2506 Markham #1 · Landover, MD 20785

$175,000

2 bd · 2.0 ba · 1,020 sqft · Condo public records · 184 Days on market

Built 1963 $172/sqft · at area comps Est $168k · at est. $413/mo HOA · 20% of rent ↓ 14% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• 1% rule +6.5/10.0
• ARV discount +5.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unit is now Fannie Mae approved! The association is financially strong and offers some of the LOWEST condo dues in Prince George’s County, Bright 2BR/2BA condo with low condo fees, generous spaces, and financing approved. Enjoy 1,000 sq. ft. of thoughtfully updated living in one of the quietest corners of the community. The spacious unit features central A/C, gas appliances, and an in-unit washer and dryer. Primary suite includes a private bath with walk-in shower. French doors open to a private balcony — ideal for morning coffee or unwinding after work. Conveniently located near I-495 and Route 50, with easy access to shopping, dining, parks, and major commuter routes. Seller is including a 3-year home warranty and may assist with closing costs! Please be aware that offers will only be considered by owner-occupant buyers.

Key facts

• Private balcony
• In unit washer dryer
• Hardwood floors

Tags

• HARDWOOD FLOORS
• IN UNIT WASHER DRYER
• WALK IN SHOWER
• PRIVATE BALCONY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $53 ($637/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.0% in Landover — 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 (#194 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; 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.
• Zoned schools: Dodge Park Elementary (math 4% / reading 18%, grade F, #581 of 860 statewide, top 68%, 522 students, 92% FRL); G. James Gholson Middle (math 2% / reading 12%, grade F, #219 of 225 statewide, top 98%, 867 students, 91% FRL); Duval High (math 25% / reading 48%, grade F, #142 of 222 statewide, top 64%, 2,503 students, 74% FRL) — zoned schools average 86% FRL vs 53% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 137 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $5k 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 184 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $74k; list at $175k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1963 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.15% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 7.2

CMA / ARV

• ARV (median comp): $167,500
• List price: $175,000
• Delta: 4.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.3% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-22,066
• Equity at exit: $26,093

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,635
• Equity at exit: $15,131

Cash invested: $49,000 (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 20785

• Home prices YoY: -30.4%
• Rents YoY: 4.3%
• Active inventory: 137
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,019 high
• Mortgage (P&I): −$918
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$73
• HOA: −$413
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $53

Break-even live

Break-even rent $1,952

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $152	-5% $103	+0% $53	+5% $4	+10% $-46
Rent	-10% $-106	-5% $-27	+0% $53	+5% $133	+10% $213
Rate	-1.0pp $141	-0.5pp $98	base $53	+0.5pp $8	+1.0pp $-38

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Markham Ln #5 Hyattsville, MD	2.0	2.0	1028	$2,000	$1.95	26d	1	0.02mi
2712 Red Oak Ln Glenarden, MD	3.0	2.0	1200	$2,400	$2.00	20d	1	0.38mi
1951 Dutch Village Dr Unit I-255 Hyattsville, MD	2.0	1.0	818	$1,750	$2.14	18d	1	0.41mi
1900 Dutch Village Dr Hyattsville, MD	2.0	1.0	812	$1,800	$2.22	7d	1	0.47mi
3119 75th Ave Hyattsville, MD	2.0	2.0	1018	$1,786	$1.75	45d	1	0.49mi
1872 Dutch Village Dr Hyattsville, MD	2.0	1.0	812	$1,850	$2.28	17d	1	0.51mi
7721 Bender Rd Hyattsville, MD	3.0	1.0	884	$2,500	$2.83	1d	1	0.55mi
7711 Burnside Rd Hyattsville, MD	3.0	1.5	1320	$2,200	$1.67	20d	1	0.56mi
3131 82nd Ave Hyattsville, MD	3.0	1.0	962	$1,450	$1.51	45d	1	0.56mi
7607 Burnside Rd Hyattsville, MD	3.0	1.5	1280	$2,200	$1.72	45d	1	0.57mi
7714 Greymont St Hyattsville, MD	3.0	1.5	1320	$2,200	$1.67	19d	1	0.58mi
1805 Dutch Village Dr Unit K339 Hyattsville, MD	2.0	1.0	818	$1,650	$2.02	20d	1	0.61mi
2014 E Marlboro Ave Hyattsville, MD	1.0–3.0	1.0–2.0	987	$1,626	$1.65	1d	3	0.62mi
1769 Village Green Dr Unit Y82 Hyattsville, MD	2.0	1.0	812	$1,700	$2.09	26d	1	0.66mi
1846 Cedarwood Ct Hyattsville, MD	3.0	2.5	1120	$2,150	$1.92	45d	1	0.73mi
1741 Countrywood Ct Hyattsville, MD	3.0	2.0	1312	$2,295	$1.75	26d	1	0.85mi
1746 Countrywood Ct Hyattsville, MD	3.0	2.5	1296	$2,450	$1.89	13d	1	0.87mi
8441 Marvin Wilson Way Lanham, MD	1.0	1.0	740	$1,550	$2.09	45d	1	0.98mi
3906 70th Ave Hyattsville, MD	2.0	1.0	936	$2,200	$2.35	45d	1	1.18mi
4004 74th Pl Hyattsville, MD	3.0	2.0	1170	$2,400	$2.05	17d	1	1.24mi
4002 74th Ave Hyattsville, MD	3.0	2.0	1209	$2,300	$1.90	26d	1	1.25mi
6604 Oak St Unit 1545849P Cheverly, MD	2.0	1.0	990	$3,139	$3.17	17d	1	1.28mi
1509 4th St Glenarden, MD	2.0	1.0	768	$2,050	$2.67	20d	1	1.29mi
1127 Ivy Club Ln Hyattsville, MD	1.0–2.0	1.0–2.0	758	$1,796	$2.37	0d	6	1.29mi
6501 Landover Rd Cheverly, MD	1.0–3.0	1.0–1.5	911	$1,807	$1.98	1d	13	1.40mi
916 Portia Ct Hyattsville, MD	3.0	2.5	1029	$2,800	$2.72	45d	1	1.41mi
3950 Garden City Dr Hyattsville, MD	1.0–2.0	1.0–2.0	819	$2,716	$3.32	45d	13	1.49mi

HOA detail condo

• Monthly dues: $413 · $4,956/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-21
   days on market $175,000 Active 184 DOM
2. 2026-06-18
   days on market $175,000 Active 181 DOM
3. 2026-06-17
   days on market $175,000 Active 180 DOM
4. 2026-06-16
   days on market $175,000 Active 179 DOM
5. 2026-06-15
   days on market $175,000 Active 178 DOM
6. 2026-06-13
   days on market $175,000 Active 176 DOM
7. 2026-06-10
   days on market $175,000 Active 172 DOM
8. 2026-06-08
   days on market $175,000 Active 171 DOM
9. 2026-06-07
   days on market $175,000 Active 170 DOM
10. 2026-06-04
    days on market $175,000 Active 167 DOM
11. 2026-06-03
    days on market $175,000 Active 166 DOM
12. 2026-06-02
    days on market $175,000 Active 165 DOM
13. 2026-06-01
    days on market $175,000 Active 164 DOM
14. 2026-05-31
    days on market $175,000 Active 163 DOM
15. 2025-12-19
    listed $175,000 Active 851-char remark

    Show marketing remark (851 chars)

    This unit is now Fannie Mae approved! The association is financially strong and offers some of the LOWEST condo dues in Prince George’s County, Bright 2BR/2BA condo with low condo fees, generous spaces, and financing approved. Enjoy 1,000 sq. ft. of thoughtfully updated living in one of the quietest corners of the community. The spacious unit features central A/C, gas appliances, and an in-unit washer and dryer. Primary suite includes a private bath with walk-in shower. French doors open to a private balcony — ideal for morning coffee or unwinding after work. Conveniently located near I-495 and Route 50, with easy access to shopping, dining, parks, and major commuter routes. Seller is including a 3-year home warranty and may assist with closing costs! Please be aware that offers will only be considered by owner-occupant buyers.

16. 2025-03-28
    historical
17. 2025-02-27
    listed $180,000 Active
18. 2019-07-17
    historical
19. 2019-07-16
    status Active
20. 2019-07-16
    historical
21. 2019-07-12
    listed $119,450 Active
22. 2018-04-09
    soldstatus $73,600
23. 2018-04-02
    soldstatus $73,600 Sold
24. 2018-04-02
    soldstatus $73,600 Closed
25. 2018-01-30
    status Contract
26. 2018-01-30
    historical
27. 2018-01-15
    listed $75,000 Active
28. 2018-01-15
    listed $75,000
29. 2011-03-23
    historical
30. 2011-03-20
    soldstatus $27,000 Sold
31. 2011-03-20
    soldstatus $27,000
32. 2011-02-22
    status Contract
33. 2011-02-21
    historical
34. 2011-02-08
    price $27,900
35. 2011-02-02
    status Active
36. 2011-01-15
    status Contract
37. 2011-01-03
    status Active
38. 2011-01-02
    historical Expired
39. 2010-11-26
    price $37,900
40. 2010-11-08
    price $44,900
41. 2010-10-08
    listed $50,500 Active
42. 2010-10-08
    listed $27,900
43. 2006-11-30
    soldstatus $203,000
44. 2006-10-02
    historical
45. 2006-07-07
    listed
46. 2006-05-01
    historical
47. 2006-04-01
    listed $203,000

ⓘ 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: $1,660 · $138/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$124/yr (+$10/mo · 7.5%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,228
• − Mortgage interest: −$9,803
• − Property taxes: −$1,660
• − Insurance: −$875
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − HOA: −$4,956
• − Depreciation: −$5,091
• Taxable loss: −$2,032
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $1,125/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 — Landover

• Score: 69/100
• State rank: #194
• US rank: #8942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Landover, MD
• County: Prince Georges County · 919,866 people
• City population: 40,946
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 40,066
• Household income: $85,994
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1927.0

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 (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 16% White 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Dominican 1%
• Common ancestry: Hispanic 2% Swiss 0%
• Foreign-born: 21% · Canada, United Kingdom, China
• Languages at home: 74% English-only · Spanish 13% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -137.48%
• Current HPI: 314.7413
• Rent YoY: ▲ 4.30%
• 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

-13.8% since first listed

33 events — show timeline

• 2025-12-19 Listed $175,000 BRIGHT MLS
• 2025-03-28 Listing Removed — BRIGHT MLS
• 2025-02-27 Listed $180,000 BRIGHT MLS
• 2019-07-17 Listing Removed — BRIGHT MLS
• 2019-07-16 Relisted — BRIGHT MLS
• 2019-07-16 Listing Removed — BRIGHT MLS
• 2019-07-12 Listed $119,450 BRIGHT MLS
• 2018-04-09 Sold (Public Records) $73,600 Public Records
• 2018-04-02 Sold (MLS) $73,600 BRIGHT MLS
• 2018-04-02 Sold (MLS) $73,600 MRIS
• 2018-01-30 Pending — MRIS
• 2018-01-30 Listing Removed — BRIGHT MLS
• 2018-01-15 Listed $75,000 BRIGHT MLS
• 2018-01-15 Listed $75,000 MRIS
• 2011-03-23 Delisted — MRIS
• 2011-03-20 Sold (MLS) $27,000 BRIGHT MLS
• 2011-03-20 Sold (MLS) $27,000 MRIS
• 2011-02-22 Pending — MRIS
• 2011-02-21 Listing Removed — BRIGHT MLS
• 2011-02-08 Price Changed $27,900 MRIS
• 2011-02-02 Relisted — MRIS
• 2011-01-15 Pending — MRIS
• 2011-01-03 Relisted — MRIS
• 2011-01-02 Delisted — MRIS
• 2010-11-26 Price Changed $37,900 MRIS
• 2010-11-08 Price Changed $44,900 MRIS
• 2010-10-08 Listed $50,500 MRIS
• 2010-10-08 Listed $27,900 BRIGHT MLS
• 2006-11-30 Sold (MLS) $203,000 MRIS
• 2006-10-02 Delisted — MRIS
• 2006-07-07 Listed — MRIS
• 2006-05-01 Delisted — MRIS
• 2006-04-01 Listed $203,000 MRIS

Property tax history

-1.4%/yr

Latest (2025): $1,660 · +21.6% YoY. Source: county tax records.