8691 Greenbelt Rd Unit T-1 · Seabrook, MD 20770

$150,000

2 bd · 1.0 ba · 881 sqft · Condo · 109 Days on market

Built 1970 Fair condition $585/mo HOA · 29% 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 +11.8/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT – CASH-FLOWING CONDO DEAL Looking for a turnkey investment or an affordable entry into real estate? This one checks all the boxes: 2 Bedroom / 1 Bathroom Condo Location: Greenbelt Tenants in Place: Long-term tenants already occupying Current Rent: $1,700/month Condo Fee: $585/month (covers ALL utilities) This is a plug-and-play rental — buy it today and start collecting rent immediately. Perfect for first-time investors or anyone looking to add a solid cash-flow property to their portfolio.

Key facts

• $585 HOA
• Built 1970
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-41 ($-498/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (4.0% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.6% in Seabrook — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#162 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute B; Watch: health & safety C-, crime 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: Rents soft (-1.7%/yr); 89 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k 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

• It's been on market 109 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $136,500 (9.0% 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 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.33% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.23×
• Total profit: $-32,421
• Equity at exit: $22,365

10-year hold

• IRR: -42.0%
• Equity multiple: -0.25×
• Total profit: $-52,705
• Equity at exit: $12,969

Cash invested: $42,000 (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 20770

• Home prices YoY: -25.1%
• Rents YoY: -1.7%
• Active inventory: 89
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$585
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-41

Break-even live

Break-even rent $2,053

Max offer price $143,995

Occupancy floor 97%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8671 Greenbelt Rd #101 Greenbelt, MD	3.0	1.0	1072	$2,099	$1.96	43d	1	0.05mi
8501 Greenbelt Rd Greenbelt, MD	1.0–3.0	1.0–2.0	933	$1,976	$2.12	43d	1	0.20mi
6934 Hanover Pkwy #402 Greenbelt, MD	1.0	1.0	1064	$1,800	$1.69	43d	1	0.85mi
7716 Hanover Pkwy Apt T4 Greenbelt, MD	2.0	1.0	922	$2,000	$2.17	43d	1	0.96mi
6998 Hanover Pkwy #3 Greenbelt, MD	1.0	1.0	750	$1,650	$2.20	43d	1	0.97mi
6998 Hanover Pkwy #302 Greenbelt, MD	2.0	2.0	994	$2,175	$2.19	12d	1	0.97mi
7232 Hanover Pkwy Greenbelt, MD	1.0–3.0	1.0–1.5	841	$2,032	$2.42	43d	1	1.00mi
40 Crescent Rd Greenbelt, MD	1.0	1.0	587	$1,408	$2.40	17d	1	1.29mi
32 Crescent Rd Greenbelt, MD	1.0	1.0	630	$1,538	$2.44	10d	4	1.32mi
157 Westway Greenbelt, MD	1.0–3.0	1.0–2.0	1191	$2,107	$1.77	2d	29	1.38mi
9971 Good Luck Rd Lanham, MD	1.0–3.0	1.0–2.0	1155	$2,032	$1.76	2d	27	1.42mi
9 Parkway Greenbelt, MD	1.0–2.0	1.0	812	$2,041	$2.51	3d	21	1.43mi
6035 Naval Ave Lanham, MD	1.0	1.0	950	$1,400	$1.47	12d	1	1.45mi

HOA detail condo

• Monthly dues: $585 · $7,020/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-02-10
   listed $150,000 Active 522-char remark

   Show marketing remark (522 chars)

   INVESTOR ALERT – CASH-FLOWING CONDO DEAL Looking for a turnkey investment or an affordable entry into real estate? This one checks all the boxes: 2 Bedroom / 1 Bathroom Condo Location: Greenbelt Tenants in Place: Long-term tenants already occupying Current Rent: $1,700/month Condo Fee: $585/month (covers ALL utilities) This is a plug-and-play rental — buy it today and start collecting rent immediately. Perfect for first-time investors or anyone looking to add a solid cash-flow property to their portfolio.

ⓘ 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 8/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,002
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$7,020
• − Depreciation: −$4,364
• Taxable loss: −$2,624
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $132/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This 2-bedroom/1-bathroom condo in Greenbelt requires moderate renovations to kitchen and bathroom, as well as some maintenance on HVAC and windows. Upgrading these areas would significantly increase its value for both resale and rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom fixtures — basic and in need of updating
• Minor paint — neutral paint with some scuff marks

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — updating the bathroom would increase both resale and rental value
• Rental HVAC upgrade — improving HVAC efficiency would attract tenants and increase rental income

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Moderate	$3,000–15,000
paint · neutral paint with some scuff marks	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — updating the bathroom would increase both resale and rental value ↑
• Rental HVAC upgrade — improving HVAC efficiency would attract tenants and increase rental income ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Seabrook

• Score: 70/100
• State rank: #162
• US rank: #7350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seabrook, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 28,384
• Household income: $84,096
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1890.0

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 0.69)
• Race & ethnicity: Black 49% White 18% Hispanic / Latino 17% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 69% English-only · Spanish 14% French/Haitian/Cajun 4% Chinese 3%

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: ▼ -84.02%
• Current HPI: 251.3114
• Rent YoY: ▼ -1.67%
• 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

1 event — show timeline

• 2026-02-10 Listed $150,000 BRIGHT MLS