10114 Campus Way S Unit 201-8C · Largo, MD 20774

$115,000

1 bd · 1.0 ba · 787 sqft · Condo public records · 58 Days on market

Built 1974 $146/sqft · 11% below area Est $129k · 11% under $493/mo HOA · 27% of rent

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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 +22.8/30.0
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +7.3/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Maximize your portfolio with this turn-key, high-yield asset in the 20774 corridor. This renovated unit boasts modern upgrades like luxury vinyl plank flooring and an updated kitchen, paired with a condo fee that covers all major utilities. Strategically located just a short distance from the Largo Metro Station and PGCC, with immediate access to the I-495 Beltway, it offers perfect accessibility for high tenant demand. This non-warrantable unit is a prime opportunity for cash or portfolio buyers looking for immediate cash flow and long-term growth. ALL UTILITIES INCLUDED IN CONDO FEE

Key facts

• Modern upgrades
• Updated kitchen
• Functional layout

Tags

• MODERN UPGRADES
• FUNCTIONAL LAYOUT
• ABUNDANT NATURAL LIGHT
• OPEN LIVING AND DINING AREA
• UPDATED KITCHEN
• BRIGHT WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.2% in Largo — 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 74/100 on livability (#115 in MD, #4,768 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, cost of living 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: Rents rising fast (+4.5%/yr); 323 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 is only 17% of the median local income ($128k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 + 4.5% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 5.2

CMA / ARV

• ARV (median comp): $128,891
• List price: $115,000
• Delta: -10.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,725
• Equity at exit: $17,147

10-year hold

• IRR: 9.9%
• Equity multiple: 1.85×
• Total profit: $27,288
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$603
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$48
• HOA: −$493
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $201

Break-even live

Break-even rent $1,600

Max offer price $115,000

Occupancy floor 84%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10106 Campus Way S Unit 102-3B Largo, MD	1.0	1.0	787	$1,900	$2.41	18d	1	0.05mi
10133 Prince Pl Unit 303-12C Largo, MD	1.0	1.0	787	$1,775	$2.26	43d	1	0.09mi
10122 Campus Way S Unit 202-1A Upper Marlboro, MD	2.0	2.0	1082	$2,100	$1.94	12d	1	0.09mi
10115 Prince Pl Unit 401-2A Upper Marlboro, MD	2.0	2.0	1082	$2,330	$2.15	43d	1	0.12mi
150 Steeplechase Way Largo, MD	1.0–2.0	1.0–2.0	823	$1,529	$1.86	1d	17	0.12mi
10239 Prince Pl Unit 26-304 Upper Marlboro, MD	1.0	1.0	840	$1,750	$2.08	43d	1	0.16mi
10244 Prince Pl #204 Largo, MD	1.0	1.0	889	$1,600	$1.80	43d	1	0.17mi
10246 Prince Pl Unit 22-T4 Largo, MD	2.0	2.0	1071	$1,850	$1.73	5d	1	0.20mi
10202 Prince Pl Unit 204 Largo, MD	1.0	1.0	840	$1,612	$1.92	1d	1	0.22mi
10250 Prince Pl Largo, MD	1.0	1.0	839	$1,500	$1.79	18d	1	0.22mi
10244 Prince Pl Unit 21-103 Upper Marlboro, MD	2.0	2.0	1071	$1,950	$1.82	24d	1	0.25mi
67 S Harry Truman Dr Largo, MD	1.0–3.0	1.0–2.0	1015	$1,408	$1.39	1d	51	0.25mi
56 Cable Hollow Way Unit 38-1 Upper Marlboro, MD	2.0	1.0	912	$2,250	$2.47	12d	1	0.31mi
97 Capital Ct Largo, MD	2.0	1.0–2.0	904	$2,305	$2.55	1d	22	0.41mi
9720 Lake Pointe Ct #101 Upper Marlboro, MD	2.0	2.0	1067	$2,250	$2.11	43d	1	0.66mi
8831 Lottsford Rd Upper Marlboro, MD	1.0–2.0	1.0–2.0	1075	$1,697	$1.58	1d	20	0.69mi
601 S Harry Truman Dr Largo, MD	1.0–2.0	1.0–2.0	1009	$1,800	$1.78	1d	16	0.69mi
9708 Lake Pointe Ct #302 Upper Marlboro, MD	2.0	2.0	1074	$2,300	$2.14	43d	1	0.72mi
8911 Town Center Cir Upper Marlboro, MD	1.0	1.0	704	$1,875	$2.66	24d	1	0.74mi
8961 Town Center Cir Unit 1-310 Upper Marlboro, MD	2.0	2.0	968	$2,300	$2.38	5d	1	0.79mi
9420 Grand Blvd Upper Marlboro, MD	2.0	1.0–2.0	876	$2,292	$2.62	1d	92	0.85mi
9701 Summit Cir Upper Marlboro, MD	1.0–3.0	1.0–2.0	1052	$1,698	$1.61	1d	18	0.89mi
1007 Fallcrest Ct Unit 4-104 Bowie, MD	2.0	2.0	858	$2,300	$2.68	43d	1	0.98mi
1011 Fallcrest Ct #202 Bowie, MD	2.0	1.0	692	$1,987	$2.87	5d	1	0.98mi
921 Westhaven Dr #303 Bowie, MD	1.0	1.0	626	$1,995	$3.19	24d	1	0.98mi
10531 Beacon Ridge Dr Unit 13-101 Bowie, MD	2.0	2.0	858	$2,250	$2.62	12d	1	0.99mi
10403 Beacon Ridge Dr Bowie, MD	2.0	2.0	865	$2,300	$2.66	43d	1	1.00mi
1005 Summerglenn Ct Unit 7-103 Bowie, MD	2.0	2.0	858	$2,100	$2.45	18d	1	1.04mi
1013 Summerglenn Ct Unit 7-203 Bowie, MD	2.0	1.0	692	$2,100	$3.03	43d	1	1.04mi
11425 Honeysuckle Ct Unit 3-1 Upper Marlboro, MD	2.0	2.0	1040	$2,125	$2.04	12d	1	1.33mi
157 Azalea Ct Unit 21-1 Upper Marlboro, MD	2.0	2.0	1091	$1,997	$1.83	43d	1	1.44mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 58 DOM
2. 2026-06-17
   days on market $115,000 Active 57 DOM
3. 2026-06-16
   days on market $115,000 Active 56 DOM
4. 2026-06-15
   days on market $115,000 Active 55 DOM
5. 2026-06-13
   days on market $115,000 Active 53 DOM
6. 2026-06-10
   days on market $115,000 Active 49 DOM
7. 2026-06-08
   days on market $115,000 Active 48 DOM
8. 2026-06-07
   days on market $115,000 Active 47 DOM
9. 2026-06-04
   pricedays on market $115,000 Active 44 DOM
10. 2026-06-03
    days on market $120,000 Active 43 DOM
11. 2026-06-02
    days on market $120,000 Active 42 DOM
12. 2026-06-01
    days on market $120,000 Active 41 DOM
13. 2026-05-31
    days on market $120,000 Active 40 DOM
14. 2026-04-21
    listed $120,000 Active 591-char remark

    Show marketing remark (591 chars)

    Maximize your portfolio with this turn-key, high-yield asset in the 20774 corridor. This renovated unit boasts modern upgrades like luxury vinyl plank flooring and an updated kitchen, paired with a condo fee that covers all major utilities. Strategically located just a short distance from the Largo Metro Station and PGCC, with immediate access to the I-495 Beltway, it offers perfect accessibility for high tenant demand. This non-warrantable unit is a prime opportunity for cash or portfolio buyers looking for immediate cash flow and long-term growth. ALL UTILITIES INCLUDED IN CONDO FEE

15. 2023-02-01
    soldstatus $111,300
16. 2008-05-07
    soldstatus $90,166

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,241
• − Mortgage interest: −$6,442
• − Property taxes: −$1,436
• − Insurance: −$575
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$5,916
• − Depreciation: −$3,345
• Taxable income: $968
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $2,174/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 — Largo

• Score: 74/100
• State rank: #115
• US rank: #4768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Largo, 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

+33.1% since first listed

3 events — show timeline

• 2026-04-21 Listed $120,000 BRIGHT MLS
• 2023-02-01 Sold (Public Records) $111,300 Public Records
• 2008-05-07 Sold (Public Records) $90,166 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,436 · +22.5% YoY. Source: county tax records.