11603 Butlers Branch Rd · Clinton, MD 20735

$392,000

4 bd · 3.0 ba · 1,216 sqft · SingleFamily public records · 33 Days on market

Built 1981 7,962 sqft lot $322/sqft · 12% below area Est $446k · 12% under $43/mo HOA · 1% of rent

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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).

• Cash flow +12.9/30.0
• ARV discount +12.9/15.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• 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

* * $ 12,000 Buyer Closing Help * * Back on the Market buyer financing fell though. Very Stunning Home , recent upgrades include , new Bay window, Custom Front Door , HVAC System and Roof . Enjoy the rich hardwood floors throughout the first level. Upgraded Kitchen with granite tops and Stainless Steel Appliances, 3 full Bathrooms. Enjoy an relaxing evenings on your deck after a hard day at work

Key facts

• Granite tops
• Upgraded kitchen
• Bay window

Tags

• BAY WINDOW
• CUSTOM FRONT DOOR
• HVAC SYSTEM
• HARDWOOD FLOORS
• UPGRADED KITCHEN
• GRANITE TOPS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $392k.

Deal economics

• At list price, monthly cash flow is $-29 ($-345/yr) — negative.
• To cash-flow at today's rent, offer at most $387k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (15.2% below list).
• Recommended offer: $332k (15.2% below list) — sets the bar for 1% rule.

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+, 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.
• Zoned schools: Waldon Woods Elementary (math 4% / reading 11%, grade F, #681 of 860 statewide, top 81%, 529 students, 70% FRL); Stephen Decatur Middle (math 3% / reading 24%, grade F, #198 of 225 statewide, top 88%, 781 students, 70% FRL); Surrattsville High (math 2% / reading 27%, grade F, #185 of 222 statewide, top 85%, 772 students, 60% FRL).
• Market conditions: 124 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $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

• It's been on market 33 days — a 3% lower offer ($380k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $182k; list at $392k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $332,274 (15.2% 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 33 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (median comp): $445,767
• List price: $392,000
• Delta: -12.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11603 Butlers Branch Rd	0.00mi	4/3.0	1,216 (0%)	0mo	$392,000	$322	100
5245 W Boniwood Turn	0.05mi	4/3.0	1,286 (+6%)	9mo	$405,000	$315	80
11700 Butlers Branch Rd	0.05mi	3/3.0 (-1)	1,243 (+2%)	11mo	$400,000	$322	79
5903 Sylvia Ct	0.46mi	4/3.0	1,204 (-1%)	1mo	$445,000	$370	76
5342 W Boniwood Turn	0.36mi	4/3.0	1,216 (0%)	11mo	$450,000	$370	74
5242 W Boniwood Turn W	0.09mi	4/3.0	1,276 (+5%)	21mo	$445,000	$349	70
11829 Sylvia Dr	0.52mi	4/3.0	1,212 (-0%)	8mo	$429,900	$355	68
11716 Butlers Branch Rd	0.14mi	3/2.5 (-1)	1,286 (+6%)	12mo	$450,000	$350	66
11813 Sylvia Dr	0.49mi	4/3.0	1,196 (-2%)	19mo	$460,000	$385	58
11802 Thrift Rd	0.49mi	4/2.5	1,266 (+4%)	13mo	$420,000	$332	58
6104 Brooke Jane Dr	0.70mi	5/3.0 (+1)	1,212 (-0%)	10mo	$460,000	$380	54

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-65,338
• Equity at exit: $58,448

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-59,190
• Equity at exit: $33,893

Cash invested: $109,760 (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: 124
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,323 high
• Mortgage (P&I): −$2,056
• Tax from tax record: −$392 /mo · $4,701/yr
• Insurance: −$163
• HOA: −$43
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $-29

Break-even live

Break-even rent $3,359

Max offer price $386,916

Occupancy floor 96%

Sensitivity live

Price	-10% $193	-5% $82	+0% $-29	+5% $-140	+10% $-251
Rent	-10% $-291	-5% $-160	+0% $-29	+5% $102	+10% $234
Rate	-1.0pp $169	-0.5pp $71	base $-29	+0.5pp $-130	+1.0pp $-234

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: $98,000
• Closing costs: $11,760
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5539 E Boniwood Turn Clinton, MD	4.0	3.5	1288	$2,950	$2.29	45d	1	0.16mi
5508 E Boniwood Turn Clinton, MD	4.0	3.5	1320	$2,600	$1.97	14d	1	0.22mi
5558 E Boniwood Turn Clinton, MD	4.0	3.5	1360	$3,200	$2.35	4d	1	0.25mi
6004 Clinton Way Clinton, MD	4.0	1.5	1028	$2,850	$2.77	45d	1	0.89mi
6907 Fulford St Clinton, MD	4.0	3.0	1125	$3,500	$3.11	20d	1	1.43mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 24 events

1. 2026-05-16
   price $392,000 404-char remark

   Show marketing remark (404 chars)

   * * $ 12,000 Buyer Closing Help * * Back on the Market buyer financing fell though. Very Stunning Home , recent upgrades include , new Bay window, Custom Front Door , HVAC System and Roof . Enjoy the rich hardwood floors throughout the first level. Upgraded Kitchen with granite tops and Stainless Steel Appliances, 3 full Bathrooms. Enjoy an relaxing evenings on your deck after a hard day at work

2. 2026-05-15
   status Pending 404-char remark

   Show marketing remark (404 chars)

   * * $ 12,000 Buyer Closing Help * * Back on the Market buyer financing fell though. Very Stunning Home , recent upgrades include , new Bay window, Custom Front Door , HVAC System and Roof . Enjoy the rich hardwood floors throughout the first level. Upgraded Kitchen with granite tops and Stainless Steel Appliances, 3 full Bathrooms. Enjoy an relaxing evenings on your deck after a hard day at work

3. 2026-04-17
   status Active 404-char remark

   Show marketing remark (404 chars)

   * * $ 12,000 Buyer Closing Help * * Back on the Market buyer financing fell though. Very Stunning Home , recent upgrades include , new Bay window, Custom Front Door , HVAC System and Roof . Enjoy the rich hardwood floors throughout the first level. Upgraded Kitchen with granite tops and Stainless Steel Appliances, 3 full Bathrooms. Enjoy an relaxing evenings on your deck after a hard day at work

4. 2026-03-22
   status Pending 404-char remark

   Show marketing remark (404 chars)

   * * $ 12,000 Buyer Closing Help * * Back on the Market buyer financing fell though. Very Stunning Home , recent upgrades include , new Bay window, Custom Front Door , HVAC System and Roof . Enjoy the rich hardwood floors throughout the first level. Upgraded Kitchen with granite tops and Stainless Steel Appliances, 3 full Bathrooms. Enjoy an relaxing evenings on your deck after a hard day at work

5. 2026-03-22
   status Active 404-char remark

   Show marketing remark (404 chars)

   * * $ 12,000 Buyer Closing Help * * Back on the Market buyer financing fell though. Very Stunning Home , recent upgrades include , new Bay window, Custom Front Door , HVAC System and Roof . Enjoy the rich hardwood floors throughout the first level. Upgraded Kitchen with granite tops and Stainless Steel Appliances, 3 full Bathrooms. Enjoy an relaxing evenings on your deck after a hard day at work

6. 2026-03-16
   status Pending 404-char remark

   Show marketing remark (404 chars)

   * * $ 12,000 Buyer Closing Help * * Back on the Market buyer financing fell though. Very Stunning Home , recent upgrades include , new Bay window, Custom Front Door , HVAC System and Roof . Enjoy the rich hardwood floors throughout the first level. Upgraded Kitchen with granite tops and Stainless Steel Appliances, 3 full Bathrooms. Enjoy an relaxing evenings on your deck after a hard day at work

7. 2026-03-11
   listed $404,990 Active 404-char remark

   Show marketing remark (404 chars)

   * * $ 12,000 Buyer Closing Help * * Back on the Market buyer financing fell though. Very Stunning Home , recent upgrades include , new Bay window, Custom Front Door , HVAC System and Roof . Enjoy the rich hardwood floors throughout the first level. Upgraded Kitchen with granite tops and Stainless Steel Appliances, 3 full Bathrooms. Enjoy an relaxing evenings on your deck after a hard day at work

8. 2026-01-26
   historical
9. 2026-01-19
   price $409,990
10. 2025-12-03
    price $414,990
11. 2025-11-01
    price $419,990
12. 2025-10-08
    price $424,990
13. 2025-09-14
    price $429,990
14. 2025-08-13
    price $435,000
15. 2025-06-30
    listed $445,000 Active
16. 2003-07-29
    soldstatus $182,000
17. 2003-07-15
    soldstatus $182,000
18. 2003-05-19
    historical
19. 2003-05-13
    listed $179,000
20. 2002-04-19
    soldstatus $168,000
21. 2000-09-10
    historical
22. 2000-07-17
    listed
23. 1992-12-04
    soldstatus $129,875
24. 1989-02-02
    soldstatus $114,500

ⓘ 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: $4,701 · $392/mo
• Projected year-2 tax: $4,701 · $392/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 · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $39,873
• − Mortgage interest: −$21,958
• − Property taxes: −$4,701
• − Insurance: −$1,960
• − Repairs & maintenance: −$3,190
• − Management: −$3,190
• − HOA: −$516
• − Depreciation: −$11,404
• Taxable loss: −$7,045
• Est. tax savings @ 24.0%: +$1,691
• After-tax cash flow: $1,345/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

+242.4% since first listed

24 events — show timeline

• 2026-05-16 Price Changed $392,000 BRIGHT MLS
• 2026-05-15 Pending — BRIGHT MLS
• 2026-04-17 Relisted — BRIGHT MLS
• 2026-03-22 Pending — BRIGHT MLS
• 2026-03-22 Relisted — BRIGHT MLS
• 2026-03-16 Pending — BRIGHT MLS
• 2026-03-11 Listed $404,990 BRIGHT MLS
• 2026-01-26 Listing Removed — BRIGHT MLS
• 2026-01-19 Price Changed $409,990 BRIGHT MLS
• 2025-12-03 Price Changed $414,990 BRIGHT MLS
• 2025-11-01 Price Changed $419,990 BRIGHT MLS
• 2025-10-08 Price Changed $424,990 BRIGHT MLS
• 2025-09-14 Price Changed $429,990 BRIGHT MLS
• 2025-08-13 Price Changed $435,000 BRIGHT MLS
• 2025-06-30 Listed $445,000 BRIGHT MLS
• 2003-07-29 Sold (Public Records) $182,000 Public Records
• 2003-07-15 Sold (MLS) $182,000 MRIS
• 2003-05-19 Delisted — MRIS
• 2003-05-13 Listed $179,000 MRIS
• 2002-04-19 Sold (Public Records) $168,000 Public Records
• 2000-09-10 Delisted — MRIS
• 2000-07-17 Listed — MRIS
• 1992-12-04 Sold (Public Records) $129,875 Public Records
• 1989-02-02 Sold (Public Records) $114,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,701 · +4.1% YoY. Source: county tax records.