7415 Leona St · Forestville, MD 20747

$250,000

4 bd · 3.0 ba · 2,311 sqft · Land · 131 Days on market

Built 2026 8,125 sqft lot $108/sqft · 39% below area Est $410k · 39% under

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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
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an AS IS sale. Only the foundation, footings, and in ground plumbing exists. Buyer will need to bring in their Builder to complete the construction. Beautiful home ready to be completed! PG County has approved the building plans and building permit needs to be renewed by the Buyer. Offering a seamless opportunity for an investor to step in and finish the project. Perfect chance to build your dream home or complete and flip for resale. Once finished, the home will feature 4 bedrooms and 3 full bathrooms. Situated on a spacious lot with over 8,000 square feet of yard space. Conveniently located near shopping, metro access, and restaurants.

Key facts

• Metro access
• Ground work complete
• Spacious lot

Tags

• PERMITS AVAILABLE
• GROUND WORK COMPLETE
• FOUNDATION COMPLETE
• SPACIOUS LOT
• METRO ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.1% in Forestville — 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 67/100 on livability (#215 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: health & safety C-, schools F, crime 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.
• Market conditions: Rents rising (+2.0%/yr); 114 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,967/mo this rent would consume 47% of the median local household income ($76k/yr) (locally 2132% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 28y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $200k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.19%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $410,058
• List price: $250,000
• Delta: -39.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $5,476
• Equity at exit: $37,276

10-year hold

• IRR: 10.7%
• Equity multiple: 1.80×
• Total profit: $55,766
• Equity at exit: $21,615

Cash invested: $70,000 (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 20747

• Home prices YoY: -19.0%
• Rents YoY: 2.0%
• Active inventory: 114
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,967 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $769

Break-even live

Break-even rent $1,993

Max offer price $250,000

Occupancy floor 69%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7211 Mount Forest Ter District Heights, MD	4.0	3.0	1976	$3,300	$1.67	12d	1	0.44mi
3616 Community Dr District Heights, MD	4.0	2.5	1600	$2,550	$1.59	12d	1	1.22mi
8914 Belinda Blvd Upper Marlboro, MD	3.0	2.5	1979	$3,150	$1.59	43d	1	1.45mi
2914 Lewis and Clark Ave Upper Marlboro, MD	3.0	2.5	2172	$3,495	$1.61	43d	1	1.47mi

Listing history 50 events

1. 2026-06-18
   days on market $250,000 Active 131 DOM
2. 2026-06-17
   days on market $250,000 Active 130 DOM
3. 2026-06-16
   days on market $250,000 Active 129 DOM
4. 2026-06-15
   days on market $250,000 Active 128 DOM
5. 2026-06-13
   days on market $250,000 Active 126 DOM
6. 2026-06-10
   days on market $250,000 Active 122 DOM
7. 2026-06-08
   days on market $250,000 Active 121 DOM
8. 2026-06-07
   days on market $250,000 Active 120 DOM
9. 2026-06-04
   days on market $250,000 Active 117 DOM
10. 2026-06-03
    days on market $250,000 Active 116 DOM
11. 2026-06-02
    days on market $250,000 Active 115 DOM
12. 2026-06-01
    days on market $250,000 Active 114 DOM
13. 2026-05-31
    days on market $250,000 Active 113 DOM
14. 2026-03-06
    price $250,000 653-char remark

    Show marketing remark (653 chars)

    This is an AS IS sale. Only the foundation, footings, and in ground plumbing exists. Buyer will need to bring in their Builder to complete the construction. Beautiful home ready to be completed! PG County has approved the building plans and building permit needs to be renewed by the Buyer. Offering a seamless opportunity for an investor to step in and finish the project. Perfect chance to build your dream home or complete and flip for resale. Once finished, the home will feature 4 bedrooms and 3 full bathrooms. Situated on a spacious lot with over 8,000 square feet of yard space. Conveniently located near shopping, metro access, and restaurants.

15. 2026-02-07
    listed $200,000 Active 653-char remark

    Show marketing remark (653 chars)

    This is an AS IS sale. Only the foundation, footings, and in ground plumbing exists. Buyer will need to bring in their Builder to complete the construction. Beautiful home ready to be completed! PG County has approved the building plans and building permit needs to be renewed by the Buyer. Offering a seamless opportunity for an investor to step in and finish the project. Perfect chance to build your dream home or complete and flip for resale. Once finished, the home will feature 4 bedrooms and 3 full bathrooms. Situated on a spacious lot with over 8,000 square feet of yard space. Conveniently located near shopping, metro access, and restaurants.

16. 2022-09-06
    soldstatus $200,000
17. 2022-08-04
    status Pending
18. 2022-07-31
    historical
19. 2022-06-30
    historical Active Under Contract
20. 2022-06-02
    price $215,000
21. 2022-05-24
    price $485,000
22. 2022-05-04
    status Active
23. 2022-04-15
    historical
24. 2022-03-18
    status Active
25. 2022-03-15
    soldstatus $80,000
26. 2022-03-07
    historical
27. 2022-03-07
    price $227,500
28. 2022-03-02
    listed $220,000 Active
29. 2022-02-04
    status Pending
30. 2022-01-31
    soldstatus $80,000 Closed
31. 2022-01-31
    historical
32. 2021-11-24
    status Active
33. 2021-11-08
    status Pending
34. 2021-10-31
    historical
35. 2021-07-26
    listed $85,000 Active
36. 2019-08-21
    soldstatus $30,000 Closed
37. 2019-06-28
    price $35,555
38. 2019-06-24
    listed $59,555 Active
39. 2017-01-30
    soldstatus $25,000
40. 2017-01-30
    soldstatus $25,000 Sold
41. 2017-01-11
    status Contract
42. 2016-12-14
    price $29,900
43. 2016-12-11
    status Active
44. 2016-10-07
    status Contract
45. 2016-09-07
    price $36,100
46. 2016-08-06
    listed $37,900 Active
47. 2008-04-01
    historical
48. 2008-03-17
    price
49. 2008-03-05
    price
50. 2008-02-26
    price

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $2,318 · $193/mo
• Expected delta: +$407/yr (+$34/mo · 21.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $35,599
• − Mortgage interest: −$14,004
• − Property taxes: −$1,910
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,848
• − Management: −$2,848
• − Depreciation: −$7,273
• Taxable income: $5,466
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $7,919/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 — Forestville

• Score: 67/100
• State rank: #215
• US rank: #10596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forestville, MD
• County: Prince Georges County · 919,866 people
• City population: 37,924
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 38,301
• Household income: $76,298
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 2132.0

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 (86%)
• Race & ethnicity: Black 86% Hispanic / Latino 7% Two or more races 5% White 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 6% 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: ▼ -67.90%
• Current HPI: 289.095
• Rent YoY: ▲ 2.00%
• 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

+204.9% since first listed

44 events — show timeline

• 2026-03-06 Price Changed $250,000 BRIGHT MLS
• 2026-02-07 Listed $200,000 BRIGHT MLS
• 2022-09-06 Sold (Public Records) $200,000 Public Records
• 2022-08-04 Pending — BRIGHT MLS
• 2022-07-31 Listing Removed — BRIGHT MLS
• 2022-06-30 Contingent — BRIGHT MLS
• 2022-06-02 Price Changed $215,000 BRIGHT MLS
• 2022-05-24 Price Changed $485,000 BRIGHT MLS
• 2022-05-04 Relisted — BRIGHT MLS
• 2022-04-15 Listing Removed — BRIGHT MLS
• 2022-03-18 Relisted — BRIGHT MLS
• 2022-03-15 Sold (Public Records) $80,000 Public Records
• 2022-03-07 Price Changed $227,500 BRIGHT MLS
• 2022-03-07 Listing Removed — BRIGHT MLS
• 2022-03-02 Listed $220,000 BRIGHT MLS
• 2022-02-04 Pending — BRIGHT MLS
• 2022-01-31 Listing Removed — BRIGHT MLS
• 2022-01-31 Sold (MLS) $80,000 BRIGHT MLS
• 2021-11-24 Relisted — BRIGHT MLS
• 2021-11-08 Pending — BRIGHT MLS
• 2021-10-31 Listing Removed — BRIGHT MLS
• 2021-07-26 Listed $85,000 BRIGHT MLS
• 2019-08-21 Sold (MLS) $30,000 BRIGHT MLS
• 2019-06-28 Price Changed $35,555 BRIGHT MLS
• 2019-06-24 Listed $59,555 BRIGHT MLS
• 2017-01-30 Sold (MLS) $25,000 MRIS
• 2017-01-30 Sold (MLS) $25,000 BRIGHT MLS
• 2017-01-11 Pending — MRIS
• 2016-12-14 Price Changed $29,900 MRIS
• 2016-12-11 Relisted — MRIS
• 2016-10-07 Pending — MRIS
• 2016-09-07 Price Changed $36,100 MRIS
• 2016-08-06 Listed $37,900 MRIS
• 2008-04-01 Delisted — MRIS
• 2008-03-17 Price Changed — MRIS
• 2008-03-05 Price Changed — MRIS
• 2008-02-26 Price Changed — MRIS
• 2008-01-31 Price Changed — MRIS
• 2008-01-29 Price Changed — MRIS
• 2008-01-13 Listed — MRIS
• 1998-07-29 Sold (MLS) $84,500 MRIS
• 1998-05-22 Delisted — MRIS
• 1998-04-27 Listed $86,900 MRIS
• 1989-03-03 Sold (Public Records) $82,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,910 · +8.5% YoY. Source: county tax records.