12034 Birchview Dr · Clinton, MD 20735

$499,999

5 bd · 3.5 ba · 2,016 sqft · SingleFamily public records · 31 Days on market

Built 1992 Est $669k · 25% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• 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 MLS

CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

Key facts

• New flooring
• Freshly painted
• Backsplash

Tags

• CORNER LOT
• MODERNIZED KIT
• SS APPLIANCES
• BACKSPLASH
• FRESHLY PAINTED
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $439k (12.1% below list).
• Recommended offer: $439k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.3% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% 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 $15k 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 ($485k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago 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.
• Current owner paid $340k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,446 (12.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $669,312
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12609 Drayton Way	0.66mi	4/3.0 (-1)	2,073 (+3%)	21mo	$604,990	$292	40
12504 Old Habersham Ln	0.50mi	4/3.0 (-1)	1,780 (-12%)	15mo	$615,000	$346	38
5416 Big Huntingdon Ln	0.73mi	4/3.0 (-1)	1,911 (-5%)	15mo	$615,000	$322	37
5907 Saint Pauls Blf	0.51mi	4/3.0 (-1)	1,780 (-12%)	20mo	$644,900	$362	33
11800 Thrift Rd	0.71mi	4/3.0 (-1)	2,260 (+12%)	12mo	$490,000	$217	30
5817 Mcintosh Pl	0.71mi	4/3.0 (-1)	1,821 (-10%)	18mo	$605,000	$332	29
5814 Savannah Dr	0.74mi	4/3.0 (-1)	1,821 (-10%)	23mo	$649,950	$357	23

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-75,186
• Equity at exit: $74,551

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-57,901
• Equity at exit: $43,231

Cash invested: $140,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $4,394 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$550 /mo · $6,599/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $91

Break-even live

Break-even rent $4,279

Max offer price $499,999

Occupancy floor 93%

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6417 Kaine Dr Clinton, MD	6.0	2.0	2460	$4,400	$1.79	24d	1	1.00mi
11160 Tippett Rd Clinton, MD	6.0	2.0	1419	$3,500	$2.47	24d	1	1.22mi
6920 Groveton Dr Clinton, MD	6.0	3.0	2250	$4,725	$2.10	44d	1	1.42mi

Listing history 39 events

1. 2026-06-18
   days on market $499,999 Active 31 DOM
2. 2026-06-17
   days on market $499,999 Active 30 DOM
3. 2026-06-16
   days on market $499,999 Active 29 DOM
4. 2026-06-15
   days on market $499,999 Active 28 DOM
5. 2026-06-13
   days on market $499,999 Active 26 DOM
6. 2026-06-10
   days on market $499,999 Active 22 DOM
7. 2026-06-08
   days on market $499,999 Active 21 DOM
8. 2026-06-07
   days on market $499,999 Active 20 DOM
9. 2026-06-04
   days on market $499,999 Active 17 DOM
10. 2026-06-03
    days on market $499,999 Active 16 DOM
11. 2026-06-02
    days on market $499,999 Active 15 DOM
12. 2026-06-01
    days on market $499,999 Active 14 DOM
13. 2026-05-31
    days on market $499,999 Active 13 DOM
14. 2026-05-19
    listed $499,999 Active
15. 2018-12-07
    soldstatus $340,000
16. 2018-10-31
    soldstatus $340,000 Closed 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

17. 2018-09-05
    status Pending 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

18. 2018-08-26
    historical Active Under Contract 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

19. 2018-07-27
    price $344,900 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

20. 2018-07-14
    price $349,900 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

21. 2018-06-22
    price $354,000 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

22. 2018-06-11
    price $360,000 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

23. 2018-06-11
    status Active 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

24. 2018-05-30
    historical 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

25. 2018-05-30
    listed $345,000 Active 412-char remark

    Show marketing remark (412 chars)

    CORNER LOT! Well maintained, 3 Lvl Colonial tucked away in a well established community awaiting your personal touch! Kit has been modernized w/ SS APPLIANCES, BACKSPLASH & more. Home has been FRESHLY PAINTED throughout with NEW FLOORING installed, SOLAR PANELS & professionally landscaped. Fireplace in spacious basement that leads to the backyard which is a great space 4 entertaining. Won't last!

26. 2016-03-24
    soldstatus $289,999
27. 2016-01-15
    soldstatus $289,999 411-char remark

    Show marketing remark (411 chars)

    HURRY. .. BkOnMkt! Price Reduced! Ignore DaysOn Mkt! Bring your BEST OFFER! STANDARD SALE Boniwood Gem. .this HUGE SFH has 5 Bdrms, 3.5 Baths, Sep LvRm/DnRm, FamilyRm, EatInKit, HUGE Deck, 2 Car Garage, Finished Walkout Basement w/ Brick Fireplace & 5th Bdrm, & LaundryRm! Strong Pre-Apprvl & FinInfoSheet pls! Seller willing to leave ALL furniture except for LvRm! FYI. .Brand New Garage Door!

28. 2016-01-15
    soldstatus $289,999 Sold

    Show marketing remark (411 chars)

    HURRY. .. BkOnMkt! Price Reduced! Ignore DaysOn Mkt! Bring your BEST OFFER! STANDARD SALE Boniwood Gem. .this HUGE SFH has 5 Bdrms, 3.5 Baths, Sep LvRm/DnRm, FamilyRm, EatInKit, HUGE Deck, 2 Car Garage, Finished Walkout Basement w/ Brick Fireplace & 5th Bdrm, & LaundryRm! Strong Pre-Apprvl & FinInfoSheet pls! Seller willing to leave ALL furniture except for LvRm! FYI. .Brand New Garage Door!

29. 2015-11-16
    status Contract
30. 2015-09-03
    price $289,999
31. 2015-07-09
    status Active
32. 2015-06-07
    status Contract
33. 2015-05-29
    status Active
34. 2015-05-27
    historical
35. 2015-03-18
    listed $299,999 Active
36. 2004-05-03
    soldstatus $219,000
37. 2003-04-30
    soldstatus $219,000
38. 2003-03-13
    historical
39. 2003-03-10
    listed $219,000

ⓘ 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: $6,599 · $550/mo
• Projected year-2 tax: $6,599 · $550/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 8/10 Severe 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $52,734
• − Mortgage interest: −$28,008
• − Property taxes: −$6,599
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,219
• − Management: −$4,219
• − Depreciation: −$14,545
• Taxable loss: −$7,356
• Est. tax savings @ 24.0%: +$1,766
• After-tax cash flow: $2,861/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

+128.3% since first listed

26 events — show timeline

• 2026-05-19 Listed $499,999 FSBO.com
• 2018-12-07 Sold (Public Records) $340,000 Public Records
• 2018-10-31 Sold (MLS) $340,000 BRIGHT MLS
• 2018-09-05 Pending — BRIGHT MLS
• 2018-08-26 Contingent — BRIGHT MLS
• 2018-07-27 Price Changed $344,900 BRIGHT MLS
• 2018-07-14 Price Changed $349,900 BRIGHT MLS
• 2018-06-22 Price Changed $354,000 BRIGHT MLS
• 2018-06-11 Price Changed $360,000 BRIGHT MLS
• 2018-06-11 Relisted — BRIGHT MLS
• 2018-05-30 Listed $345,000 BRIGHT MLS
• 2018-05-30 Listing Removed — BRIGHT MLS
• 2016-03-24 Sold (Public Records) $289,999 Public Records
• 2016-01-15 Sold (MLS) $289,999 MRIS
• 2016-01-15 Sold (MLS) $289,999 BRIGHT MLS
• 2015-11-16 Pending — MRIS
• 2015-09-03 Price Changed $289,999 MRIS
• 2015-07-09 Relisted — MRIS
• 2015-06-07 Pending — MRIS
• 2015-05-29 Relisted — MRIS
• 2015-05-27 Delisted — MRIS
• 2015-03-18 Listed $299,999 MRIS
• 2004-05-03 Sold (Public Records) $219,000 Public Records
• 2003-04-30 Sold (MLS) $219,000 MRIS
• 2003-03-13 Delisted — MRIS
• 2003-03-10 Listed $219,000 MRIS

Property tax history

+6.6%/yr

Latest (2025): $6,599 · +8.9% YoY. Source: county tax records.