11207 Brooklee Dr · Westphalia, MD 20772

$378,473

5 bd · 1.5 ba · 1,676 sqft · SingleFamily public records · 3 Days on market

Built 1963 0.47 ac lot Est $587k · 35% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Multiple offers received. Highest and Best offer deadline has been set for 5/29 at 2pm * * A Spacious Upper Marlboro Home Ready for Its Next Chapter!! Welcome home to this spacious brick rambler offering room to spread out, flexible living spaces, and timeless charm throughout. Situated on a large, open lot in Upper Marlboro, this home features over two finished levels with multiple gathering areas, generous bedrooms, and a layout that offers endless possibilities for everyday living and entertaining. The main level welcomes you with a bright living room, separate dining area, and an eat-in kitchen with plenty of cabinet and counter space. Just off the dining area, sliding glass door

Key facts

• Utility storage area
• Large open lot
• Expansive rear deck

Tags

• LARGE OPEN LOT
• EXPANSIVE REAR DECK
• ATTACHED IN-LAW SUITE
• FINISHED LOWER LEVEL
• LARGE RECREATION ROOM
• UTILITY STORAGE AREA

Property features AI

Finance

• Other: Not in a federal flood zone; Ownership: Fee simple; Total below-grade finished area estimated; Pets allowed with no restrictions; Ground rent payment: annually

Exterior

• Parking: Concrete driveway; Driveway parking with 6 spaces (total 6 garage/parking spaces indicated)
• Utilities: Public water; Public sewer; Cable and broadband internet available
• Home design: Detached property; Below-average condition
• Construction: Brick construction; Architectural shingle roof; Slab and block foundation; Built year sourced from assessor
• Exterior features: Deck(s); Cleared lot with front and rear yard; Shed; Walkout basement with side entrance; Workshop in basement

Interior

• Kitchen: Dishwasher; Microwave; Stove
• Bedrooms: 4 bedrooms on main level; 1 bedroom on lower level
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms (2 on main level, 1 on lower level)
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric); Ceiling fans; Electric hot water
• Interior features: Attic; Bar; Tub with shower; Walk-in shower; Ceiling fans; Dining area; Traditional floor plan; Formal dining room; Eat-in kitchen; Drywall walls and ceilings
• Laundry & utility: Washer/dryer hookup; Laundry on lower floor/basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $378k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (2.9% below list).
• Recommended offer: $367k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.9% in Westphalia — 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 62/100 on livability (#323 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; 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.
• Zoned schools: Barack Obama Elementary (math 4% / reading 16%, grade F, #602 of 860 statewide, top 71%, 746 students, 57% 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); 309 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($139k/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 $11k 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 $106k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $378k implies a 1946% 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 $367,358 (2.9% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $586,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5201 Roblee Dr	0.26mi	4/3.0 (-1)	1,444 (-14%)	16mo	$505,000	$350	40
5113 Woodford Ln	0.28mi	4/3.0 (-1)	1,444 (-14%)	22mo	$496,000	$343	35

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-19,069
• Equity at exit: $56,432

10-year hold

• IRR: 10.1%
• Equity multiple: 1.96×
• Total profit: $101,204
• Equity at exit: $32,723

Cash invested: $105,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,674 high
• Mortgage (P&I): −$1,985
• Tax from tax record: −$401 /mo · $4,814/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $359

Break-even live

Break-even rent $3,220

Max offer price $378,473

Occupancy floor 85%

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: $94,618
• Closing costs: $11,354
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5455 Cedar Grove Dr Upper Marlboro, MD	4.0	3.0	2048	$3,300	$1.61	43d	1	0.98mi
10913 Blanton Way Upper Marlboro, MD	4.0	3.5	2083	$3,250	$1.56	22d	1	1.10mi
10608 Eastland Cir Upper Marlboro, MD	4.0	2.5	1440	$3,399	$2.36	4d	1	1.22mi
10612 Presidential Pkwy Upper Marlboro, MD	4.0	3.5	1520	$3,407	$2.24	43d	1	1.22mi
5331 Greenwich Cir Upper Marlboro, MD	4.0	2.5	1534	$3,100	$2.02	17d	1	1.32mi
5236 Dry Creek Ln Upper Marlboro, MD	4.0	3.5	1962	$3,300	$1.68	18d	1	1.32mi

Listing history 3 events

1. 2026-06-01
   pricestatus $378,473 Pending 3 DOM
2. 2026-05-26
   listed $324,900 Active
3. 1964-09-25
   soldstatus $18,500

ⓘ 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: $4,814 · $401/mo
• Projected year-2 tax: $4,814 · $401/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,083
• − Mortgage interest: −$21,200
• − Property taxes: −$4,814
• − Insurance: −$1,892
• − Repairs & maintenance: −$3,527
• − Management: −$3,527
• − Depreciation: −$11,010
• Taxable loss: −$1,887
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $4,755/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): 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

+1656.2% since first listed

2 events — show timeline

• 2026-05-26 Listed $324,900 BRIGHT MLS
• 1964-09-25 Sold (Public Records) $18,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,814 · +5.5% YoY. Source: county tax records.