15217 Livingston Rd · Accokeek, MD 20607

$425,000

5 bd · 3.0 ba · 1,196 sqft · SingleFamily public records · 28 Days on market

Built 1973 0.46 ac lot $355/sqft · 59% above area Est $535k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Schools +1.7/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 15217 Livingston Road! This rambler has been fully updated for a turn-key home featuring five bedrooms and three full baths. The main level has a ton of natural light and features an open floor plan, updated eat-in kitchen (2020) with granite countertops, and sliding doors that lead directly to the deck perfect for indoor/outdoor living. The primary suite has been updated to include an en suite bathroom and accommodates a king size bed. The lower level features lots of storage, full-size washer and dryer, an open recreation room which leads out to a covered concrete patio, and large fully fenced backyard with storage shed. Tons of options for all seasons entertaining! New roof and solar panels (2022). Easy access to DC, as well as Joint Bases Andrews and Anacostia-Bolling. Must see!

Key facts

• 0.46 acre lot
• Parking
• Built 1973

Property features AI

Exterior

• Parking: Attached carport (1 space); Driveway parking; On-street parking; One total garage/parking space
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached structure; Above-grade and below-grade living areas
• Construction: Brick construction; Slab foundation; Built (year per assessor)
• Exterior features: Not located on tidal water

Interior

• Bedrooms: Three bedrooms on the main level; Two bedrooms on the lower level
• Bathrooms: Two full bathrooms on the main level; One full bathroom on the lower level; Three full bathrooms total
• Heating & cooling: Heat pump(s) and forced air heating; Oil-fired heating fuel; Central air conditioning (electric)
• Interior features: Fully finished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-632 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (32.9% below list).
• Recommended offer: $285k (32.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% in Accokeek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 118 active listings in the ZIP; 1 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 28 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $285,000 (32.9% 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. Built in 1973 — 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: 0.67% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.37%
• DSCR: 0.72
• GRM: 12.4

CMA / ARV

• ARV (median comp): $535,471
• List price: $425,000
• Delta: -20.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15412 Bealle Hill Rd	0.17mi	4/3.5 (-1)	1,134 (-5%)	23mo	$425,000	$375	57
15309 Maple Dr	0.61mi	4/3.0 (-1)	1,136 (-5%)	17mo	$450,000	$396	44
14909 Berry Rd	0.69mi	4/2.0 (-1)	1,057 (-12%)	13mo	$440,000	$416	29

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: -27.3%
• Equity multiple: 0.08×
• Total profit: $-109,100
• Equity at exit: $63,369

10-year hold

• IRR: -25.3%
• Equity multiple: -0.23×
• Total profit: $-146,779
• Equity at exit: $36,746

Cash invested: $119,000 (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 20607

• Home prices YoY: -31.0%
• Active inventory: 118
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$478 /mo · $5,730/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-632

Break-even live

Break-even rent $3,650

Max offer price $313,385

Occupancy floor —

Sensitivity live

Price	-10% $-391	-5% $-512	+0% $-632	+5% $-752	+10% $-872
Rent	-10% $-857	-5% $-744	+0% $-632	+5% $-519	+10% $-407
Rate	-1.0pp $-418	-0.5pp $-524	base $-632	+0.5pp $-742	+1.0pp $-854

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Biddle Rd Accokeek, MD	4.0	2.0	1248	$2,850	$2.28	45d	1	1.46mi

Listing history 13 events

1. 2026-05-15
   price $425,000 1199-char remark
2. 2026-04-28
   listed $450,000 Active 1199-char remark
3. 2026-04-24
   historical $450,000 1199-char remark
4. 2023-12-05
   soldstatus $455,000 Closed 809-char remark

   Show marketing remark (809 chars)

   Welcome home to 15217 Livingston Road! This rambler has been fully updated for a turn-key home featuring five bedrooms and three full baths. The main level has a ton of natural light and features an open floor plan, updated eat-in kitchen (2020) with granite countertops, and sliding doors that lead directly to the deck perfect for indoor/outdoor living. The primary suite has been updated to include an en suite bathroom and accommodates a king size bed. The lower level features lots of storage, full-size washer and dryer, an open recreation room which leads out to a covered concrete patio, and large fully fenced backyard with storage shed. Tons of options for all seasons entertaining! New roof and solar panels (2022). Easy access to DC, as well as Joint Bases Andrews and Anacostia-Bolling. Must see!

5. 2023-11-22
   status Pending 809-char remark

   Show marketing remark (809 chars)

   Welcome home to 15217 Livingston Road! This rambler has been fully updated for a turn-key home featuring five bedrooms and three full baths. The main level has a ton of natural light and features an open floor plan, updated eat-in kitchen (2020) with granite countertops, and sliding doors that lead directly to the deck perfect for indoor/outdoor living. The primary suite has been updated to include an en suite bathroom and accommodates a king size bed. The lower level features lots of storage, full-size washer and dryer, an open recreation room which leads out to a covered concrete patio, and large fully fenced backyard with storage shed. Tons of options for all seasons entertaining! New roof and solar panels (2022). Easy access to DC, as well as Joint Bases Andrews and Anacostia-Bolling. Must see!

6. 2023-10-30
   historical Active Under Contract 809-char remark

   Show marketing remark (809 chars)

   Welcome home to 15217 Livingston Road! This rambler has been fully updated for a turn-key home featuring five bedrooms and three full baths. The main level has a ton of natural light and features an open floor plan, updated eat-in kitchen (2020) with granite countertops, and sliding doors that lead directly to the deck perfect for indoor/outdoor living. The primary suite has been updated to include an en suite bathroom and accommodates a king size bed. The lower level features lots of storage, full-size washer and dryer, an open recreation room which leads out to a covered concrete patio, and large fully fenced backyard with storage shed. Tons of options for all seasons entertaining! New roof and solar panels (2022). Easy access to DC, as well as Joint Bases Andrews and Anacostia-Bolling. Must see!

7. 2023-10-26
   listed $424,900 Active 809-char remark

   Show marketing remark (809 chars)

   Welcome home to 15217 Livingston Road! This rambler has been fully updated for a turn-key home featuring five bedrooms and three full baths. The main level has a ton of natural light and features an open floor plan, updated eat-in kitchen (2020) with granite countertops, and sliding doors that lead directly to the deck perfect for indoor/outdoor living. The primary suite has been updated to include an en suite bathroom and accommodates a king size bed. The lower level features lots of storage, full-size washer and dryer, an open recreation room which leads out to a covered concrete patio, and large fully fenced backyard with storage shed. Tons of options for all seasons entertaining! New roof and solar panels (2022). Easy access to DC, as well as Joint Bases Andrews and Anacostia-Bolling. Must see!

8. 2023-10-25
   historical $424,900 809-char remark

   Show marketing remark (809 chars)

   Welcome home to 15217 Livingston Road! This rambler has been fully updated for a turn-key home featuring five bedrooms and three full baths. The main level has a ton of natural light and features an open floor plan, updated eat-in kitchen (2020) with granite countertops, and sliding doors that lead directly to the deck perfect for indoor/outdoor living. The primary suite has been updated to include an en suite bathroom and accommodates a king size bed. The lower level features lots of storage, full-size washer and dryer, an open recreation room which leads out to a covered concrete patio, and large fully fenced backyard with storage shed. Tons of options for all seasons entertaining! New roof and solar panels (2022). Easy access to DC, as well as Joint Bases Andrews and Anacostia-Bolling. Must see!

9. 2020-10-23
   soldstatus $357,000 Closed

   Show marketing remark (1253 chars)

   Welcome Home to 15217 Livingston Road!!! This fully updated raised rambler is sure to impress! With 5 total bedrooms, 2 full bathrooms on the main level and a 3-piece rough-in on the lower level, you have everything you need. The main level hardwood flooring in the living room, dining room, and hallway are all natural wood and have been refinished. The hall bathroom boasts custom ceramic tile throughout and all new fixtures as well as the en-suite master bathroom! The kitchen is equipped with brand new flooring, upgraded granite counter tops, and brand new, never used appliances. A pantry was added for additional space. The kitchen even has an area to have a small two person breakfast table or an island! The lower level rec room is perfect for an additional family room or turn it into the family game room! Walk out the sliding glass doors to the perfectly sized concrete patio for a hibachi firepit and your own personal "relaxation station"! When you are entertaining on the warmer days, take a full advantage of the spacious, partially fenced in back yard! Put up a volleyball net, make a horseshoe pit, or even a full blown playground for the littles. Schedule your showing today as this home is sure to go under contract fast!

10. 2020-09-28
    status Pending

    Show marketing remark (1253 chars)

    Welcome Home to 15217 Livingston Road!!! This fully updated raised rambler is sure to impress! With 5 total bedrooms, 2 full bathrooms on the main level and a 3-piece rough-in on the lower level, you have everything you need. The main level hardwood flooring in the living room, dining room, and hallway are all natural wood and have been refinished. The hall bathroom boasts custom ceramic tile throughout and all new fixtures as well as the en-suite master bathroom! The kitchen is equipped with brand new flooring, upgraded granite counter tops, and brand new, never used appliances. A pantry was added for additional space. The kitchen even has an area to have a small two person breakfast table or an island! The lower level rec room is perfect for an additional family room or turn it into the family game room! Walk out the sliding glass doors to the perfectly sized concrete patio for a hibachi firepit and your own personal "relaxation station"! When you are entertaining on the warmer days, take a full advantage of the spacious, partially fenced in back yard! Put up a volleyball net, make a horseshoe pit, or even a full blown playground for the littles. Schedule your showing today as this home is sure to go under contract fast!

11. 2020-09-24
    listed $370,000 Active

    Show marketing remark (1253 chars)

    Welcome Home to 15217 Livingston Road!!! This fully updated raised rambler is sure to impress! With 5 total bedrooms, 2 full bathrooms on the main level and a 3-piece rough-in on the lower level, you have everything you need. The main level hardwood flooring in the living room, dining room, and hallway are all natural wood and have been refinished. The hall bathroom boasts custom ceramic tile throughout and all new fixtures as well as the en-suite master bathroom! The kitchen is equipped with brand new flooring, upgraded granite counter tops, and brand new, never used appliances. A pantry was added for additional space. The kitchen even has an area to have a small two person breakfast table or an island! The lower level rec room is perfect for an additional family room or turn it into the family game room! Walk out the sliding glass doors to the perfectly sized concrete patio for a hibachi firepit and your own personal "relaxation station"! When you are entertaining on the warmer days, take a full advantage of the spacious, partially fenced in back yard! Put up a volleyball net, make a horseshoe pit, or even a full blown playground for the littles. Schedule your showing today as this home is sure to go under contract fast!

12. 1979-10-15
    soldstatus $64,000
13. 1973-07-15
    soldstatus $42,250

ⓘ 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: $5,730 · $478/mo
• Projected year-2 tax: $5,730 · $478/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $34,200
• − Mortgage interest: −$23,807
• − Property taxes: −$5,730
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$12,364
• Taxable loss: −$15,297
• Est. tax savings @ 24.0%: +$3,671
• After-tax cash flow: $-3,911/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
• City population: 12,506
• Population (ZIP): 12,506

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 (65%)
• Race & ethnicity: Black 65% White 16% Two or more races 8% Hispanic / Latino 7% Asian 4%
• Common ancestry: Italian 1% Romanian 1%
• Foreign-born: 16% · Canada, China, United Kingdom
• Languages at home: 83% English-only · Spanish 6% Tagalog/Filipino 2%

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: ▼ -106.89%
• Current HPI: 237.9287
• 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

+905.9% since first listed

14 events — show timeline

• 2026-05-25 Pending — BRIGHT MLS
• 2026-05-15 Price Changed $425,000 BRIGHT MLS
• 2026-04-28 Listed $450,000 BRIGHT MLS
• 2026-04-24 Coming Soon $450,000 BRIGHT MLS
• 2023-12-05 Sold (MLS) $455,000 BRIGHT MLS
• 2023-11-22 Pending — BRIGHT MLS
• 2023-10-30 Contingent — BRIGHT MLS
• 2023-10-26 Listed $424,900 BRIGHT MLS
• 2023-10-25 Coming Soon $424,900 BRIGHT MLS
• 2020-10-23 Sold (MLS) $357,000 BRIGHT MLS
• 2020-09-28 Pending — BRIGHT MLS
• 2020-09-24 Listed $370,000 BRIGHT MLS
• 1979-10-15 Sold (Public Records) $64,000 Public Records
• 1973-07-15 Sold (Public Records) $42,250 Public Records

Property tax history

+7.3%/yr

Latest (2025): $5,730 · +11.6% YoY. Source: county tax records.