58
16905 Dorchester Pl	0.51mi	3/2.5 (-1)	1,900 (+4%)	13mo	$455,000	$239	53
4000 Bishopmill Dr	0.56mi	5/2.5 (+1)	1,976 (+9%)	6mo	$425,000	$215	50
16902 Dery Ct	0.69mi	4/2.0	1,900 (+4%)	12mo	$400,000	$211	49
3512 Eyre Dr S	0.57mi	3/2.0 (-1)	1,632 (-10%)	6mo	$400,000	$245	44
4204 Canyonview Dr	0.63mi	4/2.0	1,716 (-6%)	19mo	$435,000	$253	43
16406 Village Dr W	0.65mi	4/2.0	1,975 (+8%)	13mo	$420,000	$213	43

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: -14.0%
• Equity multiple: 0.48×
• Total profit: $-58,471
• Equity at exit: $59,343

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $12,726
• Equity at exit: $34,412

Cash invested: $111,440 (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: 313
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,234 medium
• Mortgage (P&I): −$2,087
• Tax from tax record: −$477 /mo · $5,719/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-174

Break-even live

Break-even rent $3,455

Max offer price $367,192

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-62	+0% $-174	+5% $-287	+10% $-400
Rent	-10% $-430	-5% $-302	+0% $-174	+5% $-47	+10% $81
Rate	-1.0pp $26	-0.5pp $-73	base $-174	+0.5pp $-278	+1.0pp $-382

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Halloway Cir Upper Marlboro, MD	4.0	2.0	1900	$3,000	$1.58	46d	1	0.64mi

Listing history 5 events

1. 2026-06-01
   days on market $398,000 Coming Soon 19 DOM
2. 2026-05-31
   days on market $398,000 Coming Soon 18 DOM
3. 2026-05-13
   historical $398,000 110-char remark
4. 1990-09-05
   soldstatus $140,000
5. 1987-05-28
   soldstatus $195,000

ⓘ 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: $5,719 · $477/mo
• Projected year-2 tax: $5,719 · $477/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,813
• − Mortgage interest: −$22,294
• − Property taxes: −$5,719
• − Insurance: −$1,990
• − Repairs & maintenance: −$3,105
• − Management: −$3,105
• − Depreciation: −$11,578
• Taxable loss: −$8,979
• Est. tax savings @ 24.0%: +$2,155
• After-tax cash flow: $62/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 — Marlboro Meadows

• Score: 62/100
• State rank: #327
• US rank: #17129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlboro Meadows, 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

-28.2% since first listed

4 events — show timeline

• 2026-06-01 Listing Removed — BRIGHT MLS
• 2026-05-13 Coming Soon — BRIGHT MLS
• 1990-09-05 Sold (Public Records) $140,000 Public Records
• 1987-05-28 Sold (Public Records) $195,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $5,719 · +3.9% YoY. Source: county tax records.