7208 Donnell Pl Unit B · Forestville, MD 20747

$95,000

2 bd · 1.0 ba · 884 sqft · Condo · 93 Days on market

Built 1964 $107/sqft · 24% below area Est $125k · 24% under $625/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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.7/10.0
• 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

Investor opportunity! This 2 bedroom, 1 bathroom condominium offers immediate rental income with a tenant already in place and a lease secured through September 2026. Currently generating $1,600 per month in rental income, this property presents a turnkey addition to any investment portfolio. The unit features a functional layout with comfortable living spaces and low-maintenance condo living, making it an appealing long-term rental option. The condo has an established tenant and consistent income already in place, investors can benefit from day one cash flow without the need to secure a new occupant. Conveniently located near shopping, dining, and commuter routes, this property combines accessibility with investment potential.

Key facts

• Accessible location
• Functional layout
• Turnkey addition

Tags

• TURNKEY ADDITION
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• LOW-MAINTENANCE CONDO LIVING
• ACCESSIBLE LOCATION

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$124,988) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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); 116 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $657 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $95k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 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?
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: 1.82% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 4.6

CMA / ARV

• ARV (median comp): $124,988
• List price: $95,000
• Delta: -23.99%
• 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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-11,239
• Equity at exit: $14,165

10-year hold

• IRR: -4.9%
• Equity multiple: 0.70×
• Total profit: $-8,012
• Equity at exit: $8,214

Cash invested: $26,600 (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: 116
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$625
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $86

Break-even live

Break-even rent $1,622

Max offer price $95,000

Occupancy floor 90%

Sensitivity live

Price	-10% $152	-5% $119	+0% $86	+5% $53	+10% $20
Rent	-10% $-51	-5% $18	+0% $86	+5% $154	+10% $223
Rate	-1.0pp $134	-0.5pp $110	base $86	+0.5pp $61	+1.0pp $36

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7208 Donnell Pl Unit C1 District Heights, MD	2.0	1.0	800	$1,649	$2.06	44d	1	0.02mi
7206 Donnell Pl Unit D8 District Heights, MD	2.0	1.0	884	$1,800	$2.04	44d	1	0.03mi
7320 Donnell Pl Unit B Forestville, MD	2.0	1.0	886	$2,123	$2.40	0d	1	0.04mi
7244 Donnell Pl Unit D2 District Heights, MD	3.0	1.5	1108	$1,900	$1.71	44d	1	0.08mi
7135 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	659	$1,450	$2.20	44d	1	0.09mi
7135 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	659	$1,300	$1.97	4d	1	0.09mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	18d	1	0.10mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	25d	1	0.10mi
7116 Donnell Pl Unit C Forestville, MD	2.0	1.0	886	$1,650	$1.86	44d	1	0.11mi
7157 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	700	$1,500	$2.14	44d	1	0.13mi
7169 Cross St Unit T1 District Heights, MD	2.0	2.0	906	$1,850	$2.04	19d	1	0.23mi
3253 Walters Ln District Heights, MD	1.0–3.0	1.0–1.5	941	$1,705	$1.81	0d	16	0.56mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$1,712	$1.69	44d	27	0.66mi
2908 Walters Ln Unit 1 District Heights, MD	2.0	1.0	1100	$1,400	$1.27	25d	1	0.69mi
2707 Judith Ave District Heights, MD	2.0	1.0	816	$2,500	$3.06	44d	1	0.77mi
6310 Hil Mar Dr Unit 9-11 District Heights, MD	2.0	1.0	913	$1,750	$1.92	19d	1	0.80mi
6525 Kenova St District Heights, MD	2.0	1.0	1075	$1,500	$1.40	44d	1	0.83mi
4400 Rena Rd Suitland, MD	1.0–3.0	1.0–1.5	995	$1,832	$1.84	4d	9	0.84mi
6305 Hil-Mar Dr District Heights, MD	2.0	1.0	921	$1,825	$1.98	44d	1	0.85mi
2610 Lakehurst Ave District Heights, MD	3.0	1.0	1096	$2,150	$1.96	44d	1	0.89mi
6311 Pennsylvania Ave District Heights, MD	1.0–2.0	1.0	791	$1,672	$2.11	0d	9	0.99mi
3516 Community Dr District Heights, MD	3.0	2.0	1096	$1,500	$1.37	6d	1	0.99mi
6024 Surrey Square Ln District Heights, MD	1.0–3.0	1.0–2.0	1059	$1,796	$1.70	0d	23	1.09mi
5635 Regency Park Ct Hillcrest Heights, MD	1.0–3.0	1.0–2.0	1029	$1,646	$1.60	0d	26	1.46mi
3321 Chester Grove Rd Upper Marlboro, MD	2.0	1.0	780	$2,100	$2.69	19d	1	1.50mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $95,000 Active 93 DOM
2. 2026-06-18
   days on market $95,000 Active 90 DOM
3. 2026-06-17
   days on market $95,000 Active 89 DOM
4. 2026-06-16
   days on market $95,000 Active 88 DOM
5. 2026-06-15
   days on market $95,000 Active 87 DOM
6. 2026-06-13
   days on market $95,000 Active 85 DOM
7. 2026-06-10
   days on market $95,000 Active 81 DOM
8. 2026-06-08
   days on market $95,000 Active 80 DOM
9. 2026-06-07
   days on market $95,000 Active 79 DOM
10. 2026-06-04
    days on market $95,000 Active 76 DOM
11. 2026-06-03
    days on market $95,000 Active 75 DOM
12. 2026-06-02
    days on market $95,000 Active 74 DOM
13. 2026-06-01
    days on market $95,000 Active 73 DOM
14. 2026-05-31
    days on market $95,000 Active 72 DOM
15. 2026-05-14
    price $95,000 737-char remark

    Show marketing remark (737 chars)

    Investor opportunity! This 2 bedroom, 1 bathroom condominium offers immediate rental income with a tenant already in place and a lease secured through September 2026. Currently generating $1,600 per month in rental income, this property presents a turnkey addition to any investment portfolio. The unit features a functional layout with comfortable living spaces and low-maintenance condo living, making it an appealing long-term rental option. The condo has an established tenant and consistent income already in place, investors can benefit from day one cash flow without the need to secure a new occupant. Conveniently located near shopping, dining, and commuter routes, this property combines accessibility with investment potential.

16. 2026-04-28
    price $100,000 737-char remark

    Show marketing remark (737 chars)

    Investor opportunity! This 2 bedroom, 1 bathroom condominium offers immediate rental income with a tenant already in place and a lease secured through September 2026. Currently generating $1,600 per month in rental income, this property presents a turnkey addition to any investment portfolio. The unit features a functional layout with comfortable living spaces and low-maintenance condo living, making it an appealing long-term rental option. The condo has an established tenant and consistent income already in place, investors can benefit from day one cash flow without the need to secure a new occupant. Conveniently located near shopping, dining, and commuter routes, this property combines accessibility with investment potential.

17. 2026-03-20
    listed $105,000 Active 737-char remark

    Show marketing remark (737 chars)

    Investor opportunity! This 2 bedroom, 1 bathroom condominium offers immediate rental income with a tenant already in place and a lease secured through September 2026. Currently generating $1,600 per month in rental income, this property presents a turnkey addition to any investment portfolio. The unit features a functional layout with comfortable living spaces and low-maintenance condo living, making it an appealing long-term rental option. The condo has an established tenant and consistent income already in place, investors can benefit from day one cash flow without the need to secure a new occupant. Conveniently located near shopping, dining, and commuter routes, this property combines accessibility with investment potential.

18. 2025-06-28
    historical
19. 2025-06-17
    historical
20. 2013-10-29
    historical
21. 2013-10-29
    soldstatus $35,000 Sold
22. 2013-10-29
    soldstatus $35,000
23. 2013-07-26
    status Contingent (No Kick Out)
24. 2013-07-26
    historical
25. 2013-07-25
    status Active
26. 2013-05-11
    status Contingent (No Kick Out)
27. 2013-04-30
    listed $40,000 Active
28. 2013-04-30
    listed $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $20,771
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$7,500
• − Depreciation: −$2,764
• Taxable loss: −$38
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $1,040/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

+137.5% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $95,000 BRIGHT MLS
• 2026-04-28 Price Changed $100,000 BRIGHT MLS
• 2026-03-20 Listed $105,000 BRIGHT MLS
• 2025-06-28 Listing Removed — BRIGHT MLS
• 2025-06-17 Coming Soon — BRIGHT MLS
• 2013-10-29 Delisted — MRIS
• 2013-10-29 Sold (MLS) $35,000 BRIGHT MLS
• 2013-10-29 Sold (MLS) $35,000 MRIS
• 2013-07-26 Pending — MRIS
• 2013-07-26 Listing Removed — BRIGHT MLS
• 2013-07-25 Relisted — MRIS
• 2013-05-11 Pending — MRIS
• 2013-04-30 Listed $40,000 MRIS
• 2013-04-30 Listed $40,000 BRIGHT MLS