2563 Colebrooke Dr · Hillcrest Heights, MD 20748

$89,000

2 bd · 1.0 ba · 768 sqft · Townhouse public records · 28 Days on market

Built 1950 Est $128k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1950
• Listed 27 days

Property features AI

Finance

• HOA & community: Condo/Coop fee frequency unknown

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating fuel
• Home design: Iverson Village Condo
• Construction: Brick construction; Slab foundation; Above-grade and below-grade structures
• Exterior features: Condominium ownership; End of row/townhouse structure; Tidal water not present

Interior

• Bedrooms: 2 bedrooms on the first upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $89k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 4.5% in Hillcrest Heights — 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 77/100 on livability (#79 in MD, #2,942 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: health & safety C-, crime F, 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 (-2.9%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $615 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $89k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
5. 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.
6. 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.
7. 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: 1.88% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.22%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $128,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2551 Colebrooke Dr	0.02mi	2/1.0	768 (0%)	2mo	$140,000	$182	98
3902 25th Ave	0.05mi	2/1.0	768 (0%)	1mo	$130,000	$169	97
2540 Iverson St	0.07mi	2/1.0	768 (0%)	0mo	$85,000	$111	96
3879 26th Ave	0.09mi	2/1.0	768 (0%)	1mo	$128,000	$167	94
3802 26th Ave #16	0.07mi	2/1.0	762 (-1%)	3mo	$95,000	$125	93
2588 Iverson St	0.10mi	2/1.0	768 (0%)	8mo	$145,000	$189	89
4003 25th Ave	0.13mi	2/1.0	792 (+3%)	1mo	$93,000	$117	88
3811 28th Ave #15	0.24mi	2/1.0	768 (0%)	1mo	$155,000	$202	88
3855 28th Ave #37	0.25mi	2/1.0	768 (0%)	3mo	$128,000	$167	86
3815 28th Ave #17	0.24mi	2/1.0	768 (0%)	8mo	$141,000	$184	82
3840 26th Ave	0.10mi	2/1.0	710 (-8%)	6mo	$97,500	$137	78
2627 Colebrooke Dr #31	0.11mi	2/1.0	716 (-7%)	7mo	$86,000	$120	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.2%
• Equity multiple: 2.04×
• Total profit: $25,953
• Equity at exit: $13,270

10-year hold

• IRR: 32.0%
• Equity multiple: 3.49×
• Total profit: $62,016
• Equity at exit: $7,695

Cash invested: $24,920 (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 20748

• Rents YoY: -2.9%
• Active inventory: 140
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$467
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $711

Break-even live

Break-even rent $774

Max offer price $89,000

Occupancy floor 53%

Sensitivity live

Price	-10% $761	-5% $736	+0% $711	+5% $685	+10% $660
Rent	-10% $578	-5% $644	+0% $711	+5% $777	+10% $843
Rate	-1.0pp $755	-0.5pp $733	base $711	+0.5pp $687	+1.0pp $664

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3841 26th Ave Temple Hills, MD	2.0	1.0	768	$1,725	$2.25	0d	1	0.03mi
2528 Iverson St Temple Hills, MD	2.0	1.0	768	$1,675	$2.18	12d	1	0.03mi
3861 26th Ave Temple Hills, MD	2.0	1.0	768	$1,700	$2.21	6d	1	0.05mi
3861 26th Ave Temple Hills, MD	2.0	1.0	768	$1,700	$2.21	25d	1	0.05mi
3909 25th Ave Hillcrest Heights, MD	2.0	1.0	768	$1,500	$1.95	5d	1	0.07mi
3903 25th Ave Hillcrest Heights, MD	2.0	1.0	768	$1,500	$1.95	5d	1	0.08mi
3846 26th Ave Temple Hills, MD	2.0	1.5	710	$1,875	$2.64	45d	1	0.09mi
3840 26th Ave Temple Hills, MD	2.0	1.0	710	$1,700	$2.39	18d	1	0.09mi
4003 25th Ave Temple Hills, MD	2.0	1.0	792	$1,795	$2.27	14d	1	0.10mi
3827 28th Ave #23 Temple Hills, MD	2.0	1.0	768	$1,695	$2.21	4d	1	0.20mi
2772 Iverson St #81 Temple Hills, MD	2.0	1.0	768	$1,650	$2.15	0d	1	0.20mi
3840 28th Ave Hillcrest Heights, MD	2.0	1.0	768	$1,745	$2.27	0d	1	0.27mi
2816 Keating St #164 Temple Hills, MD	2.0	1.0	768	$1,500	$1.95	25d	1	0.27mi
4129 Atmore Pl Temple Hills, MD	1.0	1.0	610	$1,500	$2.46	45d	1	0.32mi
2900 Saint Clair Dr Temple Hills, MD	1.0–2.0	1.0	765	$1,425	$1.86	20d	1	0.41mi
4301 23rd Pkwy Temple Hills, MD	3.0	1.0–2.0	850	$1,741	$2.05	0d	16	0.50mi
4221 28th Ave Marlow Heights, MD	1.0–2.0	1.0	698	$1,300	$1.86	45d	1	0.59mi
4513 23rd Pkwy Temple Hills, MD	1.0–2.0	1.0	908	$1,880	$2.07	0d	11	0.60mi
4431 23rd Pkwy Temple Hills, MD	1.0–2.0	1.0	775	$1,600	$2.06	0d	11	0.61mi
3843 St Barnabas Rd Apt 104 Suitland, MD	2.0	2.0	998	$1,750	$1.75	6d	1	0.62mi
2309 Olson St #203 Temple Hills, MD	1.0	1.0	948	$1,695	$1.79	6d	1	0.62mi
3827 Saint Barnabas Rd Unit T103 Suitland, MD	2.0	1.0	979	$1,800	$1.84	16d	1	0.66mi
4503 Raleigh Rd Temple Hills, MD	3.0	1.0	1040	$1,895	$1.82	45d	1	0.67mi
3807 St Barnabas Rd #104 Suitland, MD	2.0	1.0	1000	$1,999	$2.00	45d	1	0.72mi
3851 St Barnabas Rd Apt 201 Suitland, MD	2.0	1.0	1000	$2,295	$2.29	6d	1	0.73mi
3825 Saint Barnabas Rd Unit T-202 Suitland, MD	2.0	1.0	1034	$1,800	$1.74	45d	1	0.73mi
3827 St Barnabas Rd Unit T Suitland, MD	2.0	1.0	992	$1,600	$1.61	4d	1	0.73mi
4637 Dallas Pl Temple Hills, MD	1.0–2.0	1.0	838	$1,519	$1.81	0d	26	0.76mi
3416 Curtis Dr Suitland, MD	1.0–3.0	1.0–1.5	779	$1,603	$2.06	0d	25	0.77mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$2,303	$2.71	0d	13	0.79mi
3613 Silver Park Dr Suitland, MD	1.0–3.0	1.0–2.0	1087	$1,895	$1.74	4d	10	0.89mi
2603 Southern Ave SE Hillcrest Heights, MD	1.0–2.0	1.0	646	$1,375	$2.13	2d	7	1.00mi
3501 Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	800	$1,678	$2.10	0d	16	1.00mi
3506 Silver Park Dr Suitland, MD	1.0–2.0	1.0	949	$1,944	$2.05	0d	9	1.02mi
3009 Southern Ave SE Temple Hills, MD	3.0	1.0	909	$1,650	$1.82	45d	1	1.06mi
3158 Buena Vista Ter SE Unit 1 Washington, DC	3.0	1.0	800	$2,900	$3.62	25d	1	1.10mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$2,043	$2.66	0d	40	1.15mi
3130 Buena Vista Ter SE Unit 6 Washington, DC	3.0	1.0	855	$1,980	$2.32	18d	1	1.15mi
3111 Naylor Rd SE #301 Washington, DC	1.0	1.0	800	$1,350	$1.69	25d	1	1.15mi
3109 Naylor Rd SE Washington, DC	2.0	1.0	655	$1,904	$2.91	8d	1	1.17mi

Listing history 17 events

1. 2026-06-21
   days on market $89,000 Coming Soon 28 DOM
2. 2026-06-18
   days on market $89,000 Coming Soon 25 DOM
3. 2026-06-17
   days on market $89,000 Coming Soon 24 DOM
4. 2026-06-16
   days on market $89,000 Coming Soon 23 DOM
5. 2026-06-15
   days on market $89,000 Coming Soon 22 DOM
6. 2026-06-13
   days on market $89,000 Coming Soon 20 DOM
7. 2026-06-10
   days on market $89,000 Coming Soon 16 DOM
8. 2026-06-08
   days on market $89,000 Coming Soon 15 DOM
9. 2026-06-07
   days on market $89,000 Coming Soon 14 DOM
10. 2026-06-04
    days on market $89,000 Coming Soon 11 DOM
11. 2026-06-03
    days on market $89,000 Coming Soon 10 DOM
12. 2026-06-02
    days on market $89,000 Coming Soon 9 DOM
13. 2026-06-01
    days on market $89,000 Coming Soon 8 DOM
14. 2026-05-31
    days on market $89,000 Coming Soon 7 DOM
15. 2026-05-24
    historical $89,000
16. 1985-01-22
    soldstatus $35,000
17. 1979-05-02
    soldstatus $31,950

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,290 · $108/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 4/10 Moderate 19% 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: $20,080
• − Mortgage interest: −$4,985
• − Property taxes: −$1,290
• − Insurance: −$445
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$2,589
• Taxable income: $7,557
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $6,713/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 — Hillcrest Heights

• Score: 77/100
• State rank: #79
• US rank: #2942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillcrest Heights, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 40,338
• Household income: $83,162
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1929.0

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 (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 11% White 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Spanish 10% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -215.06%
• Current HPI: 307.2658
• Rent YoY: ▼ -2.87%
• 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

+178.6% since first listed

3 events — show timeline

• 2026-05-24 Coming Soon $89,000 BRIGHT MLS
• 1985-01-22 Sold (Public Records) $35,000 Public Records
• 1979-05-02 Sold (Public Records) $31,950 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,290 · +5.8% YoY. Source: county tax records.