5742 E Boniwood Turn · Clinton, MD 20735

$360,000

4 bd · 3.5 ba · 1,372 sqft · Townhouse public records · 3 Days on market

Built 2001 1,708 sqft lot Est $398k · 10% under $60/mo HOA · 2% of rent

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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 +15.7/30.0
• ARV discount +11.8/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• 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 5742 E. Boniwood Turn — an exciting opportunity to own a charming end-unit townhome in a peaceful community with a budget-friendly HOA. This 4 bedroom, 3 and a half bath townhome is full of warmth and potential. This well-maintained home is ready for you to add your personal style and make it your own. The main level features an inviting open-concept layout, creating the perfect space for entertaining guests, gathering with family, or enjoying everyday living. Downstairs, the versatile lower-level living area offers endless possibilities — create a media room, home office, recreation space, or private retreat to fit your lifestyle. Upstairs, you'll find comfortably si

Key facts

• $60 HOA
• Parking
• Built 2001

Property features AI

Finance

• Other: Property manager present
• HOA & community: Quarterly HOA fee of $180; HOA covers insurance, management, parking fee, recreation facility, and reserve funds; Community amenities include community center, tennis courts, and tot lots/playground

Exterior

• Parking: One assigned off-street parking space
• Utilities: Public water; Public sewer
• Home design: End of row townhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Built by Oaklawn Builders
• Exterior features: Partially fenced yard; Bay/Bow windows with double pane glass and screens

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven/range; Refrigerator
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Dining area; Kitchen with table space; Master bathroom(s); Six-panel and sliding glass doors; Full, fully finished basement with outside/rear entrances and walkout level

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $360k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $334k (7.2% below list).
• Recommended offer: $334k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $2k of loan paydown is wiped out by about $11k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $165k; list at $360k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $334,255 (7.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $397,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11505 Cosca Park Pl	0.05mi	3/3.5 (-1)	1,368 (-0%)	2mo	$397,000	$290	90
11400 Cosca Park Pl	0.08mi	4/3.5	1,328 (-3%)	3mo	$400,000	$301	88
5858 E Boniwood Turn	0.18mi	4/3.5	1,360 (-1%)	3mo	$380,000	$279	87
5845 E Boniwood Turn	0.16mi	4/3.5	1,368 (-0%)	6mo	$370,000	$270	87
5510 E Boniwood Turn	0.15mi	4/3.5	1,360 (-1%)	7mo	$370,000	$272	86
11664 Cosca Park Dr	0.14mi	4/3.0	1,328 (-3%)	2mo	$335,000	$252	84
5819 E Boniwood Turn	0.14mi	4/3.5	1,372 (0%)	12mo	$395,000	$288	84
5883 E Boniwood Turn	0.19mi	4/3.5	1,372 (0%)	13mo	$410,000	$299	80
5621 E Boniwood Turn	0.13mi	3/3.0 (-1)	1,360 (-1%)	11mo	$380,000	$279	76
5613 E Boniwood Turn	0.15mi	4/3.5	1,320 (-4%)	15mo	$400,000	$303	74
5543 E Boniwood Turn	0.18mi	4/3.5	1,288 (-6%)	10mo	$395,000	$307	73
11500 Cosca Park Pl	0.09mi	3/3.0 (-1)	1,328 (-3%)	16mo	$385,000	$290	70

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-48,024
• Equity at exit: $53,677

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-28,416
• Equity at exit: $31,126

Cash invested: $100,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $3,343 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$382 /mo · $4,579/yr
• Insurance: −$150
• HOA: −$60
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $161

Break-even live

Break-even rent $3,139

Max offer price $360,000

Occupancy floor 90%

Sensitivity live

Price	-10% $365	-5% $263	+0% $161	+5% $59	+10% $-43
Rent	-10% $-103	-5% $29	+0% $161	+5% $293	+10% $425
Rate	-1.0pp $342	-0.5pp $253	base $161	+0.5pp $68	+1.0pp $-27

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5558 E Boniwood Turn Clinton, MD	4.0	3.5	1360	$3,200	$2.35	4d	1	0.11mi
5508 E Boniwood Turn Clinton, MD	4.0	3.5	1320	$2,600	$1.97	14d	1	0.14mi
5539 E Boniwood Turn Clinton, MD	4.0	3.5	1288	$2,950	$2.29	45d	1	0.19mi
6004 Clinton Way Clinton, MD	4.0	1.5	1028	$2,850	$2.77	45d	1	0.57mi
6907 Fulford St Clinton, MD	4.0	3.0	1125	$3,500	$3.11	20d	1	1.14mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 3 events

1. 2026-06-21
   days on market $360,000 Active 3 DOM
2. 2026-06-18
   remarks 687-char remark
3. 2026-06-18
   listed $360,000 Active 1 DOM

ⓘ 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: $4,579 · $382/mo
• Projected year-2 tax: $4,579 · $382/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 17 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: $40,111
• − Mortgage interest: −$20,166
• − Property taxes: −$4,579
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,209
• − Management: −$3,209
• − HOA: −$720
• − Depreciation: −$10,473
• Taxable loss: −$4,044
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $2,905/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

+118.0% since first listed

4 events — show timeline

• 2026-06-18 Listed $360,000 BRIGHT MLS
• 2001-04-30 Sold (MLS) $165,100 MRIS
• 2000-10-02 Listed $165,100 MRIS
• 2000-10-02 Delisted — MRIS

Property tax history

+5.0%/yr

Latest (2025): $4,579 · +3.8% YoY. Source: county tax records.