2624 Saint Marys View Rd · Accokeek, MD 20607

$464,900

3 bd · 3.0 ba · 1,600 sqft · Townhouse public records · 28 Days on market

Built 2012 2,610 sqft lot $291/sqft · 49% above area Est $469k · at est. $108/mo HOA · 4% of rent

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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 +7.9/15.0
• Cash flow +4.6/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Southern Prince George's Best Townhome Value! 4 finished levels, 2,200+ sq. ft. , AND a 2-car garage. Prices starting in the $260s.

Key facts

• $108 HOA
• 2 garage spots
• Built 2012

Property features AI

Finance

• HOA & community: HOA fee approximately $108.98 per month

Exterior

• Parking: Attached rear-entry garage (2 cars); Basement garage
• Utilities: Public water; Public sewer; Electric available; Natural gas available
• Home design: End-of-row townhouse; Four total levels; Fee simple ownership; Excellent condition
• Construction: Frame construction; Architectural shingle roof; Concrete perimeter foundation; Built (year per assessor)
• Exterior features: Play area; Sidewalks

Interior

• Kitchen: Gas range/oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: Two full bathrooms; Two half bathrooms (one on main level, one on lower level)
• Heating & cooling: 90% forced air heating; Natural gas and electric heating fuel; Electric cooling (other type)
• Interior features: Play area; Sidewalks; Partially finished basement
• Laundry & utility: Washer; Dryer; Natural gas hot water

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $465k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (44.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (44.1% below list).
• Recommended offer: $257k (44.6% below list) — sets the bar for cash-flow.

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.
• Market conditions: 116 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 $14k 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 ($458k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $375k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $257,345 (44.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.56% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.83%
• DSCR: 0.52
• GRM: 14.9

CMA / ARV

• ARV (median comp): $469,406
• List price: $464,900
• Delta: -0.96%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -36.0%
• Equity multiple: -0.15×
• Total profit: $-150,116
• Equity at exit: $69,318

10-year hold

• IRR: -49.2%
• Equity multiple: -0.74×
• Total profit: $-226,876
• Equity at exit: $40,196

Cash invested: $130,172 (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: 116
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$2,438
• Tax from tax record: −$489 /mo · $5,871/yr
• Insurance: −$194
• HOA: −$108
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-1,175

Break-even live

Break-even rent $4,087

Max offer price $257,345

Occupancy floor —

Sensitivity live

Price	-10% $-912	-5% $-1,043	+0% $-1,175	+5% $-1,307	+10% $-1,438
Rent	-10% $-1,380	-5% $-1,278	+0% $-1,175	+5% $-1,072	+10% $-970
Rate	-1.0pp $-941	-0.5pp $-1,057	base $-1,175	+0.5pp $-1,295	+1.0pp $-1,418

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: $116,225
• Closing costs: $13,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12309 Gallahan Rd Clinton, MD	4.0	2.0	1236	$2,600	$2.10	21d	1	1.39mi

HOA detail

• Monthly dues: $108 · $1,296/yr

Listing history 20 events

1. 2026-06-10
   days on market $464,900 Active 28 DOM
2. 2026-06-08
   days on market $464,900 Active 27 DOM
3. 2026-06-07
   days on market $464,900 Active 26 DOM
4. 2026-06-04
   days on market $464,900 Active 23 DOM
5. 2026-06-03
   pricedays on market $464,900 Active 22 DOM
6. 2026-06-02
   days on market $469,900 Active 21 DOM
7. 2026-06-01
   days on market $469,900 Active 20 DOM
8. 2026-05-31
   days on market $469,900 Active 19 DOM
9. 2026-05-19
   status Active 789-char remark
10. 2026-05-17
    historical Active Under Contract 789-char remark
11. 2026-05-11
    listed $475,000 Active 789-char remark
12. 2026-04-24
    historical $475,000 789-char remark
13. 2012-04-09
    listed $274,990 131-char remark

    Show marketing remark (131 chars)

    Southern Prince George's Best Townhome Value! 4 finished levels, 2,200+ sq. ft. , AND a 2-car garage. Prices starting in the $260s.

14. 2012-04-09
    historical 131-char remark

    Show marketing remark (131 chars)

    Southern Prince George's Best Townhome Value! 4 finished levels, 2,200+ sq. ft. , AND a 2-car garage. Prices starting in the $260s.

15. 2012-04-09
    listed $274,990

    Show marketing remark (131 chars)

    Southern Prince George's Best Townhome Value! 4 finished levels, 2,200+ sq. ft. , AND a 2-car garage. Prices starting in the $260s.

16. 2012-04-09
    historical

    Show marketing remark (131 chars)

    Southern Prince George's Best Townhome Value! 4 finished levels, 2,200+ sq. ft. , AND a 2-car garage. Prices starting in the $260s.

17. 2012-03-26
    soldstatus $301,245 131-char remark

    Show marketing remark (131 chars)

    Southern Prince George's Best Townhome Value! 4 finished levels, 2,200+ sq. ft. , AND a 2-car garage. Prices starting in the $260s.

18. 2012-03-26
    soldstatus $301,245

    Show marketing remark (131 chars)

    Southern Prince George's Best Townhome Value! 4 finished levels, 2,200+ sq. ft. , AND a 2-car garage. Prices starting in the $260s.

19. 2011-12-15
    soldstatus $490,910
20. 2011-06-20
    soldstatus $4,000,000

ⓘ 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: $5,871 · $489/mo
• Projected year-2 tax: $5,871 · $489/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 4/10 Moderate
• 🌡 Heat 8/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,200
• − Mortgage interest: −$26,042
• − Property taxes: −$5,871
• − Insurance: −$2,324
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − HOA: −$1,296
• − Depreciation: −$13,524
• Taxable loss: −$22,849
• Est. tax savings @ 24.0%: +$5,484
• After-tax cash flow: $-8,615/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

-88.4% since first listed

16 events — show timeline

• 2026-06-10 Listing Removed — BRIGHT MLS
• 2026-06-03 Price Changed $464,900 BRIGHT MLS
• 2026-05-26 Price Changed $469,900 BRIGHT MLS
• 2026-05-19 Relisted — BRIGHT MLS
• 2026-05-17 Contingent — BRIGHT MLS
• 2026-05-11 Listed $475,000 BRIGHT MLS
• 2026-05-05 Sold (Public Records) $375,000 Public Records
• 2026-04-24 Coming Soon — BRIGHT MLS
• 2012-04-09 Listed $274,990 BRIGHT MLS
• 2012-04-09 Listing Removed — BRIGHT MLS
• 2012-04-09 Delisted — MRIS
• 2012-04-09 Listed $274,990 MRIS
• 2012-03-26 Sold (MLS) $301,245 BRIGHT MLS
• 2012-03-26 Sold (MLS) $301,245 MRIS
• 2011-12-15 Sold (Public Records) $490,910 Public Records
• 2011-06-20 Sold (Public Records) $4,000,000 Public Records

Property tax history

+23.5%/yr

Latest (2025): $5,871 · +3.8% YoY. Source: county tax records.