4466 Lord Loudoun Ct Unit 15-3 · Marlboro Village, MD 20772

$216,500

2 bd · 2.0 ba · 911 sqft · Condo public records · 1 Days on market

Built 1988 $460/mo HOA · 20% 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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• $460 HOA
• Built 1988

Property features AI

Finance

• HOA & community: Monthly condo fee of $460; HOA covers common area maintenance, front and rear lawn care, snow removal, and trash

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit in a garden-style building (1–4 floors); Unit/flat; Entry level: 1
• Construction: Vinyl siding; Year built estimated
• Exterior features: Above-grade unit; Not on tidal water

Interior

• Bedrooms: Two bedrooms on main level
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Level entry to main floor; Living area reported from assessor; One fireplace
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $216k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (7.1% below list).
• Meets the 1% rule at list price ($2k rent vs $216k).
• Recommended offer: $201k (7.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#226 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools D, cost of living D, amenities 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 fast (+9.8%/yr); 309 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate wind risk, 25% 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 $201,140 (7.1% 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.54×
• Total profit: $-28,188
• Equity at exit: $32,281

10-year hold

• IRR: 4.4%
• Equity multiple: 1.41×
• Total profit: $24,770
• Equity at exit: $18,719

Cash invested: $60,620 (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 20772

• Rents YoY: 9.8%
• Active inventory: 309
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,135
• Tax from tax record: −$217 /mo · $2,608/yr
• Insurance: −$90
• HOA: −$460
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-87

Break-even live

Break-even rent $2,409

Max offer price $201,140

Occupancy floor 99%

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: $54,125
• Closing costs: $6,495
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4442 Lord Loudoun Ct Upper Marlboro, MD	1.0	1.0	700	$2,100	$3.00	44d	1	0.01mi
14005 Lord Marlborough Pl Unit 21-5 Upper Marlboro, MD	2.0	2.0	971	$2,100	$2.16	20d	1	0.03mi
13560 Lord Sterling Pl Unit 9-4 Upper Marlboro, MD	2.0	1.0	894	$1,999	$2.24	44d	1	0.11mi
13803 Bentwaters Dr Upper Marlboro, MD	2.0	2.5	986	$2,270	$2.30	19d	1	0.53mi
13901 Ascott Dr Upper Marlboro, MD	2.0	1.5	998	$2,657	$2.66	5d	1	0.62mi
13052 Salford Ter Upper Marlboro, MD	3.0	3.5	1096	$2,725	$2.49	44d	1	0.63mi

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-06-17
   listed $216,500 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: $2,608 · $217/mo
• Projected year-2 tax: $2,608 · $217/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 8/10 Severe 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,584
• − Mortgage interest: −$12,127
• − Property taxes: −$2,608
• − Insurance: −$1,082
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$5,520
• − Depreciation: −$6,298
• Taxable loss: −$4,466
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $28/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 — Marlboro Village

• Score: 66/100
• State rank: #226
• US rank: #11335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlboro Village, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 54,319
• Household income: $139,403
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 524.0

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 (78%)
• Race & ethnicity: Black 78% White 10% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -184.63%
• Current HPI: 251.8236
• Rent YoY: ▲ 9.80%
• 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

+80.4% since first listed

25 events — show timeline

• 2026-06-17 Listed $216,500 BRIGHT MLS
• 2025-08-31 Pending — BRIGHT MLS
• 2025-08-31 Listing Removed — BRIGHT MLS
• 2025-08-19 Price Changed $165,000 BRIGHT MLS
• 2025-08-18 Relisted — BRIGHT MLS
• 2025-05-14 Contingent — BRIGHT MLS
• 2025-04-26 Listed $197,900 BRIGHT MLS
• 2025-04-24 Listing Removed — BRIGHT MLS
• 2025-04-17 Listed $224,900 BRIGHT MLS
• 2025-01-14 Listing Removed — BRIGHT MLS
• 2024-10-29 Price Changed $245,000 BRIGHT MLS
• 2024-10-15 Relisted — BRIGHT MLS
• 2024-10-08 Pending — BRIGHT MLS
• 2024-09-19 Listed $255,000 BRIGHT MLS
• 2024-09-19 Coming Soon — BRIGHT MLS
• 2022-01-25 Sold (Public Records) $215,000 Public Records
• 2021-12-29 Sold (MLS) $215,000 BRIGHT MLS
• 2021-12-28 Pending — BRIGHT MLS
• 2021-11-21 Contingent — BRIGHT MLS
• 2021-11-18 Listed $198,499 BRIGHT MLS
• 2004-05-19 Sold (Public Records) $115,000 Public Records
• 2004-04-20 Sold (Public Records) $115,000 Public Records
• 2004-02-06 Sold (MLS) $115,000 MRIS
• 2003-12-28 Delisted — MRIS
• 2003-12-26 Listed $120,000 MRIS

Property tax history

+5.3%/yr

Latest (2025): $2,608 · +5.3% YoY. Source: county tax records.