8431-UNIT 101 Greenbelt Rd · Seabrook, MD 20770

$157,500

2 bd · 1.0 ba · 1,072 sqft · Condo public records · 13 Days on market

Built 1968 $649/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 +14.9/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please practice safety measures and adhere to the Covid-19 prevention protocols. All visitors must wear a mask. Please stay home and reschedule your showing if you are not feeling well. Priced to sell, AS IS! Spacious 2 Bedroom, 1 Bathroom condo with private balcony. Trash and storage downstairs. Convenient to metro rail, Amtrak, bus routes, and shopping. Condo fee includes: Gas, Electric, & water. New Washer. AC unit 2yrs old. New bathroom vanity, toilet, and floor.

Key facts

• Updated condo
• Natural light
• Bright airy layout

Tags

• UPDATED CONDO
• RECENT FACE-LIFT RENOVATION
• GENEROUS CLOSET SPACE
• BRIGHT AIRY LAYOUT
• NATURAL LIGHT
• CLEAN KITCHEN FINISHES

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; case-by-case basis; breed restrictions may apply)
• Financial info: Lease not considered
• HOA & community: Monthly condo fee includes air conditioning, heat, electricity, water, trash, common area maintenance, lawn maintenance, snow removal; Professional off-site management; Community amenities include outdoor pool, playground/tot lots, and tennis courts; Condo fee: $649.10 monthly

Exterior

• Parking: Parking lot with unassigned paved spaces; Permit included; General common elements
• Utilities: Public water; Public sewer; Electric available (110 volts); Natural gas available; Hot water: other; Municipal trash not provided
• Home design: Condominium (Chelsea Wood Condo); Fee simple ownership; Very good condition; Above-grade living space only (no below-grade area); Effective year of major renovation: 2025
• Construction: Brick construction
• Exterior features: Play area; Sidewalks; Tennis courts; Community pool (fenced)

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal; Combination kitchen/dining with breakfast area
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Laminate; Wood floors
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: Tub/shower; Breakfast area; Ceiling fan(s); Combination kitchen/dining; Recessed lighting; Walk-in closet(s); Window treatments; Wood floors; Low pile carpeting (accessibility feature)
• Laundry & utility: Washer and dryer in unit (stacked)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $158k.

Deal economics

• At list price, monthly cash flow is $-20 ($-246/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (2.3% below list).
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $154k (2.3% below list) — sets the bar for cash-flow.
• Cap rate 6.6% vs local median 4.6% in Seabrook — 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 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.
• Zoned schools: Magnolia Elementary (math 9% / reading 28%, grade F, #393 of 860 statewide, top 46%, 434 students, 77% FRL); Greenbelt Middle (math 11% / reading 32%, grade F, #132 of 225 statewide, top 59%, 1,342 students, 76% FRL); Eleanor Roosevelt High (math 61% / reading 74%, grade B, #48 of 222 statewide, top 22%, 2,526 students, 59% FRL) — zoned schools average 71% FRL vs 53% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 16% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Prince George'S County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.7%/yr); 91 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $5k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.
• Current owner paid $135k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 29% of rent.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,884 (2.3% 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.42% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 5.9

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: -22.6%
• Equity multiple: 0.25×
• Total profit: $-32,925
• Equity at exit: $23,484

10-year hold

• IRR: -41.0%
• Equity multiple: -0.22×
• Total profit: $-53,827
• Equity at exit: $13,618

Cash invested: $44,100 (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: 91
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$826
• Tax from tax record: −$183 /mo · $2,194/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$649
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-20

Break-even live

Break-even rent $2,266

Max offer price $153,884

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $24	+0% $-20	+5% $-65	+10% $-110
Rent	-10% $-197	-5% $-109	+0% $-20	+5% $68	+10% $156
Rate	-1.0pp $59	-0.5pp $20	base $-20	+0.5pp $-61	+1.0pp $-103

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8501 Greenbelt Rd Greenbelt, MD	1.0–3.0	1.0–2.0	933	$1,976	$2.12	45d	1	0.09mi
8671 Greenbelt Rd #101 Greenbelt, MD	3.0	1.0	1072	$2,099	$1.96	45d	1	0.16mi
8118 Bird Ln Greenbelt, MD	3.0	2.5	1393	$2,650	$1.90	20d	1	0.25mi
7212 Lost Spring Ct Lanham, MD	3.0	2.5	1272	$2,350	$1.85	26d	1	0.26mi
8650 Brae Brooke Dr Lanham, MD	3.0	2.5	1300	$2,600	$2.00	7d	1	0.29mi
8688 Brae Brooke Dr Lanham, MD	3.0	2.5	1408	$2,500	$1.78	45d	1	0.32mi
7913 Brooks Pl Greenbelt, MD	3.0	2.5	1374	$3,000	$2.18	26d	1	0.57mi
7768 Mandan Rd Greenbelt, MD	3.0	2.5	1320	$2,550	$1.93	21d	1	0.59mi
7716 Hanover Pkwy Apt T4 Greenbelt, MD	2.0	1.0	922	$2,000	$2.17	45d	1	0.81mi
6702 Lake Park Dr Greenbelt, MD	2.0	2.0	1274	$2,250	$1.77	45d	1	0.84mi
7927 Mandan Rd Apt 301 Greenbelt, MD	2.0	2.0	1195	$2,600	$2.18	0d	1	0.85mi
8007 Mandan Rd Unit T2 Greenbelt, MD	3.0	2.0	1396	$2,500	$1.79	45d	1	0.87mi
6934 Hanover Pkwy #402 Greenbelt, MD	1.0	1.0	1064	$1,800	$1.69	45d	1	0.90mi
6630 Lake Park Dr Unit 3B Greenbelt, MD	2.0	2.0	1244	$2,450	$1.97	14d	1	0.91mi
8009 Mandan Rd #303 Greenbelt, MD	3.0	2.0	1420	$2,450	$1.73	45d	1	0.92mi
8011 Mandan Rd #303 Greenbelt, MD	3.0	2.0	1188	$2,495	$2.10	20d	1	0.92mi
6520 Lake Park Dr Apt 301 Greenbelt, MD	2.0	2.0	1433	$2,450	$1.71	45d	1	0.97mi
6602 Lake Park Dr Unit T2 Greenbelt, MD	3.0	2.0	1270	$2,700	$2.13	26d	1	0.97mi
7232 Hanover Pkwy Greenbelt, MD	1.0–3.0	1.0–1.5	841	$2,032	$2.42	45d	1	1.01mi
6998 Hanover Pkwy #302 Greenbelt, MD	2.0	2.0	994	$2,175	$2.19	14d	1	1.02mi
6998 Hanover Pkwy #3 Greenbelt, MD	1.0	1.0	750	$1,650	$2.20	45d	1	1.02mi
32 Crescent Rd Greenbelt, MD	1.0	1.0	630	$1,538	$2.44	12d	4	1.18mi
157 Westway Greenbelt, MD	1.0–3.0	1.0–2.0	1191	$2,110	$1.77	1d	33	1.27mi
9 Parkway Greenbelt, MD	1.0–2.0	1.0	812	$2,041	$2.51	5d	21	1.27mi
6913 Woodstream Ln Lanham, MD	3.0	2.5	1374	$2,600	$1.89	45d	1	1.29mi
6913 Woodstream Ln Unit 6913 Lanham, MD	3.0	2.0	1374	$2,600	$1.89	45d	1	1.29mi
9971 Good Luck Rd Lanham, MD	1.0–3.0	1.0–2.0	1155	$2,010	$1.74	0d	26	1.36mi

HOA detail condo

• Monthly dues: $649 · $7,788/yr
• Likely covers: watertrashgaselectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $157,500 Active 13 DOM
2. 2026-06-18
   days on market $157,500 Active 10 DOM
3. 2026-06-17
   days on market $157,500 Active 9 DOM
4. 2026-06-16
   days on market $157,500 Active 8 DOM
5. 2026-06-15
   days on market $157,500 Active 7 DOM
6. 2026-06-13
   days on market $157,500 Active 5 DOM
7. 2026-06-08
   remarks 691-char remark
8. 2026-06-08
   listed $157,500 Active 1 DOM

ⓘ 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: $2,194 · $183/mo
• Projected year-2 tax: $2,194 · $183/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 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: $26,877
• − Mortgage interest: −$8,822
• − Property taxes: −$2,194
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − HOA: −$7,788
• − Depreciation: −$4,582
• Taxable loss: −$2,395
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $329/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 — 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

+400.0% since first listed

10 events — show timeline

• 2026-06-08 Relisted — BRIGHT MLS
• 2026-05-30 Listing Removed — BRIGHT MLS
• 2026-05-30 Listed $157,500 BRIGHT MLS
• 2021-05-10 Sold (Public Records) $135,000 Public Records
• 2021-04-29 Sold (MLS) $135,000 BRIGHT MLS
• 2021-04-07 Pending — BRIGHT MLS
• 2021-03-26 Contingent — BRIGHT MLS
• 2021-03-20 Listed $135,000 BRIGHT MLS
• 1988-12-01 Sold (Public Records) $59,900 Public Records
• 1979-11-09 Sold (Public Records) $31,500 Public Records

Property tax history

+0.5%/yr

Latest (2024): $2,194 · +6.0% YoY. Source: county tax records.