9015 Spring Acres Rd · Clinton, MD 20735

$359,950

4 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 15 Days on market

Built 1959 0.47 ac lot $335/sqft · 14% below area Est $416k · 14% under

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Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +13.6/15.0
• DSCR +8.9/10.0
• 1% rule +6.5/10.0
• 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

Great investment opportunity ! -This 4 bedroom - 2 bath all brick rambler has hardwood floors on main level -Basement has 4th bedroom and 2nd full bathroom - 7 yr old roof with 50 year transferable warranty - recently replaced oil furnace - 2 car carport - fully fenced front and back yards back yard is huge with plenty of room for a garden and large family gatherings - large storage shed with electric - property is sold "AS IS"

Key facts

• 2 car carport
• Fully fenced yards
• Oil furnace

Tags

• HARDWOOD FLOORS
• 7 YR OLD ROOF
• OIL FURNACE
• 2 CAR CARPORT
• FULLY FENCED YARDS
• HUGE BACK YARD

Property features AI

Exterior

• Parking: Driveway; Detached carport with 2 spaces; Two total garage/parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Above-grade and below-grade living areas
• Construction: Brick construction; Slab and block foundation
• Exterior features: Backs to trees; Cleared yard; Front yard; Level lot; Rear yard

Interior

• Kitchen: Built-in range; Wall oven; Refrigerator
• Bedrooms: Three bedrooms on the main level; One bedroom on the lower level
• Flooring: Wood floors
• Bathrooms: Two full bathrooms (one on main level, one on lower level)
• Heating & cooling: 90% forced air heating; Oil-fired heating; Electric hot water; Electric cooling (other type)
• Interior features: Breakfast area; Wood stove; Wood floors; Entry-level bedroom; Walkout basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $355k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.3% in Clinton — 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 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: Francis T. Evans Elementary (math 8% / reading 22%, grade F, #463 of 860 statewide, top 55%, 350 students, 65% FRL); Stephen Decatur Middle (math 3% / reading 24%, grade F, #198 of 225 statewide, top 88%, 781 students, 70% 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: 121 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).
• This rent runs 39% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $360k implies a 1574% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $354,550 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.15% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $416,182
• List price: $359,950
• Delta: -13.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9011 Spring Acres Rd	0.03mi	4/2.0	1,075 (0%)	10mo	$404,000	$376	86
9202 Surratts Manor Dr	0.22mi	3/2.0 (-1)	1,100 (+2%)	5mo	$352,000	$320	73
9200 Stuart Ln	0.41mi	3/1.0 (-1)	1,026 (-5%)	10mo	$360,000	$351	60
7504 Clinton Vista Ln	0.13mi	5/3.0 (+1)	1,156 (+8%)	13mo	$395,000	$342	58
9110 Stuart Ln	0.43mi	5/2.5 (+1)	1,144 (+6%)	8mo	$445,000	$389	51
9607 Wagner Trl	0.67mi	3/1.0 (-1)	1,066 (-1%)	24mo	$250,000	$235	43
8702 Craley Ct	0.70mi	4/2.0	1,026 (-5%)	16mo	$375,000	$365	42
8718 Deborah St	0.74mi	4/2.0	1,026 (-5%)	22mo	$430,777	$420	36

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $772
• Equity at exit: $53,670

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $76,695
• Equity at exit: $31,122

Cash invested: $100,786 (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: 121
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,138 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$303 /mo · $3,638/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$869
• Net cashflow: $928

Break-even live

Break-even rent $2,963

Max offer price $359,950

Occupancy floor 73%

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: $89,988
• Closing costs: $10,798
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8514 Dangerfield Rd Clinton, MD	5.0	4.0	1220	$4,500	$3.69	43d	1	0.65mi
6007 Bradley Ln Clinton, MD	5.0	2.0	1248	$2,950	$2.36	24d	1	1.49mi

Listing history 3 events

1. 2026-05-31
   status $359,950 Pending 15 DOM
2. 2026-05-15
   listed $379,950 Active 441-char remark
3. 1960-08-22
   soldstatus $21,500

ⓘ 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: $3,638 · $303/mo
• Projected year-2 tax: $3,781 · $315/mo
• Expected delta: +$143/yr (+$12/mo · 3.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $49,657
• − Mortgage interest: −$20,163
• − Property taxes: −$3,638
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,973
• − Management: −$3,973
• − Depreciation: −$10,471
• Taxable income: $5,640
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $9,787/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

+1574.2% since first listed

5 events — show timeline

• 2026-05-30 Pending — BRIGHT MLS
• 2026-05-27 Price Changed $359,950 BRIGHT MLS
• 2026-05-23 Price Changed $369,950 BRIGHT MLS
• 2026-05-15 Listed $379,950 BRIGHT MLS
• 1960-08-22 Sold (Public Records) $21,500 Public Records

Property tax history

+6.0%/yr

Latest (2024): $3,638 · +110.0% YoY. Source: county tax records.