3803 Swann #304 · Suitland, MD 20746

$79,900

1 bd · 1.0 ba · 743 sqft · Condo public records · 152 Days on market

Built 1965 $108/sqft · 29% below area Est $113k · 29% under $501/mo HOA · 36% of rent

---

Why this score? — see what drove the C 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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$10,000 REDUCTION - This spacious one-bedroom condo features gleaming hardwood floors for style and easy maintenance, a bedroom with wall-to-wall double closets, and an updated bathroom. The contemporary open floor plan includes a living room with large French doors that provide abundant natural light. Perfectly situated for easy commuting, the property offers quick access to major routes, including the Beltway (I-495) and Suitland Parkway, providing a convenient route to DC, Northern Virginia, and various locations in Maryland. Local amenities include a variety of restaurants, shopping centers, and Suitland parks, which offer trails for walking and hiking. It is also a short drive to National Harbor, MGM, Tangier Outlets, and Joint Base Andrews. The building features secure access, an assigned parking space, and visitor parking. Reasonable condo fees include gas and water. This unit also represents a strong investment opportunity due to a healthy local rental market. Please note that the building is not FHA approved; conventional financing or cash offers

Key facts

• Open floor plan
• Large french doors
• Local amenities

Tags

• HARDWOOD FLOORS
• UPDATED BATHROOM
• OPEN FLOOR PLAN
• LARGE FRENCH DOORS
• QUICK ACCESS TO MAJOR ROUTES
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $44 ($532/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.9% in Suitland — 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 69/100 on livability (#189 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B; Watch: health & safety C-, crime F, amenities D-.
• 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: William Beanes Elementary (math 2% / reading 8%, grade F, #766 of 860 statewide, top 93%, 382 students, 66% FRL); Drew Freeman Middle (math 2% / reading 12%, grade F, #219 of 225 statewide, top 98%, 833 students, 67% FRL).
• Market conditions: Rents soft (-1.2%/yr); 96 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $552 of loan paydown is wiped out by about $2k 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 152 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $80k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F 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?
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: 1.76% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 4.7

CMA / ARV

• ARV (median comp): $112,802
• List price: $79,900
• Delta: -29.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.38×
• Total profit: $-13,911
• Equity at exit: $11,913

10-year hold

• IRR: -32.6%
• Equity multiple: -0.03×
• Total profit: $-23,046
• Equity at exit: $6,908

Cash invested: $22,372 (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 20746

• Home prices YoY: -15.7%
• Rents YoY: -1.2%
• Active inventory: 96
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$419
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$33
• HOA: −$501
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $44

Break-even live

Break-even rent $1,351

Max offer price $79,900

Occupancy floor 92%

Sensitivity live

Price	-10% $90	-5% $67	+0% $44	+5% $22	+10% $-1
Rent	-10% $-67	-5% $-11	+0% $44	+5% $100	+10% $155
Rate	-1.0pp $85	-0.5pp $65	base $44	+0.5pp $24	+1.0pp $3

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 Pearl Dr Suitland, MD	1.0–3.0	1.0–1.5	851	$1,228	$1.44	0d	6	0.60mi
3415 Parkway Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	730	$1,373	$1.88	45d	1	0.63mi
3215 Swann Rd Suitland, MD	1.0–2.0	1.0	753	$1,420	$1.89	18d	14	0.66mi
3220 Swann Rd Suitland, MD	2.0	1.0	648	$1,600	$2.47	22d	11	0.66mi
4400 Telfair Blvd Suitland, MD	1.0–3.0	1.0–2.0	1157	$1,876	$1.62	0d	13	0.74mi
3501 Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	800	$1,398	$1.75	0d	16	0.94mi
2901 Toles Park Dr Suitland, MD	1.0–2.0	1.0	740	$1,244	$1.68	45d	9	1.01mi
2641 Shadyside Ave Suitland, MD	1.0–3.0	1.0–1.5	860	$1,230	$1.43	3d	16	1.26mi
6311 Pennsylvania Ave District Heights, MD	1.0–2.0	1.0	791	$1,335	$1.69	0d	9	1.35mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$1,400	$1.38	45d	27	1.40mi
4221 28th Ave Marlow Heights, MD	1.0–2.0	1.0	698	$1,185	$1.70	45d	1	1.44mi
2900 Saint Clair Dr Temple Hills, MD	1.0–2.0	1.0	765	$1,260	$1.65	20d	1	1.44mi

HOA detail condo

• Monthly dues: $501 · $6,012/yr
• Likely covers: watergasparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $79,900 Active 152 DOM
2. 2026-06-18
   days on market $79,900 Active 149 DOM
3. 2026-06-17
   days on market $79,900 Active 148 DOM
4. 2026-06-16
   days on market $79,900 Active 147 DOM
5. 2026-06-15
   days on market $79,900 Active 146 DOM
6. 2026-06-13
   days on market $79,900 Active 144 DOM
7. 2026-06-10
   days on market $79,900 Active 140 DOM
8. 2026-06-08
   days on market $79,900 Active 139 DOM
9. 2026-06-07
   days on market $79,900 Active 138 DOM
10. 2026-06-04
    days on market $79,900 Active 135 DOM
11. 2026-06-03
    days on market $79,900 Active 134 DOM
12. 2026-06-02
    days on market $79,900 Active 133 DOM
13. 2026-06-01
    days on market $79,900 Active 132 DOM
14. 2026-05-31
    days on market $79,900 Active 131 DOM
15. 2026-04-13
    price $79,900 1071-char remark

    Show marketing remark (1071 chars)

    $10,000 REDUCTION - This spacious one-bedroom condo features gleaming hardwood floors for style and easy maintenance, a bedroom with wall-to-wall double closets, and an updated bathroom. The contemporary open floor plan includes a living room with large French doors that provide abundant natural light. Perfectly situated for easy commuting, the property offers quick access to major routes, including the Beltway (I-495) and Suitland Parkway, providing a convenient route to DC, Northern Virginia, and various locations in Maryland. Local amenities include a variety of restaurants, shopping centers, and Suitland parks, which offer trails for walking and hiking. It is also a short drive to National Harbor, MGM, Tangier Outlets, and Joint Base Andrews. The building features secure access, an assigned parking space, and visitor parking. Reasonable condo fees include gas and water. This unit also represents a strong investment opportunity due to a healthy local rental market. Please note that the building is not FHA approved; conventional financing or cash offers

16. 2026-03-07
    price $89,900 1071-char remark

    Show marketing remark (1071 chars)

    $10,000 REDUCTION - This spacious one-bedroom condo features gleaming hardwood floors for style and easy maintenance, a bedroom with wall-to-wall double closets, and an updated bathroom. The contemporary open floor plan includes a living room with large French doors that provide abundant natural light. Perfectly situated for easy commuting, the property offers quick access to major routes, including the Beltway (I-495) and Suitland Parkway, providing a convenient route to DC, Northern Virginia, and various locations in Maryland. Local amenities include a variety of restaurants, shopping centers, and Suitland parks, which offer trails for walking and hiking. It is also a short drive to National Harbor, MGM, Tangier Outlets, and Joint Base Andrews. The building features secure access, an assigned parking space, and visitor parking. Reasonable condo fees include gas and water. This unit also represents a strong investment opportunity due to a healthy local rental market. Please note that the building is not FHA approved; conventional financing or cash offers

17. 2026-01-20
    listed $99,000 Active 1071-char remark

    Show marketing remark (1071 chars)

    $10,000 REDUCTION - This spacious one-bedroom condo features gleaming hardwood floors for style and easy maintenance, a bedroom with wall-to-wall double closets, and an updated bathroom. The contemporary open floor plan includes a living room with large French doors that provide abundant natural light. Perfectly situated for easy commuting, the property offers quick access to major routes, including the Beltway (I-495) and Suitland Parkway, providing a convenient route to DC, Northern Virginia, and various locations in Maryland. Local amenities include a variety of restaurants, shopping centers, and Suitland parks, which offer trails for walking and hiking. It is also a short drive to National Harbor, MGM, Tangier Outlets, and Joint Base Andrews. The building features secure access, an assigned parking space, and visitor parking. Reasonable condo fees include gas and water. This unit also represents a strong investment opportunity due to a healthy local rental market. Please note that the building is not FHA approved; conventional financing or cash offers

18. 2023-10-07
    historical $1,300
19. 2023-08-29
    listed $1,300
20. 2015-08-19
    historical 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

21. 2015-08-14
    soldstatus $36,900 Sold 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

22. 2015-08-01
    status Contract 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

23. 2015-06-30
    price $39,900 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

24. 2015-06-15
    status Active 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

25. 2015-06-01
    status Contract 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

26. 2015-04-28
    price $42,500 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

27. 2015-03-18
    price $44,900 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

28. 2015-02-24
    price $49,900 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

29. 2015-02-14
    listed $54,900 Active 166-char remark

    Show marketing remark (166 chars)

    Really cute and updated 1 bedroom unit. Assigned parking, Unit on top level and located in secure building. Convenient to public transportation, shopping and schools.

30. 2014-09-15
    soldstatus $33,000 Sold
31. 2014-09-15
    soldstatus $33,000
32. 2014-08-11
    status Contract
33. 2014-08-11
    historical
34. 2014-08-02
    status Active
35. 2014-07-30
    status Contract
36. 2014-07-19
    status Active
37. 2014-07-15
    status Contract
38. 2014-07-08
    status Active
39. 2014-07-01
    status Contract
40. 2014-06-21
    listed $34,000 Active
41. 2014-06-20
    listed $34,000
42. 2004-06-28
    soldstatus $55,000

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 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: $16,888
• − Mortgage interest: −$4,476
• − Property taxes: −$1,371
• − Insurance: −$400
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − HOA: −$6,012
• − Depreciation: −$2,324
• Taxable loss: −$396
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $627/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 — Suitland

• Score: 69/100
• State rank: #189
• US rank: #8521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suitland, MD
• County: Prince Georges County · 919,866 people
• City population: 27,494
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 27,156
• Household income: $79,330
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 1879.0

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 (85%)
• Race & ethnicity: Black 85% White 5% Hispanic / Latino 5% Two or more races 5%
• Foreign-born: 8% · Canada, United Kingdom, Guatemala
• Languages at home: 90% English-only · Spanish 4% 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: ▼ -52.82%
• Current HPI: 284.5911
• Rent YoY: ▼ -1.24%
• 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

+45.3% since first listed

28 events — show timeline

• 2026-04-13 Price Changed $79,900 BRIGHT MLS
• 2026-03-07 Price Changed $89,900 BRIGHT MLS
• 2026-01-20 Listed $99,000 BRIGHT MLS
• 2023-10-07 Rental Removed $1,300 BRIGHTMLS
• 2023-08-29 Listed for Rent $1,300 BRIGHTMLS
• 2015-08-19 Delisted — MRIS
• 2015-08-14 Sold (MLS) $36,900 MRIS
• 2015-08-01 Pending — MRIS
• 2015-06-30 Price Changed $39,900 MRIS
• 2015-06-15 Relisted — MRIS
• 2015-06-01 Pending — MRIS
• 2015-04-28 Price Changed $42,500 MRIS
• 2015-03-18 Price Changed $44,900 MRIS
• 2015-02-24 Price Changed $49,900 MRIS
• 2015-02-14 Listed $54,900 MRIS
• 2014-09-15 Sold (MLS) $33,000 BRIGHT MLS
• 2014-09-15 Sold (MLS) $33,000 MRIS
• 2014-08-11 Pending — MRIS
• 2014-08-11 Listing Removed — BRIGHT MLS
• 2014-08-02 Relisted — MRIS
• 2014-07-30 Pending — MRIS
• 2014-07-19 Relisted — MRIS
• 2014-07-15 Pending — MRIS
• 2014-07-08 Relisted — MRIS
• 2014-07-01 Pending — MRIS
• 2014-06-21 Listed $34,000 MRIS
• 2014-06-20 Listed $34,000 BRIGHT MLS
• 2004-06-28 Sold (Public Records) $55,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,371 · +7.4% YoY. Source: county tax records.