6403 9th Ave · Chillum, MD 20783

$389,999

4 bd · 1.5 ba · 2,051 sqft · SingleFamily public records · 4 Days on market

Built 1954 6,529 sqft lot Est $523k · 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 +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Chillum Gem! Excellent Investor Opportunity as well! This is an Estate Sale & Possible Short Sale! Recent contract with buyer fell thru. Bank recently appraised property at list price of $389,999 so serious inquiries/offers only please! This SFH has 4 Bdrms, 2 Full Baths, 2 Levels, nice size back yard, back porch, partially finished basement, 4th bedroom is in the basement, driveaway. .. .all just 5 minutes from Dc and 8 minutes from Fort Totten Metro. Property being sold as-is but shows well. Title work already in process so seller prefers using Cardinal Title Group.

Key facts

• 5 minutes from dc
• Back porch
• Nice size back yard

Tags

• PARTIALLY FINISHED BASEMENT
• NICE SIZE BACK YARD
• BACK PORCH
• 5 MINUTES FROM DC

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric-powered cooling, heating fuel, and hot water
• Home design: Detached property; Above-grade and below-grade finished space
• Construction: Brick construction; Other foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the main level; One bedroom on the lower level
• Bathrooms: Two full bathrooms total (one on main level, one on lower level)
• Heating & cooling: Forced air heating; Radiator heating; Central air conditioning; Electric heating and hot water
• Interior features: Estimated living area; Partially finished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $72 ($861/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 $352k (9.7% below list).
• Recommended offer: $352k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in Chillum — 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 75/100 on livability (#105 in MD, #4,157 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: schools C-, amenities C-, crime 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 (+1.7%/yr); 92 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• At $3,523/mo this rent would consume 49% of the median local household income ($87k/yr) (locally 2222% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $34k; list at $390k implies a 1064% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $352,291 (9.7% below list)

Questions for the listing agent

1. Built in 1954 — 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. Crime grade is F 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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $523,005
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6412 Elliott Pl	0.39mi	4/2.0	2,069 (+1%)	1mo	$475,000	$230	77
1113 Burketon Rd	0.38mi	4/2.5	1,880 (-8%)	1mo	$450,000	$239	63
6117 Balfour Dr	0.60mi	4/1.5	1,958 (-4%)	3mo	$357,000	$182	62
1409 Torrey Pl	0.50mi	4/2.0	1,964 (-4%)	8mo	$491,000	$250	61
6208 Sligo Mill Rd NE	0.69mi	3/2.0 (-1)	2,057 (+0%)	2mo	$650,000	$316	58
6519 Parkway Ct	0.59mi	4/2.0	1,924 (-6%)	5mo	$490,000	$255	56
5408 14th Pl	0.70mi	4/3.0	1,976 (-4%)	1mo	$519,000	$263	55
1304 Ray Rd	0.47mi	5/3.0 (+1)	1,972 (-4%)	9mo	$515,000	$261	53
1405 Torrey Pl	0.48mi	5/2.0 (+1)	1,882 (-8%)	7mo	$490,000	$260	51
5407 13th Ave	0.64mi	5/2.0 (+1)	2,166 (+6%)	4mo	$545,000	$252	50
6425 4th Ave	0.69mi	3/2.5 (-1)	2,211 (+8%)	1mo	$965,000	$436	45
6605 Riggs Rd	0.63mi	3/2.0 (-1)	1,770 (-14%)	1mo	$395,000	$223	40

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 · 1.73% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-63,011
• Equity at exit: $58,150

10-year hold

• IRR: -10.7%
• Equity multiple: 0.39×
• Total profit: $-66,511
• Equity at exit: $33,720

Cash invested: $109,200 (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 20783

• Rents YoY: 1.7%
• Active inventory: 92
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,523 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$504 /mo · $6,044/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $72

Break-even live

Break-even rent $3,432

Max offer price $389,999

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Chillum Rd Hyattsville, MD	4.0	2.0	2232	$3,000	$1.34	44d	1	0.24mi
775 Oglethorpe St NE Washington, DC	4.0	2.5	1700	$3,450	$2.03	12d	1	0.47mi
1033 Higgins Way Unit 1 Hyattsville, MD	4.0	3.5	1424	$3,000	$2.11	5d	1	0.47mi
5802 8th St NE Washington, DC	3.0	2.5	1534	$3,300	$2.15	24d	1	0.49mi
5907 15th Ave Hyattsville, MD	5.0	2.0	1792	$3,550	$1.98	19d	1	0.59mi
317 Riggs Rd NE Washington, DC	3.0	3.5	2040	$3,950	$1.94	19d	1	0.71mi
317 Riggs Rd NE Washington, DC	3.0	3.5	2040	$3,950	$1.94	18d	1	0.71mi
6226 20th Ave Hyattsville, MD	4.0	2.0	1914	$3,100	$1.62	44d	1	0.74mi
1012 E West Hwy Takoma Park, MD	5.0	2.0	1584	$3,950	$2.49	44d	1	0.76mi
5042 8th St NE Washington, DC	3.0	2.0	1479	$3,295	$2.23	24d	1	0.95mi
5030 South Dakota Ave NE Washington, DC	4.0	2.0	1600	$6,200	$3.88	1d	1	1.02mi
4969 12th St NE Washington, DC	3.0	2.0	1674	$2,900	$1.73	24d	1	1.04mi
5520 N Capitol St NW Washington, DC	4.0	3.5	2070	$5,399	$2.61	4d	1	1.07mi
5430 N Capitol St NW Washington, DC	3.0	2.5	2400	$4,200	$1.75	5d	1	1.13mi
114 Sheridan St NW Washington, DC	3.0	3.0	2359	$4,850	$2.06	24d	1	1.15mi
400 Ava Way NE Washington, DC	4.0	3.5	2466	$4,595	$1.86	20d	1	1.16mi
118 Longfellow St NW Washington, DC	3.0	2.5	1803	$7,804	$4.33	1d	1	1.21mi
612 Totten Pl NE Washington, DC	3.0	3.5	1876	$3,700	$1.97	24d	1	1.22mi
733 Crittenden St NE Washington, DC	4.0	2.0	1886	$3,300	$1.75	24d	1	1.25mi
207 Kennedy St NW Washington, DC	5.0	2.5	1537	$6,600	$4.29	1d	1	1.31mi
5685 Little Branch Run Hyattsville, MD	3.0	1.0–2.0	939	$4,184	$4.46	2d	24	1.34mi
225 Missouri Ave NW Washington, DC	5.0	4.5	2138	$7,100	$3.32	1d	1	1.34mi
5201 2nd St NW Unit A Washington, DC	4.0	2.5	2000	$4,000	$2.00	24d	1	1.39mi
4450 Joseph Pl NE Washington, DC	3.0	2.5	1460	$4,095	$2.80	24d	1	1.43mi
1228 Wynton Pl NE Unit NA Washington, DC	3.0	2.5	1500	$3,950	$2.63	18d	1	1.43mi
7506 New Hampshire Ave Takoma Park, MD	3.0	2.0	2332	$2,500	$1.07	8d	1	1.44mi
5020 2nd St NW Unit 3 Washington, DC	3.0	1.0	2880	$3,245	$1.13	24d	1	1.47mi
4607 N Capitol St NE Washington, DC	3.0	1.5	1536	$2,975	$1.94	24d	1	1.48mi
66 Allison St NE Unit 66 Washington, DC	3.0	2.0	1545	$3,500	$2.27	24d	1	1.49mi

Listing history 3 events

1. 2026-06-10
   statusdays on market $389,999 Pending 4 DOM
2. 2026-06-07
   remarks 579-char remark
3. 2026-06-07
   listed $389,999 Active 3 DOM

ⓘ 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: $6,044 · $504/mo
• Projected year-2 tax: $6,044 · $504/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,275
• − Mortgage interest: −$21,846
• − Property taxes: −$6,044
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,382
• − Management: −$3,382
• − Depreciation: −$11,345
• Taxable loss: −$5,675
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $2,223/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 — Chillum

• Score: 75/100
• State rank: #105
• US rank: #4157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillum, MD
• County: Prince Georges County · 919,866 people
• City population: 50,893
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 50,333
• Household income: $86,737
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 2222.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Black 22% Two or more races 9% White 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 60% · Canada, Jamaica, United Kingdom
• Languages at home: 21% English-only · Spanish 66% French/Haitian/Cajun 5% 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: ▼ -269.12%
• Current HPI: 313.7836
• Rent YoY: ▲ 1.73%
• 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

+1064.2% since first listed

7 events — show timeline

• 2026-06-04 Listed $389,999 BRIGHT MLS
• 2025-11-10 Listing Removed — BRIGHT MLS
• 2025-10-08 Coming Soon — BRIGHT MLS
• 2022-04-10 Listing Removed — BRIGHT MLS
• 2022-04-10 Listing Removed — BRIGHT MLS
• 2022-04-10 Listed $499,999 BRIGHT MLS
• 1970-10-09 Sold (Public Records) $33,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $6,044 · +9.1% YoY. Source: county tax records.