505 Wilson Bridge Dr Unit 6704 C-2 · National Harbor, MD 20745

$99,000

2 bd · 1.0 ba · 2,092 sqft · Condo · 4 Days on market

Built 1975 $505/mo HOA · 17% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted and ready to move in! New carpet in LR/DR; new ceramic flooring in bathroom; new fridge; HVAC 4 yrs; appliances come with transferable "Sears Protection" warranty; close to bus line and all utilities plus pool included in condo fee; top level also includes private patio. This well kept unit won't last long!

Key facts

• $505 HOA
• Community pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Cap rate 20.8% vs local median 1.9% in National Harbor — 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 80/100 on livability (#48 in MD, #1,799 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: schools F, cost of living D-.
• 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 soft (-0.8%/yr); 223 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,021/mo this rent would consume 48% of the median local household income ($75k/yr) (locally 1770% 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 $684 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 + 0.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $61k; list at $99k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 3.05% ✓
• Cap rate: 20.81%
• Cash-on-cash: 51.83%
• DSCR: 3.31
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 2.71×
• Total profit: $47,524
• Equity at exit: $14,761

10-year hold

• IRR: 46.5%
• Equity multiple: 4.66×
• Total profit: $101,523
• Equity at exit: $8,560

Cash invested: $27,720 (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 20745

• Rents YoY: -0.8%
• Active inventory: 223
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $3,021 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$505
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $1,131

Break-even live

Break-even rent $1,589

Max offer price $99,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,199	-5% $1,165	+0% $1,131	+5% $1,097	+10% $1,062
Rent	-10% $892	-5% $1,012	+0% $1,131	+5% $1,250	+10% $1,369
Rate	-1.0pp $1,181	-0.5pp $1,156	base $1,131	+0.5pp $1,105	+1.0pp $1,079

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7521 Catone Ct Oxon Hill, MD	3.0	3.5	2048	$3,500	$1.71	25d	1	0.11mi
8102 Carey Branch Dr Fort Washington, MD	3.0	2.5	2484	$2,700	$1.09	19d	1	0.65mi
102 Saint Ives Pl Oxon Hill, MD	2.0	2.0	1597	$3,745	$2.34	16d	1	0.68mi
102 Saint Ives Pl Oxon Hill, MD	1.0–2.0	1.0–2.0	1438	$4,000	$2.78	14d	2	0.68mi
856 Regents Sq #341 Oxon Hill, MD	3.0	4.5	2628	$3,875	$1.47	21d	1	0.73mi
1023 Spring Valley Ct Fort Washington, MD	3.0	2.0	1470	$2,500	$1.70	45d	1	1.28mi
819 Quade St Oxon Hill, MD	3.0	1.5	1500	$3,100	$2.07	45d	1	1.41mi

HOA detail condo

• Monthly dues: $505 · $6,060/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2024-08-22
   status Pending
2. 2024-07-27
   historical
3. 2024-07-24
   listed $99,000 Active
4. 2024-07-10
   historical $99,000
5. 2003-11-20
   soldstatus $61,000 334-char remark

   Show marketing remark (334 chars)

   Freshly painted and ready to move in! New carpet in LR/DR; new ceramic flooring in bathroom; new fridge; HVAC 4 yrs; appliances come with transferable "Sears Protection" warranty; close to bus line and all utilities plus pool included in condo fee; top level also includes private patio. This well kept unit won't last long!

6. 2003-11-07
   historical 334-char remark

   Show marketing remark (334 chars)

   Freshly painted and ready to move in! New carpet in LR/DR; new ceramic flooring in bathroom; new fridge; HVAC 4 yrs; appliances come with transferable "Sears Protection" warranty; close to bus line and all utilities plus pool included in condo fee; top level also includes private patio. This well kept unit won't last long!

7. 2003-10-26
   listed $60,000 334-char remark

   Show marketing remark (334 chars)

   Freshly painted and ready to move in! New carpet in LR/DR; new ceramic flooring in bathroom; new fridge; HVAC 4 yrs; appliances come with transferable "Sears Protection" warranty; close to bus line and all utilities plus pool included in condo fee; top level also includes private patio. This well kept unit won't last long!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $36,250
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,900
• − Management: −$2,900
• − HOA: −$6,060
• − Depreciation: −$2,880
• Taxable income: $13,187
• Est. tax owed @ 24.0%: −$3,165
• After-tax cash flow: $10,405/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 — National Harbor

• Score: 80/100
• State rank: #48
• US rank: #1799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: National Harbor, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 28,605
• Household income: $75,236
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1770.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 56% Hispanic / Latino 30% White 6% Two or more races 6% Asian 4% Native American 1%
• Common ancestry: Scotch-Irish 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 67% English-only · Spanish 26% Tagalog/Filipino 2% Russian/Polish/Slavic 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: ▼ -250.85%
• Current HPI: 300.5172
• Rent YoY: ▼ -0.80%
• 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

+65.0% since first listed

7 events — show timeline

• 2024-08-22 Pending — BRIGHT MLS
• 2024-07-27 Listing Removed — BRIGHT MLS
• 2024-07-24 Listed $99,000 BRIGHT MLS
• 2024-07-10 Coming Soon $99,000 BRIGHT MLS
• 2003-11-20 Sold (MLS) $61,000 MRIS
• 2003-11-07 Delisted — MRIS
• 2003-10-26 Listed $60,000 MRIS