Metzerott · Adelphi, MD 20783

$135,000

2 bd · 1.0 ba · 821 sqft · Condo · 3 Days on market

Built 1971 $447/mo HOA · 26% 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 +12.8/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• $447 HOA
• Community pool
• Built 1971

Property features AI

Finance

• Other: Pets not allowed; Finished area approximately 821
• HOA & community: Condo fee of $447 per month

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Hi-rise building (9+ floors); Unit/flat; Entry located on floor 9; Fee simple ownership
• Construction: Concrete construction; Estimated year built
• Exterior features: Community pool; Located within city limits; Above-grade structure

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Elevator access; No basement
• Laundry & utility: No in-unit washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-13 ($-156/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (1.4% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.4% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 4.0% in Adelphi — 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 72/100 on livability (#148 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: amenities C-, crime 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.
• Zoned schools: Adelphi Elementary (math 3% / reading 14%, grade F, #664 of 860 statewide, top 78%, 683 students, 89% FRL); Buck Lodge Middle (math 2% / reading 13%, grade F, #217 of 225 statewide, top 97%, 1,242 students, 91% FRL); High Point High (math 20% / reading 52%, grade F, #143 of 222 statewide, top 64%, 3,003 students, 83% FRL) — zoned schools average 88% FRL vs 53% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 96 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $933 of loan paydown is wiped out by about $4k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,123 (1.4% 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.28% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.73% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-24,585
• Equity at exit: $20,129

10-year hold

• IRR: -15.1%
• Equity multiple: 0.21×
• Total profit: $-29,984
• Equity at exit: $11,672

Cash invested: $37,800 (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 20783

• Rents YoY: 1.7%
• Active inventory: 96
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$447
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-13

Break-even live

Break-even rent $1,747

Max offer price $133,123

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $34	+0% $-13	+5% $-60	+10% $-106
Rent	-10% $-150	-5% $-81	+0% $-13	+5% $55	+10% $124
Rate	-1.0pp $55	-0.5pp $21	base $-13	+0.5pp $-48	+1.0pp $-84

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1824 Metzerott Rd #208 Adelphi, MD	1.0	1.0	610	$1,300	$2.13	5d	1	0.06mi
1824 Metzerott Rd Unit 203A Adelphi, MD	1.0	1.0	610	$1,400	$2.30	12d	1	0.06mi
9200 Edwards Way Adelphi, MD	1.0	1.0	1009	$1,675	$1.66	1d	2	0.09mi
9200 Edwards Way Adelphi, MD	1.0	1.0	1012	$1,775	$1.75	12d	2	0.09mi
9282 Adelphi Rd #303 Hyattsville, MD	1.0	1.0	695	$1,350	$1.94	18d	1	0.11mi
9200 Edwards Way Unit 1115 Hyattsville, MD	2.0	1.0	1013	$1,945	$1.92	19d	1	0.12mi
1818 Metzerott Rd Adelphi, MD	1.0–3.0	1.0–1.5	854	$1,878	$2.20	1d	14	0.13mi
9276 Adelphi Rd #201 Hyattsville, MD	2.0	1.0	875	$1,650	$1.89	1d	1	0.14mi
9228 Edwards Way Hyattsville, MD	1.0–2.0	1.0–2.0	862	$2,381	$2.76	1d	19	0.15mi
9274 Adelphi Rd #202 Hyattsville, MD	2.0	1.0	875	$1,650	$1.89	45d	1	0.16mi
1804 Metzerott Rd #504 Adelphi, MD	1.0	1.0	610	$1,299	$2.13	45d	1	0.18mi
1809 Fox St Adelphi, MD	3.0	1.0	766	$1,904	$2.49	3d	14	0.21mi
9420 Adelphi Rd Hyattsville, MD	2.0	1.0	940	$1,800	$1.91	26d	1	0.33mi
1432 Hampshire West Ct Silver Spring, MD	2.0	1.0	780	$2,066	$2.65	4d	18	0.43mi
8500 New Hampshire Ave Silver Spring, MD	2.0	1.0	870	$1,846	$2.12	7d	1	0.60mi
8500 New Hampshire Ave Silver Spring, MD	1.0	1.0	750	$1,655	$2.21	0d	1	0.60mi
1801 Hampshire Green Ln Silver Spring, MD	1.0–3.0	1.0–2.0	1022	$1,836	$1.80	1d	44	0.64mi
9120 Piney Branch Rd Silver Spring, MD	1.0–3.0	1.0–1.5	703	$1,862	$2.65	0d	36	0.77mi
1120 Quebec St Unit 1 Silver Spring, MD	3.0	1.0	1100	$2,550	$2.32	20d	1	0.87mi
1120 Quebec St Silver Spring, MD	1.0	1.0	1100	$1,250	$1.14	26d	1	0.87mi
New Hampshire Ave Silver Spring, MD	1.0	1.0	596	$1,600	$2.68	9d	1	0.97mi
8830 Piney Branch Rd Silver Spring, MD	1.0–2.0	1.0–2.0	964	$1,700	$1.76	45d	2	1.04mi
8830 Piney Branch Rd Silver Spring, MD	2.0	2.0	1054	$1,925	$1.83	16d	2	1.04mi
8111 Tahona Dr Silver Spring, MD	1.0–2.0	1.0	775	$1,695	$2.19	3d	7	1.16mi
9118 September Ln Silver Spring, MD	1.0	1.0	640	$1,600	$2.50	45d	1	1.16mi
1017 Merrimac Dr Silver Spring, MD	1.0–2.0	1.0	772	$1,927	$2.49	12d	10	1.20mi
8007 14th Ave Hyattsville, MD	1.0	1.0	579	$1,525	$2.63	1d	1	1.23mi
8100 15th Ave Hyattsville, MD	1.0–3.0	1.0–1.5	1002	$1,765	$1.76	1d	46	1.25mi
1400 University Blvd E Hyattsville, MD	1.0–2.0	1.0	762	$1,888	$2.48	1d	54	1.39mi
8810 34th Ave College Park, MD	3.0	2.0	900	$3,550	$3.94	4d	1	1.41mi
1801 Jasmine Ter Hyattsville, MD	1.0–2.0	1.0	610	$2,307	$3.78	5d	29	1.43mi
2200 Phelps Rd Adelphi, MD	1.0–2.0	1.0	586	$2,155	$3.67	0d	47	1.45mi

HOA detail condo

• Monthly dues: $447 · $5,364/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-24
   historical $135,000
2. 1996-09-18
   soldstatus $7,500,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,764
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − HOA: −$5,364
• − Depreciation: −$3,927
• Taxable loss: −$2,111
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $351/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 — Adelphi

• Score: 72/100
• State rank: #148
• US rank: #6408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adelphi, MD
• County: Prince Georges County · 919,866 people
• City population: 50,893
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 50,333
• Household income: $86,737
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 2222.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Black 22% Two or more races 9% White 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 60% · Canada, Jamaica, United Kingdom
• Languages at home: 21% English-only · Spanish 66% French/Haitian/Cajun 5% 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: ▼ -269.12%
• Current HPI: 313.7836
• Rent YoY: ▲ 1.73%
• 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

-98.2% since first listed

2 events — show timeline

• 2026-05-24 Coming Soon $135,000 BRIGHT MLS
• 1996-09-18 Sold (Public Records) $7,500,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $7,044 · +0.0% YoY. Source: county tax records.