4700 Megan Dr · Clinton, MD 20735

$405,600

4 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 63 Days on market

Built 1978 0.34 ac lot $260/sqft · at area comps Est $423k · at est.

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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 +13.4/30.0
• ARV discount +9.3/15.0
• DSCR +4.0/10.0
• 1% rule +3.4/10.0
• 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

This is a Bank owned property NOT a short sale Being sold in as condition Offers may be submitted anytime will NOT be reviewed until 5-5-26

Key facts

• 0.34 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $406k.

Deal economics

• At list price, monthly cash flow is $10 ($117/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (15.6% below list).
• Recommended offer: $342k (15.6% 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+, schools D-, amenities 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: 121 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 63 days — a 6% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $406k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $342,407 (15.6% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (median comp): $422,594
• List price: $405,600
• Delta: -4.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8601 Temple Hills Rd #5	0.17mi	3/2.0 (-1)	1,560 (0%)	4mo	$85,000	$54	82
4803 Catherine Ct	0.24mi	3/1.5 (-1)	1,568 (+0%)	9mo	$450,000	$287	76
5210 Vienna Dr	0.58mi	3/2.5 (-1)	1,556 (-0%)	1mo	$415,000	$267	63
5105 Vienna Dr	0.54mi	4/2.0	1,532 (-2%)	9mo	$405,000	$264	62
8400 Temple Hill Rd	0.17mi	3/2.0 (-1)	1,753 (+12%)	3mo	$350,000	$200	62
8710 Jeremy Ct	0.42mi	4/3.0	1,556 (-0%)	21mo	$437,500	$281	57
8601 Temple Hill Rd Lot 69	0.17mi	3/2.0 (-1)	1,344 (-14%)	12mo	$96,000	$71	52
5314 Vienna Dr	0.67mi	3/2.0 (-1)	1,564 (+0%)	13mo	$400,000	$256	50
4900 Salima St	0.72mi	3/2.5 (-1)	1,512 (-3%)	23mo	$420,000	$278	33
4432 Natahala Dr	0.55mi	4/3.0	1,368 (-12%)	18mo	$480,000	$351	33
5400 San Juan Dr	0.68mi	4/2.0	1,793 (+15%)	12mo	$429,000	$239	32

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-65,121
• Equity at exit: $60,476

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-55,969
• Equity at exit: $35,069

Cash invested: $113,568 (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: 121
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,424 high
• Mortgage (P&I): −$2,127
• Tax from tax record: −$399 /mo · $4,792/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $10

Break-even live

Break-even rent $3,412

Max offer price $405,600

Occupancy floor 95%

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: $101,400
• Closing costs: $12,168
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 Spruce Dr Clinton, MD	3.0	1.5	1125	$2,800	$2.49	43d	1	0.96mi
7209 Loch Raven Rd Temple Hills, MD	5.0	2.0	1100	$3,200	$2.91	3d	1	1.11mi
5502 Trout Run Rd Clinton, MD	3.0	2.5	1344	$2,795	$2.08	18d	1	1.12mi
6007 Bradley Ln Clinton, MD	5.0	2.0	1248	$2,950	$2.36	24d	1	1.25mi
8007 Prince Georges Dr Fort Washington, MD	5.0	3.0	1144	$3,900	$3.41	24d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $405,600 Active 63 DOM
2. 2026-06-17
   days on market $405,600 Active 62 DOM
3. 2026-06-16
   days on market $405,600 Active 61 DOM
4. 2026-06-15
   days on market $405,600 Active 60 DOM
5. 2026-06-13
   days on market $405,600 Active 58 DOM
6. 2026-06-10
   days on market $405,600 Active 54 DOM
7. 2026-06-08
   days on market $405,600 Active 53 DOM
8. 2026-06-07
   days on market $405,600 Active 52 DOM
9. 2026-06-04
   days on market $405,600 Active 49 DOM
10. 2026-06-03
    days on market $405,600 Active 48 DOM
11. 2026-06-02
    days on market $405,600 Active 47 DOM
12. 2026-06-01
    days on market $405,600 Active 46 DOM
13. 2026-05-31
    days on market $405,600 Active 45 DOM
14. 2026-04-16
    listed $405,600 Active 142-char remark

    Show marketing remark (142 chars)

    This is a Bank owned property NOT a short sale Being sold in as condition Offers may be submitted anytime will NOT be reviewed until 5-5-26

15. 1989-05-01
    soldstatus $140,000
16. 1989-05-01
    soldstatus $140,000

ⓘ 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: $4,792 · $399/mo
• Projected year-2 tax: $4,792 · $399/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $41,089
• − Mortgage interest: −$22,720
• − Property taxes: −$4,792
• − Insurance: −$2,028
• − Repairs & maintenance: −$3,287
• − Management: −$3,287
• − Depreciation: −$11,799
• Taxable loss: −$6,824
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $1,754/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

+189.7% since first listed

3 events — show timeline

• 2026-04-16 Listed $405,600 BRIGHT MLS
• 1989-05-01 Sold (Public Records) $140,000 Public Records
• 1989-05-01 Sold (Public Records) $140,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,792 · +3.0% YoY. Source: county tax records.