908 Westhaven Dr Unit 11-201 · Lake Arbor, MD 20721

$120,000

2 bd · 2.0 ba · 836 sqft · Condo public records · 39 Days on market

Built 1989 $144/sqft · 43% below area Est $210k · 43% under $486/mo HOA · 22% of rent

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Why this score? — see what drove the B 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 +27.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 6/30/2026 @ 10:00 AM. Bidding ends 7/2/2026 @ 12:40 PM. List Price is Suggested Opening Bid. Deposit: $20,000. This Condominium Opportunity is located in the Vistas at Lake Arbor community in Bowie, Prince George’s County. The property is improved by a front-facing condominium unit within a garden-style building constructed in 1989. Conveniently located near Lake Arbor, Woodmore Town Centre, FedEx Field, and the University of Maryland Capital Region Medical Center. Easy access to Campus Way, MD-202, I-495, and the Largo Town Center Metro Station servicing the Blue and Silver

Key facts

• Woodmore town centre
• Fedex field
• Vistas at lake arbor

Tags

• VISTAS AT LAKE ARBOR
• GARDEN-STYLE BUILDING
• NEAR LAKE ARBOR
• WOODMORE TOWN CENTRE
• FEDEX FIELD
• EASY ACCESS TO CAMPUS WAY

Property features AI

Finance

• Other: Property classified as condominium; Above-grade finished area: 836 (assessor)
• HOA & community: Condo fee $469 per month; HOA fee $207 annually; HOA covers common area maintenance, exterior building maintenance, insurance, lawn maintenance, management, snow removal and trash

Exterior

• Parking: Parking lot; Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit/flat; Entry level: 2
• Construction: Built information sourced from assessor; Construction includes advanced framing, aluminum siding, frame construction; Asphalt roofing
• Exterior features: Parking lot and off-street parking available; Tidal water: no; Pets allowed (case-by-case)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Finished living area based on assessor data
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.3% in Lake Arbor — 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 80/100 on livability (#49 in MD, #1,850 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities 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: Lake Arbor Elementary (math 5% / reading 11%, grade F, #674 of 860 statewide, top 79%, 545 students, 73% FRL); Ernest Everett Just Middle (math 3% / reading 29%, grade F, #183 of 225 statewide, top 84%, 795 students, 69% FRL); Charles Herbert Flowers High (math 34% / reading 60%, grade D-, #114 of 222 statewide, top 52%, 2,569 students, 62% FRL) — zoned schools average 68% FRL vs 53% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 99 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 is only 17% of the median local income ($163k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $210,277
• List price: $120,000
• Delta: -42.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,417
• Equity at exit: $17,892

10-year hold

• IRR: 8.8%
• Equity multiple: 1.62×
• Total profit: $20,711
• Equity at exit: $10,375

Cash invested: $33,600 (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 20721

• Home prices YoY: -20.9%
• Rents YoY: 1.6%
• Active inventory: 99
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$629
• Tax from tax record: −$248 /mo · $2,980/yr
• Insurance: −$50
• HOA: −$486
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $371

Break-even live

Break-even rent $1,789

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $439	-5% $405	+0% $371	+5% $337	+10% $303
Rent	-10% $192	-5% $281	+0% $371	+5% $460	+10% $549
Rate	-1.0pp $431	-0.5pp $401	base $371	+0.5pp $340	+1.0pp $308

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Westhaven Dr #303 Bowie, MD	1.0	1.0	626	$1,995	$3.19	26d	1	0.05mi
10531 Beacon Ridge Dr Unit 13-101 Bowie, MD	2.0	2.0	858	$2,250	$2.62	14d	1	0.06mi
1011 Fallcrest Ct #202 Bowie, MD	2.0	1.0	692	$1,987	$2.87	7d	1	0.10mi
10403 Beacon Ridge Dr Bowie, MD	2.0	2.0	865	$2,300	$2.66	45d	1	0.10mi
1007 Fallcrest Ct Unit 4-104 Bowie, MD	2.0	2.0	858	$2,300	$2.68	45d	1	0.11mi
1005 Summerglenn Ct Unit 7-103 Bowie, MD	2.0	2.0	858	$2,100	$2.45	20d	1	0.12mi
1013 Summerglenn Ct Unit 7-203 Bowie, MD	2.0	1.0	692	$2,100	$3.03	45d	1	0.13mi
56 Cable Hollow Way Unit 38-1 Upper Marlboro, MD	2.0	1.0	912	$2,250	$2.47	14d	1	0.66mi
10202 Prince Pl Unit 204 Largo, MD	1.0	1.0	840	$1,612	$1.92	4d	1	0.72mi
9701 Summit Cir Upper Marlboro, MD	1.0–3.0	1.0–2.0	1107	$2,363	$2.13	0d	41	0.72mi
9708 Lake Pointe Ct #302 Upper Marlboro, MD	2.0	2.0	1074	$2,300	$2.14	45d	1	0.73mi
10244 Prince Pl #204 Largo, MD	1.0	1.0	889	$1,600	$1.80	45d	1	0.76mi
9720 Lake Pointe Ct #101 Upper Marlboro, MD	2.0	2.0	1067	$2,250	$2.11	45d	1	0.77mi
10127 Prince Pl Unit 303-11A Upper Marlboro, MD	1.0	1.0	787	$1,900	$2.41	0d	1	0.79mi
10244 Prince Pl Unit 21-103 Upper Marlboro, MD	2.0	2.0	1071	$1,950	$1.82	26d	1	0.80mi
10244 Prince Pl Upper Marlboro, MD	2.0	2.0	1000	$1,950	$1.95	1d	1	0.80mi
10239 Prince Pl Unit 26-304 Upper Marlboro, MD	1.0	1.0	840	$1,750	$2.08	45d	1	0.82mi
10115 Prince Pl Unit 401-2A Upper Marlboro, MD	2.0	2.0	1082	$2,330	$2.15	45d	1	0.82mi
10246 Prince Pl Unit 22-T4 Largo, MD	2.0	2.0	1071	$1,850	$1.73	7d	1	0.83mi
10133 Prince Pl Unit 303-12C Largo, MD	1.0	1.0	787	$1,775	$2.26	45d	1	0.85mi
8961 Town Center Cir Unit 1-310 Upper Marlboro, MD	2.0	2.0	968	$2,300	$2.38	7d	1	0.85mi
10250 Prince Pl Largo, MD	1.0	1.0	839	$1,500	$1.79	20d	1	0.87mi
11411 Lake Arbor Way Bowie, MD	1.0–2.0	1.0–2.0	812	$2,355	$2.90	0d	5	0.88mi
10122 Campus Way S Unit 202-1A Upper Marlboro, MD	2.0	2.0	1082	$2,100	$1.94	14d	1	0.90mi
150 Steeplechase Way Largo, MD	1.0–2.0	1.0–2.0	823	$2,305	$2.80	1d	14	0.91mi
8911 Town Center Cir Upper Marlboro, MD	1.0	1.0	704	$1,875	$2.66	26d	1	0.92mi
9300 Lottsford Rd Upper Marlboro, MD	1.0–3.0	1.0–2.0	1084	$2,555	$2.36	0d	22	0.96mi
10106 Campus Way S Unit 102-3B Largo, MD	1.0	1.0	787	$1,900	$2.41	20d	1	0.97mi
97 Capital Ct Largo, MD	2.0	1.0–2.0	904	$2,760	$3.05	1d	19	1.00mi
8831 Lottsford Rd Upper Marlboro, MD	1.0–2.0	1.0–2.0	1075	$2,808	$2.61	0d	20	1.00mi
9420 Grand Blvd Upper Marlboro, MD	2.0	1.0–2.0	876	$2,814	$3.21	0d	82	1.01mi
11215 Joyceton Dr Upper Marlboro, MD	3.0	1.5	1120	$2,400	$2.14	45d	1	1.06mi
67 S Harry Truman Dr Largo, MD	1.0–3.0	1.0–2.0	1015	$1,932	$1.90	0d	46	1.11mi
1931 Grand Way Blvd Bowie, MD	1.0–2.0	1.0–2.0	995	$2,850	$2.86	0d	5	1.25mi
11425 Honeysuckle Ct Unit 3-1 Upper Marlboro, MD	2.0	2.0	1040	$2,125	$2.04	14d	1	1.33mi
157 Azalea Ct Unit 21-1 Upper Marlboro, MD	2.0	2.0	1091	$1,997	$1.83	45d	1	1.39mi
9560 Ruby Lockhart Blvd Bowie, MD	1.0	1.0	839	$2,172	$2.59	1d	2	1.42mi
809 Saint Michaels Dr Bowie, MD	3.0	2.0	1080	$2,650	$2.45	1d	1	1.48mi
743 Saint Michaels Dr Bowie, MD	3.0	2.5	1080	$2,850	$2.64	14d	1	1.49mi

HOA detail condo

• Monthly dues: $486 · $5,832/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $120,000 Active 39 DOM
2. 2026-06-18
   days on market $120,000 Active 36 DOM
3. 2026-06-17
   days on market $120,000 Active 35 DOM
4. 2026-06-16
   days on market $120,000 Active 34 DOM
5. 2026-06-15
   days on market $120,000 Active 33 DOM
6. 2026-06-13
   days on market $120,000 Active 31 DOM
7. 2026-06-10
   days on market $120,000 Active 27 DOM
8. 2026-06-08
   days on market $120,000 Active 26 DOM
9. 2026-06-07
   days on market $120,000 Active 25 DOM
10. 2026-06-04
    days on market $120,000 Active 22 DOM
11. 2026-06-03
    days on market $120,000 Active 21 DOM
12. 2026-06-02
    days on market $120,000 Active 20 DOM
13. 2026-06-01
    days on market $120,000 Active 19 DOM
14. 2026-05-31
    days on market $120,000 Active 18 DOM
15. 2026-05-13
    listed $120,000 Active 708-char remark
16. 2021-02-26
    soldstatus $185,000
17. 2004-01-06
    soldstatus $124,000
18. 2003-10-27
    soldstatus $124,000
19. 2003-10-02
    historical
20. 2003-08-15
    listed $118,500
21. 1989-12-22
    soldstatus $99,260

ⓘ 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: $2,980 · $248/mo
• Projected year-2 tax: $2,980 · $248/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $27,102
• − Mortgage interest: −$6,722
• − Property taxes: −$2,980
• − Insurance: −$600
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$5,832
• − Depreciation: −$3,491
• Taxable income: $3,142
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,694/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 — Lake Arbor

• Score: 80/100
• State rank: #49
• US rank: #1850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Arbor, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 31,032
• Household income: $163,105
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 292.0

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 (84%)
• Race & ethnicity: Black 84% White 6% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Hispanic 1% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 3% Spanish 3% 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: ▼ -67.18%
• Current HPI: 254.2113
• Rent YoY: ▲ 1.60%
• 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

+20.9% since first listed

7 events — show timeline

• 2026-05-13 Listed $120,000 BRIGHT MLS
• 2021-02-26 Sold (Public Records) $185,000 Public Records
• 2004-01-06 Sold (Public Records) $124,000 Public Records
• 2003-10-27 Sold (MLS) $124,000 MRIS
• 2003-10-02 Delisted — MRIS
• 2003-08-15 Listed $118,500 MRIS
• 1989-12-22 Sold (Public Records) $99,260 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,980 · +8.9% YoY. Source: county tax records.