7111 Forbes Blvd · Seabrook, MD 20706

$269,000

3 bd · 2.5 ba · 2,068 sqft · Townhouse public records · 3 Days on market

Built 1981 3,072 sqft lot Est $453k · 41% under $63/mo HOA · 2% of rent

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.4/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the possibilities in this spacious 3-bedroom, 2.5-bath end-unit townhome offering a fantastic opportunity to create a home tailored to your style. With three finished levels and a one-car garage, this property provides a versatile floor plan and plenty of living space. The entry level features a recreation room with direct access to the backyard, offering the perfect setting to create your own outdoor retreat with the addition of a deck or patio. Upstairs, the main living level boasts a spacious living and dining area highlighted by a cozy fireplace, along with a generous kitchen featuring a large pantry and convenient laundry hookup. A half bath on this level adds everyday conveni

Key facts

• $63 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: HOA fee of $63 per month; HOA covers common area maintenance

Exterior

• Parking: Attached front-entry garage (1 space); Driveway parking
• Utilities: Public water; Public sewer; Electric service
• Home design: End of row townhouse; Fee simple ownership; Major rehabilitation needed
• Construction: Frame construction; Asphalt shingle roof; Slab foundation; Originally listed as above grade and below grade structures
• Exterior features: Community pool

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (upper level); One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Attic; Tub with shower; Ceiling fans; Combination dining and living area; Skylights; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $269k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Cap rate 8.0% 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.
• Market conditions: Rents soft (-1.9%/yr); 124 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 35% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $167k; list at $269k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $269,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $452,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6907 Forbes Blvd	0.15mi	3/2.5	2,010 (-3%)	1mo	$385,000	$192	87
7022 Storch Ln	0.13mi	3/3.5	2,024 (-2%)	4mo	$438,000	$216	82
7102 Forbes Blvd	0.04mi	3/3.5	2,010 (-3%)	12mo	$440,000	$219	79
6906 Storch Cir	0.14mi	3/2.5	1,864 (-10%)	1mo	$415,000	$223	76
7020 Storch Ln	0.13mi	3/3.5	2,024 (-2%)	12mo	$440,000	$217	76
10339 Broom Ln	0.09mi	3/2.5	1,848 (-11%)	6mo	$399,000	$216	73
10303 Broom Ln	0.05mi	4/3.5 (+1)	2,200 (+6%)	12mo	$442,000	$201	68
7204 Wood Trail Dr	0.38mi	3/2.5	1,954 (-6%)	10mo	$485,000	$248	65
7201 Wood Pond Cir	0.31mi	4/3.0 (+1)	1,911 (-8%)	10mo	$489,900	$256	57
7036 Palamar Ter	0.28mi	4/3.5 (+1)	1,812 (-12%)	4mo	$403,000	$222	54
10022 Aerospace Rd	0.49mi	3/2.5	1,824 (-12%)	9mo	$487,000	$267	50
10504 Jim Lovell Ln	0.49mi	2/2.5 (-1)	1,825 (-12%)	11mo	$399,000	$219	43

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-28,477
• Equity at exit: $40,109

10-year hold

• IRR: -6.8%
• Equity multiple: 0.63×
• Total profit: $-27,974
• Equity at exit: $23,258

Cash invested: $75,320 (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 20706

• Rents YoY: -1.9%
• Active inventory: 124
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,055 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$452 /mo · $5,424/yr
• Insurance: −$112
• HOA: −$63
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $375

Break-even live

Break-even rent $2,579

Max offer price $269,000

Occupancy floor 83%

Sensitivity live

Price	-10% $528	-5% $452	+0% $375	+5% $299	+10% $223
Rent	-10% $134	-5% $255	+0% $375	+5% $496	+10% $617
Rate	-1.0pp $511	-0.5pp $444	base $375	+0.5pp $306	+1.0pp $235

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6932 Storch Cir Lanham, MD	3.0	2.5	1848	$3,500	$1.89	45d	1	0.10mi
6907 Storch Cir Lanham, MD	2.0	2.5	1716	$2,900	$1.69	0d	1	0.12mi
7308 Wood Pond Cir Lanham, MD	3.0	2.5	2400	$3,100	$1.29	21d	1	0.32mi
10552 Neil Armstrong Way Lanham, MD	3.0	2.5	2766	$3,500	$1.27	4d	1	0.48mi
10521 Jim Lovell Ln Lanham, MD	2.0	2.5	1825	$2,950	$1.62	25d	1	0.49mi
10521 Jim Lovell Ln Lanham, MD	2.0	2.5	1825	$2,950	$1.62	11d	1	0.49mi
10517 Sally Ride Ln Lanham, MD	3.0	2.5	1823	$3,295	$1.81	25d	1	0.55mi
9971 Good Luck Rd Lanham, MD	1.0–3.0	1.0–2.0	1155	$2,401	$2.08	0d	27	0.55mi
10570 Sally Ride Ln Lanham, MD	2.0	2.5	1825	$3,150	$1.73	45d	1	0.57mi
10506 John Glenn St Lanham, MD	3.0	2.5	2739	$3,190	$1.16	25d	1	0.61mi
8688 Brae Brooke Dr Lanham, MD	3.0	2.5	1408	$2,500	$1.78	45d	1	1.39mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 3 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   days on market $269,000 Coming Soon 3 DOM
3. 2026-06-18
   listed $269,000 Coming Soon 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: $5,424 · $452/mo
• Projected year-2 tax: $5,424 · $452/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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $36,656
• − Mortgage interest: −$15,068
• − Property taxes: −$5,424
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,932
• − Management: −$2,932
• − HOA: −$756
• − Depreciation: −$7,825
• Taxable income: $372
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $4,415/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): 42,612
• Household income: $104,523
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 641.0

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 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 26% Two or more races 10% White 7% Asian 5%
• Hispanic origin (detail): Mexican 9% Dominican 2%
• Common ancestry: Hispanic 1% Swiss 1%
• Foreign-born: 37% · Canada, United Kingdom, Vietnam
• Languages at home: 60% English-only · Spanish 23% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -279.37%
• Current HPI: 284.8481
• Rent YoY: ▼ -1.85%
• 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

+68.7% since first listed

5 events — show timeline

• 2026-06-18 Coming Soon $269,000 BRIGHT MLS
• 2003-04-02 Sold (Public Records) $167,100 Public Records
• 2003-01-31 Sold (MLS) $167,100 MRIS
• 2002-12-09 Delisted — MRIS
• 2002-12-06 Listed $159,500 MRIS

Property tax history

+7.3%/yr

Latest (2025): $5,424 · +7.6% YoY. Source: county tax records.