1804 Metzerott #303 · Adelphi, MD 20783

$100,000

1 bd · 1.0 ba · 610 sqft · Condo public records · 204 Days on market

Built 1964 $164/sqft · 16% below area Est $119k · 16% under $388/mo HOA · 28% of rent

---

Why this score? — see what drove the C 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 +17.2/30.0
• ARV discount +14.8/15.0
• 1% rule +9.1/10.0
• DSCR +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of this inviting 1-bedroom, 1-bathroom condominium nestled in the heart of Adelphi - thoughtfully designed living space, this unit offers a perfect blend of comfort and convenience. The large sliding glass doors provide lots of natural and the balcony is ideal to enjoy your favorite beverage or meal. Prime location & convenience Jefferson Square offers a fantastic location with easy access to multiple routes, just minutes from I-495. Enjoy a variety of restaurants, grocery stores, and nearby amenities, making this an ideal place to call home

Key facts

• Easy access
• Balcony
• Nearby amenities

Tags

• SLIDING GLASS DOORS
• BALCONY
• PRIME LOCATION
• EASY ACCESS
• VARIETY OF RESTAURANTS
• NEARBY AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $72 ($861/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.0% in Adelphi — 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 72/100 on livability (#148 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: amenities C-, schools F, crime 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: Rents rising (+1.7%/yr); 92 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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 204 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 5.9

CMA / ARV

• ARV (median comp): $119,436
• List price: $100,000
• Delta: -16.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.73% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.53×
• Total profit: $-13,176
• Equity at exit: $14,910

10-year hold

• IRR: -7.1%
• Equity multiple: 0.58×
• Total profit: $-11,736
• Equity at exit: $8,646

Cash invested: $28,000 (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 20783

• Rents YoY: 1.7%
• Active inventory: 92
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$524
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$42
• HOA: −$388
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $72

Break-even live

Break-even rent $1,317

Max offer price $100,000

Occupancy floor 90%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Metzerott Rd #504 Adelphi, MD	1.0	1.0	610	$1,299	$2.13	43d	1	0.03mi
1836 Metzerott Rd Unit 1915 Adelphi, MD	—	1.0	565	$1,195	$2.12	13d	1	0.11mi
1818 Metzerott Rd Adelphi, MD	1.0–3.0	1.0–1.5	854	$1,450	$1.70	1d	13	0.16mi
1824 Metzerott Rd #208 Adelphi, MD	1.0	1.0	610	$1,300	$2.13	4d	1	0.19mi
1824 Metzerott Rd Unit 203A Adelphi, MD	1.0	1.0	610	$1,400	$2.30	10d	1	0.19mi
1809 Fox St Adelphi, MD	3.0	1.0	766	$1,650	$2.15	1d	14	0.19mi
9282 Adelphi Rd #303 Hyattsville, MD	1.0	1.0	695	$1,350	$1.94	17d	1	0.28mi
9228 Edwards Way Hyattsville, MD	1.0–2.0	1.0–2.0	862	$1,739	$2.02	3d	16	0.31mi
1432 Hampshire West Ct Silver Spring, MD	2.0	1.0	780	$1,758	$2.25	3d	18	0.33mi
9120 Piney Branch Rd Silver Spring, MD	1.0–3.0	1.0–1.5	703	$1,447	$2.06	2d	35	0.60mi
9118 September Ln Silver Spring, MD	1.0	1.0	640	$1,600	$2.50	43d	1	0.99mi
New Hampshire Ave Silver Spring, MD	1.0	1.0	596	$1,600	$2.68	7d	1	1.00mi
8111 Tahona Dr Silver Spring, MD	1.0–2.0	1.0	775	$1,295	$1.67	1d	7	1.00mi
1017 Merrimac Dr Silver Spring, MD	1.0–2.0	1.0	772	$1,599	$2.07	10d	10	1.04mi
8007 14th Ave Hyattsville, MD	1.0	1.0	579	$1,525	$2.63	2d	2	1.10mi
1400 University Blvd E Hyattsville, MD	1.0–2.0	1.0	762	$1,149	$1.51	2d	50	1.29mi
1801 Jasmine Ter Hyattsville, MD	1.0–2.0	1.0	610	$1,530	$2.51	3d	29	1.35mi
2200 Phelps Rd Adelphi, MD	1.0–2.0	1.0	586	$1,377	$2.35	2d	49	1.40mi
8409 Greenwood Ave Unit 1 Takoma Park, MD	1.0	1.0	650	$1,275	$1.96	43d	1	1.43mi
311 Domer Ave Unit 101 Takoma Park, MD	1.0	1.0	550	$1,250	$2.27	24d	1	1.44mi
8401 Greenwood Ave Unit 3 Silver Spring, MD	1.0	1.0	600	$1,325	$2.21	43d	1	1.45mi
8611 Flower Ave Unit 1 Takoma Park, MD	2.0	1.0	750	$1,695	$2.26	7d	1	1.45mi
8513 Flower Ave Takoma Park, MD	2.0	1.0	750	$1,650	$2.20	43d	1	1.46mi
8507 Flower Ave Unit 4 Takoma Park, MD	1.0	1.0	595	$1,249	$2.10	24d	1	1.47mi
908 Hudson Ave Apt 5 Takoma Park, MD	1.0	1.0	600	$1,275	$2.12	24d	1	1.47mi
908 Hudson Ave Apt 3 Takoma Park, MD	1.0	1.0	600	$1,450	$2.42	17d	1	1.47mi

HOA detail condo

• Monthly dues: $388 · $4,656/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 204 DOM
2. 2026-06-17
   days on market $100,000 Active 203 DOM
3. 2026-06-16
   days on market $100,000 Active 202 DOM
4. 2026-06-15
   days on market $100,000 Active 201 DOM
5. 2026-06-13
   days on market $100,000 Active 199 DOM
6. 2026-06-10
   days on market $100,000 Active 195 DOM
7. 2026-06-08
   days on market $100,000 Active 194 DOM
8. 2026-06-07
   pricedays on market $100,000 Active 193 DOM
9. 2026-06-04
   days on market $105,000 Active 190 DOM
10. 2026-06-03
    days on market $105,000 Active 189 DOM
11. 2026-06-02
    days on market $105,000 Active 188 DOM
12. 2026-06-01
    days on market $105,000 Active 187 DOM
13. 2026-05-31
    days on market $105,000 Active 186 DOM
14. 2026-04-17
    price $105,000 572-char remark

    Show marketing remark (572 chars)

    Discover the charm of this inviting 1-bedroom, 1-bathroom condominium nestled in the heart of Adelphi - thoughtfully designed living space, this unit offers a perfect blend of comfort and convenience. The large sliding glass doors provide lots of natural and the balcony is ideal to enjoy your favorite beverage or meal. Prime location & convenience Jefferson Square offers a fantastic location with easy access to multiple routes, just minutes from I-495. Enjoy a variety of restaurants, grocery stores, and nearby amenities, making this an ideal place to call home

15. 2026-03-12
    price $115,000 572-char remark

    Show marketing remark (572 chars)

    Discover the charm of this inviting 1-bedroom, 1-bathroom condominium nestled in the heart of Adelphi - thoughtfully designed living space, this unit offers a perfect blend of comfort and convenience. The large sliding glass doors provide lots of natural and the balcony is ideal to enjoy your favorite beverage or meal. Prime location & convenience Jefferson Square offers a fantastic location with easy access to multiple routes, just minutes from I-495. Enjoy a variety of restaurants, grocery stores, and nearby amenities, making this an ideal place to call home

16. 2026-02-06
    price $125,000 572-char remark

    Show marketing remark (572 chars)

    Discover the charm of this inviting 1-bedroom, 1-bathroom condominium nestled in the heart of Adelphi - thoughtfully designed living space, this unit offers a perfect blend of comfort and convenience. The large sliding glass doors provide lots of natural and the balcony is ideal to enjoy your favorite beverage or meal. Prime location & convenience Jefferson Square offers a fantastic location with easy access to multiple routes, just minutes from I-495. Enjoy a variety of restaurants, grocery stores, and nearby amenities, making this an ideal place to call home

17. 2025-11-26
    listed $135,000 Active 572-char remark

    Show marketing remark (572 chars)

    Discover the charm of this inviting 1-bedroom, 1-bathroom condominium nestled in the heart of Adelphi - thoughtfully designed living space, this unit offers a perfect blend of comfort and convenience. The large sliding glass doors provide lots of natural and the balcony is ideal to enjoy your favorite beverage or meal. Prime location & convenience Jefferson Square offers a fantastic location with easy access to multiple routes, just minutes from I-495. Enjoy a variety of restaurants, grocery stores, and nearby amenities, making this an ideal place to call home

18. 2020-12-23
    historical
19. 2020-11-18
    listed $97,000 Active
20. 2006-01-13
    soldstatus $127,000
21. 2005-08-23
    soldstatus $127,000
22. 2005-07-30
    historical
23. 2005-07-21
    listed $124,995
24. 1994-12-02
    soldstatus $37,400
25. 1985-02-27
    soldstatus $34,500

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,061 · $88/mo
• Expected delta: +$29/yr (+$2/mo · 2.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,889
• − Mortgage interest: −$5,602
• − Property taxes: −$1,032
• − Insurance: −$500
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − HOA: −$4,656
• − Depreciation: −$2,909
• Taxable loss: −$512
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $984/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 — Adelphi

• Score: 72/100
• State rank: #148
• US rank: #6408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adelphi, MD
• County: Prince Georges County · 919,866 people
• City population: 50,893
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 50,333
• Household income: $86,737
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 2222.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Black 22% Two or more races 9% White 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 60% · Canada, Jamaica, United Kingdom
• Languages at home: 21% English-only · Spanish 66% French/Haitian/Cajun 5% 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: ▼ -269.12%
• Current HPI: 313.7836
• Rent YoY: ▲ 1.73%
• 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

+204.3% since first listed

12 events — show timeline

• 2026-04-17 Price Changed $105,000 BRIGHT MLS
• 2026-03-12 Price Changed $115,000 BRIGHT MLS
• 2026-02-06 Price Changed $125,000 BRIGHT MLS
• 2025-11-26 Listed $135,000 BRIGHT MLS
• 2020-12-23 Listing Removed — BRIGHT MLS
• 2020-11-18 Listed $97,000 BRIGHT MLS
• 2006-01-13 Sold (Public Records) $127,000 Public Records
• 2005-08-23 Sold (MLS) $127,000 MRIS
• 2005-07-30 Delisted — MRIS
• 2005-07-21 Listed $124,995 MRIS
• 1994-12-02 Sold (Public Records) $37,400 Public Records
• 1985-02-27 Sold (Public Records) $34,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,032 · +4.5% YoY. Source: county tax records.