16605 Village Dr W · Marlboro Meadows, MD 20772

$365,000

3 bd · 2.5 ba · 1,134 sqft · SingleFamily public records · 10 Days on market

Built 1969 Est $422k · 13% under

---

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 +13.6/15.0
• Cash flow +9.0/30.0
• Rent growth +5.0/5.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention handymen, contractors, and buyers looking for a project! This is your chance to secure a fixer-upper and build serious equity. Priced well below market, this pre-foreclosure property offers strong potential for investors or savvy buyers seeking built-in value. With an estimated after-repair value of $425,000 or more, this is a prime value-add opportunity. The home needs work and is being sold as-is, but features solid structure and “good bones, ” making it an ideal renovation project. Perfect for cash buyers seeking a fast closing. Sale is subject to third-party approval. Don’t miss the opportunity to transform this property into a standout home or a profitable i

Key facts

• Garage
• Built 1969
• Listed 9 days

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: Fee simple ownership
• HOA & community: No HOA details provided

Exterior

• Parking: Attached basement garage with space for one vehicle; Total of one garage/parking space
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Detached structure
• Construction: Frame construction; Slab foundation; Estimated year built
• Exterior features: Not located in a federal flood zone; Above-grade and below-grade structures present; Ground rent paid annually

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: Three full bathrooms (two on the main level, one on the lower level)
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning (electric)
• Interior features: Estimated living area; Finished lower level; Basement with English-style entry, garage access, and fully finished space
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (22.6% below list).
• Recommended offer: $283k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 9.1% in Marlboro Meadows — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 62/100 on livability (#327 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: schools D, amenities F, commute 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 (+9.8%/yr); 309 active listings in the ZIP; high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $49k; list at $365k implies a 645% 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 $282,627 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $421,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3907 Bishopmill Pl	0.19mi	4/2.5 (+1)	1,066 (-6%)	4mo	$397,000	$372	73
17010 Village Dr W	0.40mi	3/3.0	1,108 (-2%)	8mo	$415,000	$375	69
17211 Usher Pl	0.62mi	3/3.0	1,196 (+6%)	4mo	$330,000	$276	56
3833 Halloway Cir	0.05mi	4/2.0 (+1)	988 (-13%)	16mo	$375,000	$380	56
17212 Usher Pl	0.60mi	4/3.0 (+1)	1,190 (+5%)	4mo	$384,500	$323	53
4306 Canyonview Dr	0.52mi	4/2.5 (+1)	1,134 (0%)	22mo	$470,000	$414	53
16111 Village Dr W	0.47mi	3/2.0	1,300 (+15%)	1mo	$440,000	$338	51
17007 Fairway View Ln	0.47mi	3/2.0	988 (-13%)	9mo	$316,000	$320	47
3507 Halloway S	0.34mi	4/2.0 (+1)	988 (-13%)	12mo	$365,000	$369	45
17002 Usher Pl	0.43mi	4/2.0 (+1)	988 (-13%)	9mo	$415,000	$420	44
16400 Halloway Ct	0.31mi	3/1.5	1,300 (+15%)	20mo	$355,000	$273	40
16103 Village Dr W	0.52mi	4/2.0 (+1)	988 (-13%)	18mo	$475,000	$481	33

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: -16.5%
• Equity multiple: 0.39×
• Total profit: $-62,490
• Equity at exit: $54,423

10-year hold

• IRR: -1.2%
• Equity multiple: 0.90×
• Total profit: $-9,858
• Equity at exit: $31,559

Cash invested: $102,200 (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 20772

• Rents YoY: 9.8%
• Active inventory: 309
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,826 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$454 /mo · $5,451/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-288

Break-even live

Break-even rent $3,190

Max offer price $314,183

Occupancy floor —

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $365,000 Active 10 DOM
2. 2026-06-17
   days on market $365,000 Active 9 DOM
3. 2026-06-16
   days on market $365,000 Active 8 DOM
4. 2026-06-15
   days on market $365,000 Active 7 DOM
5. 2026-06-13
   days on market $365,000 Active 5 DOM
6. 2026-06-10
   remarks 681-char remark
7. 2026-06-10
   listed $365,000 Active 1 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: $5,451 · $454/mo
• Projected year-2 tax: $5,451 · $454/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,915
• − Mortgage interest: −$20,446
• − Property taxes: −$5,451
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − Depreciation: −$10,618
• Taxable loss: −$9,851
• Est. tax savings @ 24.0%: +$2,364
• After-tax cash flow: $-1,088/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 — Marlboro Meadows

• Score: 62/100
• State rank: #327
• US rank: #17129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlboro Meadows, 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

+1059.7% since first listed

3 events — show timeline

• 2026-06-08 Listed $365,000 BRIGHT MLS
• 1975-06-13 Sold (Public Records) $49,000 Public Records
• 1971-09-21 Sold (Public Records) $31,475 Public Records

Property tax history

+7.3%/yr

Latest (2025): $5,451 · +5.4% YoY. Source: county tax records.