6105 Kolb St · Fairmount Heights, MD 20743

$350,000

4 bd · 2.0 ba · 828 sqft · SingleFamily public records · 39 Days on market

Built 1950 8,276 sqft lot $423/sqft · 68% above area Est $394k · 11% 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 +12.5/15.0
• Cash flow +12.3/30.0
• Rent growth +4.0/5.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 BR, 2 bath, Detached home (for less than the price of a Townhouse). Offering a perfect blend of comfort, functionality, and potential income. The home underwent major renovations in 2008, enhancing its appeal while maintaining its classic charm. Updated HVAC, Roof, Siding, & Windows. Hardwood floors in LR and Dining Rm. Unique front entry, walkout basement, finished w/ 2 BRs, one full bath, & future "wet bar/kitchenette area" is also ideal for in-laws or in-come! Step outside to a generous level, corner lot. Perfect for outdoor activities or gardening. Covered front porch invites you to unwind. This home is ready to embrace new memories!

Key facts

• 8,276 sq ft lot
• 6 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (25.3% below list).
• Recommended offer: $261k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Fairmount Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#195 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime F, amenities 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.
• Market conditions: Rents rising fast (+5.9%/yr); 217 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 41% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $10k 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 39 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,283 (25.3% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

• ARV (median comp): $393,544
• List price: $350,000
• Delta: -11.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5505 Jefferson Heights Dr	0.22mi	3/1.0 (-1)	798 (-4%)	3mo	$145,000	$182	72
5902 H St	0.23mi	4/2.0	816 (-1%)	18mo	$410,000	$502	72
5817 Sheriff Rd	0.36mi	4/2.0	864 (+4%)	9mo	$420,000	$486	68
1300 Nye St	0.46mi	4/2.0	880 (+6%)	1mo	$405,000	$460	67
1305 Oates St	0.42mi	4/2.0	860 (+4%)	13mo	$382,000	$444	63
704 65th Ave	0.41mi	3/2.0 (-1)	875 (+6%)	7mo	$325,000	$371	61
1403 Farmingdale Ave	0.51mi	3/2.0 (-1)	860 (+4%)	8mo	$200,000	$233	58
1315 Chapelwood Ln	0.52mi	4/2.0	900 (+9%)	5mo	$367,500	$408	57
5704 L	0.26mi	3/2.0 (-1)	936 (+13%)	6mo	$342,500	$366	56
1113 Booth Ln	0.69mi	3/2.0 (-1)	816 (-1%)	9mo	$360,000	$441	53
910 Nyanga Ave	0.45mi	3/3.0 (-1)	928 (+12%)	15mo	$340,000	$366	38
5020 N Englewood Dr	0.73mi	3/1.0 (-1)	912 (+10%)	18mo	$335,000	$367	25

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 · 5.9% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.42×
• Total profit: $-56,481
• Equity at exit: $52,186

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-25,109
• Equity at exit: $30,262

Cash invested: $98,000 (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 20743

• Rents YoY: 5.9%
• Active inventory: 217
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,613 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$146
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-118

Break-even live

Break-even rent $2,762

Max offer price $329,186

Occupancy floor 100%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 Balsamtree Pl Capitol Heights, MD	4.0	1.5	1102	$2,275	$2.06	5d	1	0.16mi
805 Eastern Ave Fairmount Heights, MD	4.0	2.0	936	$2,400	$2.56	5d	1	0.39mi
5811 Field Pl NE Unit 304 Washington, DC	3.0	1.0	779	$2,922	$3.75	24d	1	0.46mi
5338 Jay St NE Washington, DC	3.0	1.5	1000	$2,795	$2.79	24d	1	0.58mi
903 Glen Willow Dr Capitol Heights, MD	2.0–3.0	1.0	885	$2,115	$2.39	2d	4	0.61mi
323 62nd St NE Washington, DC	1.0–3.0	1.0–2.0	908	$2,435	$2.68	24d	1	0.63mi
324 61st St NE Unit 4 Washington, DC	3.0	1.5	850	$2,800	$3.29	24d	1	0.63mi
5213 Just St NE Washington, DC	3.0	2.0	1114	$2,400	$2.15	24d	1	0.68mi
945 52nd St NE Washington, DC	2.0–3.0	1.0	612	$2,270	$3.71	24d	4	0.69mi
505 69th St Capitol Heights, MD	3.0	2.0	1000	$2,500	$2.50	18d	1	0.73mi
4800 Addison Rd Capitol Heights, MD	1.0–3.0	1.0–3.0	998	$2,737	$2.74	2d	40	0.85mi
4936 Nash St NE Unit 9 Washington, DC	3.0	1.0	800	$2,175	$2.72	7d	1	1.01mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	17d	1	1.09mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	7d	1	1.09mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	24d	1	1.09mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	24d	1	1.16mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	24d	1	1.17mi
22 Chamber Ave Capitol Heights, MD	3.0	1.0	942	$3,000	$3.18	44d	1	1.18mi
4629 Meade St NE Washington, DC	3.0	1.5	960	$2,300	$2.40	24d	1	1.25mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	24d	1	1.43mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	24d	1	1.43mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	24d	1	1.44mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	24d	1	1.46mi
6812 Pepper St Capitol Heights, MD	4.0	2.0	1095	$2,750	$2.51	44d	1	1.46mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$2,626	$2.40	2d	2	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $350,000 Active 39 DOM
2. 2026-06-17
   days on market $350,000 Active 38 DOM
3. 2026-06-16
   days on market $350,000 Active 37 DOM
4. 2026-06-15
   days on market $350,000 Active 36 DOM
5. 2026-06-13
   pricedays on market $350,000 Active 34 DOM
6. 2026-06-10
   days on market $375,000 Active 30 DOM
7. 2026-06-08
   days on market $375,000 Active 29 DOM
8. 2026-06-07
   days on market $375,000 Active 28 DOM
9. 2026-06-04
   days on market $375,000 Active 25 DOM
10. 2026-06-03
    days on market $375,000 Active 24 DOM
11. 2026-06-02
    days on market $375,000 Active 23 DOM
12. 2026-06-01
    days on market $375,000 Active 22 DOM
13. 2026-05-31
    days on market $375,000 Active 21 DOM
14. 2026-05-11
    listed $375,000 Active 667-char remark

    Show marketing remark (667 chars)

    4 BR, 2 bath, Detached home (for less than the price of a Townhouse). Offering a perfect blend of comfort, functionality, and potential income. The home underwent major renovations in 2008, enhancing its appeal while maintaining its classic charm. Updated HVAC, Roof, Siding, & Windows. Hardwood floors in LR and Dining Rm. Unique front entry, walkout basement, finished w/ 2 BRs, one full bath, & future "wet bar/kitchenette area" is also ideal for in-laws or in-come! Step outside to a generous level, corner lot. Perfect for outdoor activities or gardening. Covered front porch invites you to unwind. This home is ready to embrace new memories!

15. 2026-04-01
    price $569,900 805-char remark

    Show marketing remark (805 chars)

    Stunning new construction offering approximately 4,000 square feet of finished living space. This spacious 6 bedroom, 3 full bath split foyer home features a versatile two level layout designed for flexibility and comfort. The main level showcases hardwood flooring, quartz countertops, modern finishes, and an open concept living area ideal for entertaining. The lower level includes a second kitchen, additional living space, and private entrance, providing excellent potential for multigenerational living or extended household use. Situated on a 1/8 acre lot, this home offers generous interior space with brand new systems and contemporary design throughout. Conveniently located near major commuter routes, shopping, and local amenities. Move in ready and built with today’s lifestyle in mind.

16. 2026-03-30
    historical $375,000 667-char remark

    Show marketing remark (667 chars)

    4 BR, 2 bath, Detached home (for less than the price of a Townhouse). Offering a perfect blend of comfort, functionality, and potential income. The home underwent major renovations in 2008, enhancing its appeal while maintaining its classic charm. Updated HVAC, Roof, Siding, & Windows. Hardwood floors in LR and Dining Rm. Unique front entry, walkout basement, finished w/ 2 BRs, one full bath, & future "wet bar/kitchenette area" is also ideal for in-laws or in-come! Step outside to a generous level, corner lot. Perfect for outdoor activities or gardening. Covered front porch invites you to unwind. This home is ready to embrace new memories!

17. 2026-03-13
    listed $589,000 Active 805-char remark

    Show marketing remark (805 chars)

    Stunning new construction offering approximately 4,000 square feet of finished living space. This spacious 6 bedroom, 3 full bath split foyer home features a versatile two level layout designed for flexibility and comfort. The main level showcases hardwood flooring, quartz countertops, modern finishes, and an open concept living area ideal for entertaining. The lower level includes a second kitchen, additional living space, and private entrance, providing excellent potential for multigenerational living or extended household use. Situated on a 1/8 acre lot, this home offers generous interior space with brand new systems and contemporary design throughout. Conveniently located near major commuter routes, shopping, and local amenities. Move in ready and built with today’s lifestyle in mind.

18. 2026-03-11
    historical $589,000 805-char remark

    Show marketing remark (805 chars)

    Stunning new construction offering approximately 4,000 square feet of finished living space. This spacious 6 bedroom, 3 full bath split foyer home features a versatile two level layout designed for flexibility and comfort. The main level showcases hardwood flooring, quartz countertops, modern finishes, and an open concept living area ideal for entertaining. The lower level includes a second kitchen, additional living space, and private entrance, providing excellent potential for multigenerational living or extended household use. Situated on a 1/8 acre lot, this home offers generous interior space with brand new systems and contemporary design throughout. Conveniently located near major commuter routes, shopping, and local amenities. Move in ready and built with today’s lifestyle in mind.

19. 2007-04-06
    soldstatus $250,000
20. 2007-03-15
    soldstatus $250,000
21. 2007-01-29
    historical
22. 2007-01-21
    listed $239,500
23. 2004-10-29
    soldstatus $165,000
24. 2004-09-24
    soldstatus $163,000
25. 2004-08-24
    historical
26. 2004-07-16
    listed $159,900
27. 2004-02-10
    soldstatus $80,000
28. 1989-04-25
    soldstatus $82,000

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $2,778 · $232/mo
• Expected delta: +$1,037/yr (+$86/mo · 59.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $31,354
• − Mortgage interest: −$19,605
• − Property taxes: −$1,742
• − Insurance: −$2,416
• − Repairs & maintenance: −$2,508
• − Management: −$2,508
• − Depreciation: −$10,182
• Taxable loss: −$7,608
• Est. tax savings @ 24.0%: +$1,826
• After-tax cash flow: $412/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 — Fairmount Heights

• Score: 69/100
• State rank: #195
• US rank: #8961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairmount Heights, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 41,093
• Household income: $76,466
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1418.0

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% Hispanic / Latino 16% Two or more races 4% White 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Foreign-born: 16% · Canada
• Languages at home: 81% English-only · Spanish 13% 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: ▼ -311.97%
• Current HPI: 335.5152
• Rent YoY: ▲ 5.90%
• 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

+357.3% since first listed

15 events — show timeline

• 2026-05-11 Listed $375,000 BRIGHT MLS
• 2026-04-01 Price Changed $569,900 BRIGHT MLS
• 2026-03-30 Coming Soon $375,000 BRIGHT MLS
• 2026-03-13 Listed $589,000 BRIGHT MLS
• 2026-03-11 Coming Soon $589,000 BRIGHT MLS
• 2007-04-06 Sold (Public Records) $250,000 Public Records
• 2007-03-15 Sold (MLS) $250,000 MRIS
• 2007-01-29 Delisted — MRIS
• 2007-01-21 Listed $239,500 MRIS
• 2004-10-29 Sold (Public Records) $165,000 Public Records
• 2004-09-24 Sold (MLS) $163,000 MRIS
• 2004-08-24 Delisted — MRIS
• 2004-07-16 Listed $159,900 MRIS
• 2004-02-10 Sold (Public Records) $80,000 Public Records
• 1989-04-25 Sold (Public Records) $82,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,742 · -61.7% YoY. Source: county tax records.