16117 Brookmead Ct · Marlboro Meadows, MD 20772

$395,000

4 bd · 3.5 ba · 1,306 sqft · Townhouse public records · 16 Days on market

Built 1993 1,307 sqft lot Est $360k · 10% over $73/mo HOA · 2% 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).

• Cash flow +9.6/30.0
• Rent growth +5.0/5.0
• ARV discount +3.2/15.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not miss out on this end unit townhome with 3 finished levels featuring 3 finished bedrooms, 3 full and 1 1/2 bath! Basement rec room has cozy wood burning fireplace and over sized laundry/utility room. Enjoy the bright and airy spacious eat in kitchen with plenty of storage. Located close to the beltway, DC, Baltimore, and even Annapolis.

Key facts

• Jog walk path
• Nearby parks
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• BREAKFAST AREA
• PRIMARY BATH SOAKING TUB
• ASSIGNED PARKING
• JOG WALK PATH
• NEARBY PARKS

Property features AI

Finance

• Other: Not in a federal flood zone; Road responsibility shared by HOA and city/county; road surface is blacktop; Living area and below/above grade area reported as estimated/assessor sources
• HOA & community: Annual HOA fee that covers common area maintenance, road maintenance, snow removal, trash and lawn maintenance; HOA amenities include common grounds and a jog/walk path

Exterior

• Parking: Assigned parking in a parking lot; Three total parking/garage and parking spaces with one assigned space
• Utilities: Public water; Public sewer; Electric service
• Home design: End-of-row townhouse; Fee simple ownership
• Construction: Frame construction; Permanent foundation
• Exterior features: Sidewalks and street lights; Deck(s), patio(s) and porch(es)

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Stove; Refrigerator
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level
• Flooring: Ceramic tile; Luxury vinyl plank; Carpet
• Bathrooms: Two full bathrooms on the upper level; One full bathroom on the lower level; Three full bathrooms total
• Heating & cooling: Heat pump(s); Central air conditioning; Electric heating and cooling
• Interior features: Eat-in kitchen with breakfast area; Combination dining and living area; Traditional floor plan; Master bathroom; Soaking tub; Storm, double entry and French doors; Daylight, partially finished basement with interior access and windows; One wood-burning fireplace with mantel
• Laundry & utility: Washer and dryer included; Laundry located in the basement; Electric hot water

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $395k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (22.1% below list).
• Recommended offer: $308k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 9.0% in Marlboro Meadows — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 62/100 on livability (#327 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living D-.
• 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: Patuxent Elementary (math 2% / reading 8%, grade F, #766 of 860 statewide, top 93%, 289 students, 60% FRL); James Madison Middle (math 4% / reading 27%, grade F, #190 of 225 statewide, top 85%, 873 students, 62% 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: Rents rising fast (+9.8%/yr); 313 active listings in the ZIP; 1 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 16 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 10 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.
• Current owner paid $220k; list at $395k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $307,823 (22.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $360,456
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16155 Brookmead Ct	0.05mi	3/3.0 (-1)	1,315 (+1%)	2mo	$360,000	$274	87
16115 Brookmead Ct	0.01mi	3/3.0 (-1)	1,315 (+1%)	6mo	$362,000	$275	86
16201 Brookmead	0.06mi	3/3.5 (-1)	1,315 (+1%)	6mo	$363,600	$277	86
3306 Brookshire Ct	0.14mi	3/3.5 (-1)	1,336 (+2%)	2mo	$363,600	$272	83
16207 Brookmead Ct	0.06mi	3/3.5 (-1)	1,306 (0%)	14mo	$360,000	$276	80
3300 Brookshire Ct	0.13mi	3/3.0 (-1)	1,315 (+1%)	8mo	$350,000	$266	79
16137 Brookmead Ct	0.03mi	3/3.5 (-1)	1,320 (+1%)	18mo	$368,000	$279	77
16232 Brooktrail Ct	0.12mi	3/3.0 (-1)	1,314 (+1%)	21mo	$367,000	$279	69

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.41×
• Total profit: $-64,735
• Equity at exit: $58,896

10-year hold

• IRR: -0.4%
• Equity multiple: 0.96×
• Total profit: $-4,138
• Equity at exit: $34,152

Cash invested: $110,600 (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: 313
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,078 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$390 /mo · $4,681/yr
• Insurance: −$165
• HOA: −$73
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-267

Break-even live

Break-even rent $3,417

Max offer price $347,782

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-155	+0% $-267	+5% $-379	+10% $-491
Rent	-10% $-510	-5% $-389	+0% $-267	+5% $-146	+10% $-24
Rate	-1.0pp $-68	-0.5pp $-167	base $-267	+0.5pp $-370	+1.0pp $-474

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4409 Bishopmill Dr Upper Marlboro, MD	4.0	1.5	1200	$2,300	$1.92	1d	1	1.17mi

HOA detail

• Monthly dues: $73 · $876/yr

Listing history 10 events

1. 2026-06-21
   days on market $395,000 Active 16 DOM
2. 2026-06-18
   days on market $395,000 Active 13 DOM
3. 2026-06-17
   days on market $395,000 Active 12 DOM
4. 2026-06-16
   days on market $395,000 Active 11 DOM
5. 2026-06-15
   days on market $395,000 Active 10 DOM
6. 2026-06-13
   days on market $395,000 Active 8 DOM
7. 2026-06-10
   days on market $395,000 Active 4 DOM
8. 2026-06-08
   days on market $395,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $395,000 Active 2 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: $4,681 · $390/mo
• Projected year-2 tax: $4,681 · $390/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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $36,939
• − Mortgage interest: −$22,126
• − Property taxes: −$4,681
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,955
• − Management: −$2,955
• − HOA: −$876
• − Depreciation: −$11,491
• Taxable loss: −$10,120
• Est. tax savings @ 24.0%: +$2,429
• After-tax cash flow: $-779/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 Meadows

• Score: 62/100
• State rank: #327
• US rank: #17129

Category grades

Amenities F Commute F Cost of living D- Crime A- 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 Meadows, 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

+215.4% since first listed

28 events — show timeline

• 2026-06-05 Listed $395,000 BRIGHT MLS
• 2026-02-26 Listing Removed — BRIGHT MLS
• 2026-02-19 Coming Soon — BRIGHT MLS
• 2018-08-16 Sold (Public Records) $220,000 Public Records
• 2018-07-16 Sold (MLS) $220,000 BRIGHT MLS
• 2018-07-16 Sold (MLS) $220,000 MRIS
• 2018-04-05 Relisted — BRIGHT MLS
• 2018-04-05 Pending — MRIS
• 2018-04-03 Listing Removed — BRIGHT MLS
• 2018-04-03 Delisted — MRIS
• 2018-03-29 Relisted — BRIGHT MLS
• 2018-03-29 Relisted — MRIS
• 2018-03-13 Relisted — BRIGHT MLS
• 2018-03-13 Pending — MRIS
• 2018-03-13 Listing Removed — BRIGHT MLS
• 2018-03-13 Delisted — MRIS
• 2018-03-05 Listed $199,000 BRIGHT MLS
• 2018-03-05 Listed $199,000 MRIS
• 2017-06-19 Listing Removed — BRIGHT MLS
• 2017-03-23 Pending — MRIS
• 2017-03-22 Delisted — MRIS
• 2017-03-14 Listed — MRIS
• 2017-03-14 Listed $189,500 BRIGHT MLS
• 2003-11-07 Sold (Public Records) $152,695 Public Records
• 2003-07-30 Sold (MLS) $152,695 MRIS
• 2003-05-23 Delisted — MRIS
• 2003-05-23 Listed $152,695 MRIS
• 1993-02-24 Sold (Public Records) $125,235 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,681 · +5.1% YoY. Source: county tax records.