2402 Joseph Dr · Clinton, MD 20735

$385,000

5 bd · 3.0 ba · 1,170 sqft · SingleFamily public records · 6 Days on market

Built 1970 10,376 sqft lot Est $460k · 16% under

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Why this score? — see what drove the C 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 +22.3/30.0
• ARV discount +14.8/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Incredible Investment Opportunity in Clinton, MD! Attention investors, flippers, and ambitious homebuyers! Located in the highly desirable area of Clinton, Maryland, this spacious single family home is a true diamond in the rough just waiting for the right vision. Bring your imagination this is your chance to secure a massive value-add property to your portfolio! Whether you are an investor hunting for your next highly profitable rehab project, looking to add a heavy hitter to your buy and hold rental portfolio, or a buyer ready to build instant sweat equity, this property delivers. Blank Canvas: Ready for a complete transformation, allowing you to customize the layout, finishes, and design

Key facts

• 0.24 acre lot
• 3 parking spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $385k).
• Cap rate 8.3% vs local median 5.3% in Clinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#304 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, schools 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: 121 active listings in the ZIP; 2 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).
• This rent runs 39% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $385k implies a 755% gain — meaningful room to come down on a strong offer.

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 $385,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $459,810
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12803 Marcia Pl	0.16mi	4/2.5 (-1)	1,170 (0%)	3mo	$410,000	$350	83
12815 Marcia Pl	0.08mi	5/3.0	1,170 (0%)	21mo	$450,000	$385	79
12809 Marcia Pl	0.12mi	4/3.0 (-1)	1,170 (0%)	15mo	$460,000	$393	77
12404 Piscataway Rd	0.48mi	5/3.0	1,131 (-3%)	20mo	$460,000	$407	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-22,057
• Equity at exit: $57,405

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $32,763
• Equity at exit: $33,288

Cash invested: $107,800 (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 20735

• Active inventory: 121
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,071 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$404 /mo · $4,844/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $633

Break-even live

Break-even rent $3,270

Max offer price $385,000

Occupancy floor 79%

Sensitivity live

Price	-10% $851	-5% $742	+0% $633	+5% $524	+10% $415
Rent	-10% $311	-5% $472	+0% $633	+5% $794	+10% $955
Rate	-1.0pp $827	-0.5pp $731	base $633	+0.5pp $533	+1.0pp $432

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12907 Marcia Pl Clinton, MD	5.0	3.0	1170	$3,500	$2.99	21d	1	0.05mi
12309 Gallahan Rd Clinton, MD	4.0	2.0	1236	$2,600	$2.10	21d	1	0.74mi

Listing history 3 events

1. 2026-05-23
   listed $385,000 Active
2. 1973-08-14
   soldstatus $45,050
3. 1970-07-31
   soldstatus $30,000

ⓘ 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: $4,844 · $404/mo
• Projected year-2 tax: $4,844 · $404/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 7/10 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: $48,852
• − Mortgage interest: −$21,566
• − Property taxes: −$4,844
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,908
• − Management: −$3,908
• − Depreciation: −$11,200
• Taxable income: $1,500
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $7,236/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 — Clinton

• Score: 63/100
• State rank: #304
• US rank: #15951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MD
• County: Prince Georges County · 919,866 people
• City population: 37,464
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,464
• Household income: $126,196
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 334.0

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 (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 10% White 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 9% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -299.23%
• Current HPI: 251.6263
• Rent YoY: —
• 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

+1183.3% since first listed

3 events — show timeline

• 2026-05-23 Listed $385,000 BRIGHT MLS
• 1973-08-14 Sold (Public Records) $45,050 Public Records
• 1970-07-31 Sold (Public Records) $30,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,844 · +24.4% YoY. Source: county tax records.