16110 Bealle Hill Rd · Accokeek, MD 20601

$329,900

3 bd · 1.0 ba · 1,189 sqft · Land public records · 52 Days on market

Built 1939 0.48 ac lot $277/sqft · 15% below area Est $387k · 15% under

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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).

• Cash flow +14.8/30.0
• ARV discount +14.1/15.0
• DSCR +4.5/10.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER Beautifully Renovated One-Level Home! This stunning single-family home has been fully renovated inside and out, offering 3 bedrooms and 2 full bathrooms all on one convenient level. The brand-new kitchen features modern cabinets, granite countertops, and stainless steel appliances. Both bathrooms have been stylishly updated, and the home showcases new flooring, fresh paint, a new roof, new HVAC, new siding, and a newly paved driveway. Perfectly located near shopping, restaurants. , move-in ready!

Key facts

• 0.48 acre lot
• Built 1939
• Listed 52 days

Property features AI

Finance

• Other: Finished above-grade living area per assessor; No basement; Year built source: Assessor

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached single-family home; Single-story (one level); Fee simple ownership
• Construction: Frame construction; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: New roof; New siding; Newly paved driveway; Driveway parking; Located outside city limits; Close to shopping and restaurants

Interior

• Kitchen: Brand-new kitchen with modern cabinets; Granite countertops; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: New flooring throughout
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: One-level living; Recently renovated interior; Fresh paint throughout
• Laundry & utility: New HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (18.8% below list).
• Recommended offer: $268k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Accokeek — 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 (#353 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living 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: Accokeek Academy (math 12% / reading 36%, grade F, #282 of 860 statewide, top 33%, 1,567 students, 46% FRL); Gwynn Park High (math 14% / reading 46%, grade F, #153 of 222 statewide, top 69%, 1,140 students, 51% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 189 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $10k 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 52 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask is 14895% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; list at $330k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $267,985 (18.8% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (median comp): $387,035
• List price: $329,900
• Delta: -14.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-46,951
• Equity at exit: $49,189

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-29,970
• Equity at exit: $28,524

Cash invested: $92,372 (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 20601

• Home prices YoY: -24.2%
• Rents YoY: 3.4%
• Active inventory: 189
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,680 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $88

Break-even live

Break-even rent $2,568

Max offer price $329,900

Occupancy floor 92%

Sensitivity live

Price	-10% $275	-5% $182	+0% $88	+5% $-5	+10% $-99
Rent	-10% $-123	-5% $-18	+0% $88	+5% $194	+10% $300
Rate	-1.0pp $254	-0.5pp $172	base $88	+0.5pp $3	+1.0pp $-84

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15513 Bealle Hill Rd Accokeek, MD	3.0	2.0	1059	$2,500	$2.36	19d	1	0.34mi
205 Biddle Rd Accokeek, MD	4.0	2.0	1248	$2,850	$2.28	45d	1	1.16mi

Listing history 40 events

1. 2026-06-21
   days on market $329,900 Active 52 DOM
2. 2026-06-18
   days on market $329,900 Active 49 DOM
3. 2026-06-17
   days on market $329,900 Active 48 DOM
4. 2026-06-16
   days on market $329,900 Active 47 DOM
5. 2026-06-15
   days on market $329,900 Active 46 DOM
6. 2026-06-13
   days on market $329,900 Active 44 DOM
7. 2026-06-10
   days on market $329,900 Active 40 DOM
8. 2026-06-08
   days on market $329,900 Active 39 DOM
9. 2026-06-07
   remarks 519-char remark
10. 2026-06-07
    pricedays on market $329,900 Active 38 DOM
11. 2026-06-04
    days on market $340,000 Active 35 DOM
12. 2026-06-03
    days on market $340,000 Active 34 DOM
13. 2026-06-02
    days on market $340,000 Active 33 DOM
14. 2026-06-01
    days on market $340,000 Active 32 DOM
15. 2026-05-31
    days on market $340,000 Active 31 DOM
16. 2026-04-30
    listed $349,900 Active 501-char remark
17. 2026-04-22
    historical
18. 2026-04-09
    status Active
19. 2026-04-03
    historical Active Under Contract
20. 2026-03-30
    price $345,000
21. 2026-03-19
    price $349,900
22. 2026-03-06
    listed $359,900 Active
23. 2026-03-03
    historical
24. 2025-10-29
    price $390,000
25. 2025-10-29
    historical
26. 2025-10-02
    price $349,900
27. 2025-09-04
    listed $368,000 Active
28. 2025-08-07
    price $399,900
29. 2025-08-07
    historical
30. 2025-07-26
    price $379,900
31. 2025-06-30
    price $388,700
32. 2025-06-24
    listed $399,000 Active
33. 2025-06-17
    historical
34. 2022-07-21
    soldstatus $150,000
35. 2020-01-31
    soldstatus $80,000
36. 2019-10-25
    soldstatus $50,000
37. 2004-07-31
    historical
38. 2004-07-31
    historical
39. 2004-04-30
    listed
40. 2004-04-30
    listed

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $2,766 · $231/mo
• Expected delta: +$830/yr (+$69/mo · 42.9%)

ⓘ 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 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: $32,158
• − Mortgage interest: −$18,480
• − Property taxes: −$1,936
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,573
• − Management: −$2,573
• − Depreciation: −$9,597
• Taxable loss: −$4,649
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $2,175/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 — Accokeek

• Score: 60/100
• State rank: #353
• US rank: #19177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Accokeek, MD
• County: Charles County · 103,527 people
• City population: 12,506
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 26,945
• Household income: $117,480
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 369.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 55% White 24% Hispanic / Latino 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 8% 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: ▼ -76.84%
• Current HPI: 241.1912
• Rent YoY: ▲ 3.37%
• 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

-95.6% since first listed

28 events — show timeline

• 2026-06-11 Listed for Rent $2,200 BRIGHTMLS
• 2026-06-05 Price Changed $329,900 BRIGHT MLS
• 2026-05-20 Price Changed $340,000 BRIGHT MLS
• 2026-04-30 Listed $349,900 BRIGHT MLS
• 2026-04-22 Listing Removed — BRIGHT MLS
• 2026-04-09 Relisted — BRIGHT MLS
• 2026-04-03 Contingent — BRIGHT MLS
• 2026-03-30 Price Changed $345,000 BRIGHT MLS
• 2026-03-19 Price Changed $349,900 BRIGHT MLS
• 2026-03-06 Listed $359,900 BRIGHT MLS
• 2026-03-03 Coming Soon — BRIGHT MLS
• 2025-10-29 Price Changed $390,000 BRIGHT MLS
• 2025-10-29 Listing Removed — BRIGHT MLS
• 2025-10-02 Price Changed $349,900 BRIGHT MLS
• 2025-09-04 Listed $368,000 BRIGHT MLS
• 2025-08-07 Listing Removed — BRIGHT MLS
• 2025-08-07 Price Changed $399,900 BRIGHT MLS
• 2025-07-26 Price Changed $379,900 BRIGHT MLS
• 2025-06-30 Price Changed $388,700 BRIGHT MLS
• 2025-06-24 Listed $399,000 BRIGHT MLS
• 2025-06-17 Coming Soon — BRIGHT MLS
• 2022-07-21 Sold (Public Records) $150,000 Public Records
• 2020-01-31 Sold (Public Records) $80,000 Public Records
• 2019-10-25 Sold (Public Records) $50,000 Public Records
• 2004-07-31 Delisted — MRIS
• 2004-07-31 Delisted — MRIS
• 2004-04-30 Listed — MRIS
• 2004-04-30 Listed — MRIS

Property tax history

+2.4%/yr

Latest (2025): $1,936 · +0.5% YoY. Source: county tax records.