9103 Columbine Ln · Melwood, MD 20772

$85,000

2 bd · 1.0 ba · 868 sqft · SingleFamily · 79 Days on market

Built 1988 Fair condition 2,500 sqft lot $98/sqft · 76% below area ↓ 7% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bedroom 1 bath home located minutes away from Andrews AFB as well as 495. Less than 20 minutes from Washington DC, and 12 minutes to the National Harbor. It includes a brick fireplace, open kitchen with plenty of storage space, with room for a nice kitchen table. It's situated in a nice and quiet Mobile home community in PG County, great location and close to major roads and highways.

Key facts

• 2,500 sq ft lot
• Built 1988
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#328 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; 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: Rents rising fast (+9.8%/yr); 312 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.59% ✓
• Cap rate: 22.58%
• Cash-on-cash: 58.16%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (median comp): $352,222
• List price: $85,000
• Delta: -75.87%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 62.3%
• Equity multiple: 4.00×
• Total profit: $71,374
• Equity at exit: $12,674

10-year hold

• IRR: 68.6%
• Equity multiple: 9.82×
• Total profit: $209,895
• Equity at exit: $7,349

Cash invested: $23,800 (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: 312
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,204 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,154

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,212	-5% $1,183	+0% $1,154	+5% $1,124	+10% $1,095
Rent	-10% $979	-5% $1,066	+0% $1,154	+5% $1,241	+10% $1,328
Rate	-1.0pp $1,196	-0.5pp $1,175	base $1,154	+0.5pp $1,131	+1.0pp $1,109

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $85,000 Active 79 DOM
2. 2026-06-18
   days on market $85,000 Active 76 DOM
3. 2026-06-17
   days on market $85,000 Active 75 DOM
4. 2026-06-16
   days on market $85,000 Active 74 DOM
5. 2026-06-15
   days on market $85,000 Active 73 DOM
6. 2026-06-13
   days on market $85,000 Active 71 DOM
7. 2026-06-10
   days on market $85,000 Active 67 DOM
8. 2026-06-08
   days on market $85,000 Active 66 DOM
9. 2026-06-07
   days on market $85,000 Active 65 DOM
10. 2026-06-04
    days on market $85,000 Active 62 DOM
11. 2026-06-03
    days on market $85,000 Active 61 DOM
12. 2026-06-02
    days on market $85,000 Active 60 DOM
13. 2026-06-01
    days on market $85,000 Active 59 DOM
14. 2026-05-31
    days on market $85,000 Active 58 DOM
15. 2026-04-04
    listed $88,000 Active 400-char remark

    Show marketing remark (400 chars)

    Beautiful 2 bedroom 1 bath home located minutes away from Andrews AFB as well as 495. Less than 20 minutes from Washington DC, and 12 minutes to the National Harbor. It includes a brick fireplace, open kitchen with plenty of storage space, with room for a nice kitchen table. It's situated in a nice and quiet Mobile home community in PG County, great location and close to major roads and highways.

16. 2026-04-03
    price $88,000 400-char remark

    Show marketing remark (400 chars)

    Beautiful 2 bedroom 1 bath home located minutes away from Andrews AFB as well as 495. Less than 20 minutes from Washington DC, and 12 minutes to the National Harbor. It includes a brick fireplace, open kitchen with plenty of storage space, with room for a nice kitchen table. It's situated in a nice and quiet Mobile home community in PG County, great location and close to major roads and highways.

17. 2026-04-01
    historical $95,000 400-char remark

    Show marketing remark (400 chars)

    Beautiful 2 bedroom 1 bath home located minutes away from Andrews AFB as well as 495. Less than 20 minutes from Washington DC, and 12 minutes to the National Harbor. It includes a brick fireplace, open kitchen with plenty of storage space, with room for a nice kitchen table. It's situated in a nice and quiet Mobile home community in PG County, great location and close to major roads and highways.

18. 2026-02-27
    historical
19. 2026-02-08
    price $88,000
20. 2025-11-17
    price $89,000
21. 2025-09-18
    price $89,950
22. 2025-08-21
    listed $95,000 Active

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

Taxation est. · year 1

• Rental income: $26,445
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$2,473
• Taxable income: $13,279
• Est. tax owed @ 24.0%: −$3,187
• After-tax cash flow: $10,655/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with some cosmetic repairs needed, such as painting and landscaping. It has a good location and is move-in ready.

Repairs flagged

• Minor Paint — Some wear visible on interior walls
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear visible on interior walls	Minor	$500–3,000
Landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Melwood

• Score: 62/100
• State rank: #328
• US rank: #17142

Category grades

Amenities F Commute F Cost of living F 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: Melwood, 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

-7.4% since first listed

8 events — show timeline

• 2026-04-04 Listed $88,000 BRIGHT MLS
• 2026-04-03 Price Changed $88,000 BRIGHT MLS
• 2026-04-01 Coming Soon $95,000 BRIGHT MLS
• 2026-02-27 Listing Removed — BRIGHT MLS
• 2026-02-08 Price Changed $88,000 BRIGHT MLS
• 2025-11-17 Price Changed $89,000 BRIGHT MLS
• 2025-09-18 Price Changed $89,950 BRIGHT MLS
• 2025-08-21 Listed $95,000 BRIGHT MLS