Investors Missing Opportunities?

I've been watching the Southern Maryland housing market closely, particularly for buy-and-hold opportunities.

I recently pulled MLS data for 3,226 active homes priced at $800K or less across Prince George's, Calvert, Charles, and St. Mary's counties in Maryland.

A few things stood out:

• 48.5% have reduced their original asking price.

• 24.2% have been sitting on the market for more than 90 days.

• 617 homes have both reduced prices and more than 90 days on the market.

• The median asking-price reduction among reduced listings is $20,000.

Charles County had the highest percentage of price reductions at just over 50%.

I've been in real estate for more than 10 years, and one thing I've learned is that opportunities aren't always found when everyone is rushing to buy. Right now, cash flow is certainly a challenge. Between mortgage rates, insurance, taxes, and property expenses, finding a deal that generates strong positive cash flow isn't easy. But I also think investors sometimes overlook the long-term picture.

A well-purchased rental property can provide multiple opportunities to build wealth through rental income, principal reduction, and potential appreciation. Of course, appreciation isn't guaranteed, and I wouldn't buy a property with consistently negative cash flow simply because I expect values to increase. But with nearly half the listings in this sample showing reduced prices, I think it's a market worth exploring.

I'm particularly interested in properties near major employment centers, including Patuxent River Naval Air Station and the Washington, DC commuter corridors.

I also work with investors on financing, including DSCR loans, so I see how much the financing structure can affect whether a deal makes sense.

I'm curious what other investors are seeing:

Are you actively buying in Maryland or the DMV right now, or are you waiting for better rates?

And when evaluating a buy-and-hold property today, are you prioritizing immediate cash flow, long-term appreciation potential, or a combination of both?

I'd be interested in hearing what others are finding.

Source: My analysis of an October 14, 2026 MLS snapshot of active listings in four Maryland counties, asking prices of $800K or less.