3308 Oak St · Westphalia, MD 20774

$75,000

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 31 Days on market

Built 1947 0.47 ac lot

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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 +7.5/15.0
• Cash flow +5.0/30.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE REAL ESTATE AUCTION!! Bidding Opens - Monday, May 11, 2026. Bidding Closes - Wednesday, May 13, 2026 at 12:00 noon. List price is opening bid only. Porchfront ranch home in the Upper Marlboro area of southern Prince George’s County. The surrounding area has an abundance of retail, shopping, and entertainment. Andrews Air Force Base and multiple industrial and warehouse hubs provide stable employment for the region. Close to major cities and convenient to local amenities, the property offers strong appeal for renovate and resale investors as well as homeowners seeking a fixer-upper opportunity.

Key facts

• 0.47 acre lot
• Built 1947
• Listed 31 days

🔨 Auction listing. The $75,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $420,364 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $-989 ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#323 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: schools 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.
• Market conditions: Rents rising fast (+4.5%/yr); 323 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $3k of loan paydown is wiped out by about $13k 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 31 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 8.4% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 3.47%
• Cash-on-cash: -10.08%
• DSCR: 0.55
• GRM: 14.4

CMA / ARV

• ARV (median comp): $420,364
• List price: $75,000
• Delta: -82.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3308 Oak St	0.00mi	3/1.0	1,490 (0%)	1mo	$195,570	$131	99
8611 Westphalia Rd	0.13mi	4/3.0 (+1)	1,620 (+9%)	1mo	$620,000	$383	66
3310 Flowers Rd	0.11mi	4/3.5 (+1)	1,612 (+8%)	9mo	$475,000	$295	59

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -32.8%
• Equity multiple: -0.08×
• Total profit: $-127,370
• Equity at exit: $62,678

10-year hold

• IRR: -31.9%
• Equity multiple: -0.50×
• Total profit: $-176,248
• Equity at exit: $36,345

Cash invested: $117,702 (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 20774

• Rents YoY: 4.5%
• Active inventory: 323
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$2,204
• Tax est. 1.5%: −$525 /mo · $6,305/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-989

Break-even live

Break-even rent $3,677

Max offer price $277,278

Occupancy floor —

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: $105,091
• Closing costs: $12,611
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 Lakehurst Ave District Heights, MD	3.0	1.0	1096	$2,150	$1.96	43d	1	1.26mi
8839 Ritchboro Rd District Heights, MD	3.0	2.5	1292	$2,850	$2.21	43d	1	1.30mi
7169 Cross St Unit T1 District Heights, MD	2.0	2.0	906	$1,850	$2.04	18d	1	1.32mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	24d	1	1.33mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	17d	1	1.33mi
8844 Ritchboro Rd District Heights, MD	3.0	2.5	1498	$2,600	$1.74	16d	1	1.35mi
7244 Donnell Pl Unit D2 District Heights, MD	3.0	1.5	1108	$1,900	$1.71	43d	1	1.35mi
4827 Forest Pines Dr Upper Marlboro, MD	3.0	2.5	1760	$3,250	$1.85	22d	1	1.38mi
7316 Donnell Pl Unit B2 District Heights, MD	3.0	1.5	1150	$2,295	$2.00	24d	1	1.39mi
7116 Donnell Pl Unit C Forestville, MD	2.0	1.0	886	$1,650	$1.86	43d	1	1.42mi
5004 Forest Pines Dr Upper Marlboro, MD	3.0	3.5	1340	$3,000	$2.24	43d	1	1.44mi
1786 Forest Park Dr Unit 1 District Heights, MD	3.0	1.5	1184	$2,300	$1.94	5d	1	1.44mi
7206 Donnell Pl Unit D8 District Heights, MD	2.0	1.0	884	$1,800	$2.04	43d	1	1.44mi

Listing history 2 events

1. 2026-05-14
   status Pending 613-char remark

   Show marketing remark (613 chars)

   ONLINE REAL ESTATE AUCTION!! Bidding Opens - Monday, May 11, 2026. Bidding Closes - Wednesday, May 13, 2026 at 12:00 noon. List price is opening bid only. Porchfront ranch home in the Upper Marlboro area of southern Prince George’s County. The surrounding area has an abundance of retail, shopping, and entertainment. Andrews Air Force Base and multiple industrial and warehouse hubs provide stable employment for the region. Close to major cities and convenient to local amenities, the property offers strong appeal for renovate and resale investors as well as homeowners seeking a fixer-upper opportunity.

2. 2026-04-13
   listed $75,000 Active 613-char remark

   Show marketing remark (613 chars)

   ONLINE REAL ESTATE AUCTION!! Bidding Opens - Monday, May 11, 2026. Bidding Closes - Wednesday, May 13, 2026 at 12:00 noon. List price is opening bid only. Porchfront ranch home in the Upper Marlboro area of southern Prince George’s County. The surrounding area has an abundance of retail, shopping, and entertainment. Andrews Air Force Base and multiple industrial and warehouse hubs provide stable employment for the region. Close to major cities and convenient to local amenities, the property offers strong appeal for renovate and resale investors as well as homeowners seeking a fixer-upper opportunity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $29,107
• − Mortgage interest: −$23,547
• − Property taxes: −$6,305
• − Insurance: −$2,102
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$12,229
• Taxable loss: −$19,733
• Est. tax savings @ 24.0%: +$4,736
• After-tax cash flow: $-7,130/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 — Westphalia

• Score: 62/100
• State rank: #323
• US rank: #17002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westphalia, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 51,816
• Household income: $128,259
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 773.0

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 (85%)
• Race & ethnicity: Black 85% Two or more races 5% White 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 16% · Canada, United Kingdom
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -277.06%
• Current HPI: 264.2372
• Rent YoY: ▲ 4.49%
• 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

2 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-04-13 Listed $75,000 BRIGHT MLS

Property tax history

+7.6%/yr

Latest (2025): $4,734 · +10.1% YoY. Source: county tax records.