3802 37th Pl · Brentwood, MD 20722

$589,000

6 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 121 Days on market

Built 2025 7,500 sqft lot $385/sqft · 72% above area Est $671k · 12% 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 +13.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to this beautifully crafted new construction home nestled in the desirable Brentwood neighborhood. This spacious and modern residence boasts 6 generously sized bedrooms and 4 full bathrooms. The upper level features two luxurious master bedrooms, each with its own en-suite bath and walk-in closets—ideal for comfort and privacy. The open-concept main floor offers a bright and airy living space with high ceilings lights, sleek finishes, and a chef-inspired kitchen equipped with premium appliances and quartz countertops. The fully finished walkout basement includes a self-contained in-law suite, complete with a private entrance, full kitchen, living area, bedrooms, and bath—perfect for extended family, long-term rental, or short-term Airbnb income opportunities. Enjoy outdoor living in the spacious backyard, perfect for entertaining under the custom pergola. With a private driveway and ample street parking, this home checks every box for convenience, luxury, and versatility. Located in the heart of Brentwood, just moments from Washington, DC you’re minutes away from top-rated schools, shopping, parks, and transit. This is the perfect blend of luxury, functionality, and investment potential.

Key facts

• 7,500 sq ft lot
• Built 2025
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $589k.

Deal economics

• At list price, monthly cash flow is $-769 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $453k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $405k (31.2% below list).
• Recommended offer: $405k (31.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#24 in MD, #899 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: 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.
• Zoned schools: Mt Rainier Elementary (math 8% / reading 17%, grade F, #538 of 860 statewide, top 64%, 328 students, 79% FRL); Hyattsville Middle (math 5% / reading 23%, grade F, #196 of 225 statewide, top 88%, 705 students, 83% FRL); Northwestern High (math 15% / reading 32%, grade F, #169 of 222 statewide, top 76%, 2,346 students, 80% FRL) — zoned schools average 81% FRL vs 53% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• At $4,053/mo this rent would consume 53% of the median local household income ($92k/yr) (locally 191% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $63k of equity ($4k loan paydown + $59k appreciation (10.0% local appreciation)).
• Prince George's County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$101k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($518k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $70k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $280k; list at $589k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $405,320 (31.2% 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 121 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.69% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 12.1

CMA / ARV

• ARV (median comp): $671,492
• List price: $589,000
• Delta: -12.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4007 35th St	0.32mi	5/3.0 (-1)	1,419 (-7%)	12mo	$625,000	$440	50
3700 Webster St	0.72mi	5/3.0 (-1)	1,544 (+1%)	8mo	$490,000	$317	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $271,788
• Equity at exit: $530,618

10-year hold

• IRR: 18.5%
• Equity multiple: 6.09×
• Total profit: $838,902
• Equity at exit: $1,144,297

Cash invested: $164,920 (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 20722

• Home prices YoY: 4.1%
• Active inventory: 21
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $4,053 medium
• Mortgage (P&I): −$3,089
• Tax from tax record: −$582 /mo · $6,979/yr
• Insurance: −$245
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$851
• Net cashflow: $-769

Break-even live

Break-even rent $5,027

Max offer price $453,099

Occupancy floor —

Sensitivity live

Price	-10% $-436	-5% $-603	+0% $-769	+5% $-936	+10% $-1,103
Rent	-10% $-1,090	-5% $-929	+0% $-769	+5% $-609	+10% $-449
Rate	-1.0pp $-473	-0.5pp $-619	base $-769	+0.5pp $-922	+1.0pp $-1,077

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4222 34th St Mount Rainier, MD	5.0	3.0	1620	$3,950	$2.44	3d	1	0.56mi
3803 Allison St Brentwood, MD	5.0	2.0	1104	$3,800	$3.44	23d	1	0.82mi

Listing history 34 events

1. 2026-06-21
   days on market $589,000 Active 121 DOM
2. 2026-06-18
   days on market $589,000 Active 118 DOM
3. 2026-06-17
   days on market $589,000 Active 117 DOM
4. 2026-06-16
   days on market $589,000 Active 116 DOM
5. 2026-06-15
   days on market $589,000 Active 115 DOM
6. 2026-06-13
   days on market $589,000 Active 113 DOM
7. 2026-06-10
   days on market $589,000 Active 109 DOM
8. 2026-06-08
   days on market $589,000 Active 108 DOM
9. 2026-06-07
   days on market $589,000 Active 107 DOM
10. 2026-06-04
    days on market $589,000 Active 104 DOM
11. 2026-06-03
    days on market $589,000 Active 103 DOM
12. 2026-06-02
    days on market $589,000 Active 102 DOM
13. 2026-06-01
    days on market $589,000 Active 101 DOM
14. 2026-05-31
    days on market $589,000 Active 100 DOM
15. 2026-05-14
    price $589,000 1233-char remark

    Show marketing remark (1233 chars)

    Welcome to this beautifully crafted new construction home nestled in the desirable Brentwood neighborhood. This spacious and modern residence boasts 6 generously sized bedrooms and 4 full bathrooms. The upper level features two luxurious master bedrooms, each with its own en-suite bath and walk-in closets—ideal for comfort and privacy. The open-concept main floor offers a bright and airy living space with high ceilings lights, sleek finishes, and a chef-inspired kitchen equipped with premium appliances and quartz countertops. The fully finished walkout basement includes a self-contained in-law suite, complete with a private entrance, full kitchen, living area, bedrooms, and bath—perfect for extended family, long-term rental, or short-term Airbnb income opportunities. Enjoy outdoor living in the spacious backyard, perfect for entertaining under the custom pergola. With a private driveway and ample street parking, this home checks every box for convenience, luxury, and versatility. Located in the heart of Brentwood, just moments from Washington, DC you’re minutes away from top-rated schools, shopping, parks, and transit. This is the perfect blend of luxury, functionality, and investment potential.

16. 2026-04-16
    price $619,900 1233-char remark

    Show marketing remark (1233 chars)

    Welcome to this beautifully crafted new construction home nestled in the desirable Brentwood neighborhood. This spacious and modern residence boasts 6 generously sized bedrooms and 4 full bathrooms. The upper level features two luxurious master bedrooms, each with its own en-suite bath and walk-in closets—ideal for comfort and privacy. The open-concept main floor offers a bright and airy living space with high ceilings lights, sleek finishes, and a chef-inspired kitchen equipped with premium appliances and quartz countertops. The fully finished walkout basement includes a self-contained in-law suite, complete with a private entrance, full kitchen, living area, bedrooms, and bath—perfect for extended family, long-term rental, or short-term Airbnb income opportunities. Enjoy outdoor living in the spacious backyard, perfect for entertaining under the custom pergola. With a private driveway and ample street parking, this home checks every box for convenience, luxury, and versatility. Located in the heart of Brentwood, just moments from Washington, DC you’re minutes away from top-rated schools, shopping, parks, and transit. This is the perfect blend of luxury, functionality, and investment potential.

17. 2026-03-05
    price $635,000 1233-char remark

    Show marketing remark (1233 chars)

    Welcome to this beautifully crafted new construction home nestled in the desirable Brentwood neighborhood. This spacious and modern residence boasts 6 generously sized bedrooms and 4 full bathrooms. The upper level features two luxurious master bedrooms, each with its own en-suite bath and walk-in closets—ideal for comfort and privacy. The open-concept main floor offers a bright and airy living space with high ceilings lights, sleek finishes, and a chef-inspired kitchen equipped with premium appliances and quartz countertops. The fully finished walkout basement includes a self-contained in-law suite, complete with a private entrance, full kitchen, living area, bedrooms, and bath—perfect for extended family, long-term rental, or short-term Airbnb income opportunities. Enjoy outdoor living in the spacious backyard, perfect for entertaining under the custom pergola. With a private driveway and ample street parking, this home checks every box for convenience, luxury, and versatility. Located in the heart of Brentwood, just moments from Washington, DC you’re minutes away from top-rated schools, shopping, parks, and transit. This is the perfect blend of luxury, functionality, and investment potential.

18. 2026-02-20
    listed $659,000 Active 1233-char remark

    Show marketing remark (1233 chars)

    Welcome to this beautifully crafted new construction home nestled in the desirable Brentwood neighborhood. This spacious and modern residence boasts 6 generously sized bedrooms and 4 full bathrooms. The upper level features two luxurious master bedrooms, each with its own en-suite bath and walk-in closets—ideal for comfort and privacy. The open-concept main floor offers a bright and airy living space with high ceilings lights, sleek finishes, and a chef-inspired kitchen equipped with premium appliances and quartz countertops. The fully finished walkout basement includes a self-contained in-law suite, complete with a private entrance, full kitchen, living area, bedrooms, and bath—perfect for extended family, long-term rental, or short-term Airbnb income opportunities. Enjoy outdoor living in the spacious backyard, perfect for entertaining under the custom pergola. With a private driveway and ample street parking, this home checks every box for convenience, luxury, and versatility. Located in the heart of Brentwood, just moments from Washington, DC you’re minutes away from top-rated schools, shopping, parks, and transit. This is the perfect blend of luxury, functionality, and investment potential.

19. 2026-02-19
    historical $659,000 1233-char remark

    Show marketing remark (1233 chars)

    Welcome to this beautifully crafted new construction home nestled in the desirable Brentwood neighborhood. This spacious and modern residence boasts 6 generously sized bedrooms and 4 full bathrooms. The upper level features two luxurious master bedrooms, each with its own en-suite bath and walk-in closets—ideal for comfort and privacy. The open-concept main floor offers a bright and airy living space with high ceilings lights, sleek finishes, and a chef-inspired kitchen equipped with premium appliances and quartz countertops. The fully finished walkout basement includes a self-contained in-law suite, complete with a private entrance, full kitchen, living area, bedrooms, and bath—perfect for extended family, long-term rental, or short-term Airbnb income opportunities. Enjoy outdoor living in the spacious backyard, perfect for entertaining under the custom pergola. With a private driveway and ample street parking, this home checks every box for convenience, luxury, and versatility. Located in the heart of Brentwood, just moments from Washington, DC you’re minutes away from top-rated schools, shopping, parks, and transit. This is the perfect blend of luxury, functionality, and investment potential.

20. 2025-12-16
    historical
21. 2025-12-08
    price $659,000
22. 2025-10-02
    price $680,000
23. 2025-09-16
    price $699,900
24. 2025-09-14
    listed $725,000 Active
25. 2025-09-13
    historical
26. 2025-02-25
    soldstatus $280,000
27. 2025-02-07
    soldstatus $280,000 Closed
28. 2025-01-21
    status Pending
29. 2025-01-16
    listed $275,000 Active
30. 2024-12-17
    historical $275,000
31. 2006-05-03
    historical
32. 2006-05-03
    listed
33. 1993-08-09
    soldstatus $87,000
34. 1973-06-27
    soldstatus $32,500

ⓘ 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: $6,979 · $582/mo
• Projected year-2 tax: $6,979 · $582/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $48,638
• − Mortgage interest: −$32,993
• − Property taxes: −$6,979
• − Insurance: −$3,612
• − Repairs & maintenance: −$3,891
• − Management: −$3,891
• − Depreciation: −$17,135
• Taxable loss: −$19,862
• Est. tax savings @ 24.0%: +$4,767
• After-tax cash flow: $-4,465/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 — Brentwood

• Score: 83/100
• State rank: #24
• US rank: #899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 6,264
• Household income: $91,875
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 191.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 53% Black 29% Two or more races 15% White 10% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 8% Dominican 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 39% · Canada
• Languages at home: 45% English-only · Spanish 48% Tagalog/Filipino 2% French/Haitian/Cajun 2%

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: ▲ 16.77%
• Current HPI: 421.2708
• 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

+1712.3% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $589,000 BRIGHT MLS
• 2026-04-16 Price Changed $619,900 BRIGHT MLS
• 2026-03-05 Price Changed $635,000 BRIGHT MLS
• 2026-02-20 Listed $659,000 BRIGHT MLS
• 2026-02-19 Coming Soon $659,000 BRIGHT MLS
• 2025-12-16 Listing Removed — BRIGHT MLS
• 2025-12-08 Price Changed $659,000 BRIGHT MLS
• 2025-10-02 Price Changed $680,000 BRIGHT MLS
• 2025-09-16 Price Changed $699,900 BRIGHT MLS
• 2025-09-14 Listed $725,000 BRIGHT MLS
• 2025-09-13 Coming Soon — BRIGHT MLS
• 2025-02-25 Sold (Public Records) $280,000 Public Records
• 2025-02-07 Sold (MLS) $280,000 BRIGHT MLS
• 2025-01-21 Pending — BRIGHT MLS
• 2025-01-16 Listed $275,000 BRIGHT MLS
• 2024-12-17 Coming Soon $275,000 BRIGHT MLS
• 2006-05-03 Listed — MRIS
• 2006-05-03 Delisted — MRIS
• 1993-08-09 Sold (Public Records) $87,000 Public Records
• 1973-06-27 Sold (Public Records) $32,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $6,979 · +63.8% YoY. Source: county tax records.