3906 Stonegate Dr Unit A · Suitland, MD 20746

$129,900

2 bd · 1.0 ba · 870 sqft · Condo public records · 55 Days on market

Built 1961 $149/sqft · at area comps Est $127k · at est. $402/mo HOA · 22% 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 +20.6/30.0
• 1% rule +8.9/10.0
• DSCR +6.6/10.0
• ARV discount +6.4/15.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to a charming and versatile property that’s perfect as a first home or a smart investment with steady income potential. This inviting two-bedroom, one-bath unit welcomes you with fresh paint throughout and a bright, airy feel, where natural light pours in and highlights the thoughtfully designed living spaces. The stylish kitchen serves as the heart of the home, offering both function and appeal for everyday living or entertaining. Each bedroom is comfortably sized, providing flexibility for living, working, or hosting guests. Ideally situated with quick access to I-495, Washington, DC, and multiple commuting options, this location makes daily travel effortless while keep

Key facts

• Fresh paint
• Stylish kitchen
• Close to dining

Tags

• FRESH PAINT
• STYLISH KITCHEN
• QUICK ACCESS TO I-495
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Other: Pets allowed on a case-by-case basis
• HOA & community: Monthly condo fee of $402; HOA covers exterior building maintenance, management, insurance, sewer service, and snow removal

Exterior

• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on floor 1
• Construction: Brick construction; Built-up roof; No basement
• Exterior features: Balcony; Porches

Interior

• Kitchen: Dishwasher; Disposal; Gas oven/range; Range hood
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Galley kitchen layout; Traditional floor plan
• Laundry & utility: Washer/dryer hookups in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.9% in Suitland — 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 (#189 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B; Watch: health & safety C-, schools F, crime 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 (-1.2%/yr); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $898 of loan paydown is wiped out by about $4k 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 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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 $100k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.39% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 6.0

CMA / ARV

• ARV (median comp): $126,831
• List price: $129,900
• Delta: 2.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.59×
• Total profit: $-14,982
• Equity at exit: $19,369

10-year hold

• IRR: -10.0%
• Equity multiple: 0.50×
• Total profit: $-18,203
• Equity at exit: $11,231

Cash invested: $36,372 (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 20746

• Home prices YoY: -15.7%
• Rents YoY: -1.2%
• Active inventory: 95
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$681
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$54
• HOA: −$402
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $175

Break-even live

Break-even rent $1,587

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $248	-5% $211	+0% $175	+5% $138	+10% $101
Rent	-10% $32	-5% $103	+0% $175	+5% $246	+10% $317
Rate	-1.0pp $240	-0.5pp $208	base $175	+0.5pp $141	+1.0pp $107

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,555	$1.90	0d	9	0.05mi
3928 Stone Gate Dr Unit D Suitland, MD	3.0	1.5	1031	$1,700	$1.65	19d	1	0.06mi
3936 Stone Gate Dr Unit D Suitland, MD	2.0	1.0	870	$1,800	$2.07	13d	1	0.07mi
3930 Stone Gate Dr Suitland, MD	2.0	1.0	1050	$1,750	$1.67	44d	1	0.07mi
2114 Suitland Ter SE Washington, DC	2.0	1.0	650	$1,800	$2.77	25d	1	0.12mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,650	$2.14	0d	28	0.12mi
2103 Suitland Ter SE Washington, DC	3.0	1.0	652	$2,100	$3.22	25d	1	0.15mi
2115 Suitland Ter SE Washington, DC	2.0	1.0	637	$1,695	$2.66	25d	1	0.16mi
3812 W St SE #101 Washington, DC	2.0	1.0	629	$1,800	$2.86	25d	1	0.20mi
3923 Pennsylvania Ave SE #301 Washington, DC	2.0	1.0	652	$1,850	$2.84	25d	1	0.20mi
3808 W St SE #101 Washington, DC	2.0	1.0	623	$2,200	$3.53	25d	1	0.21mi
2107 Fort Davis St SE #301 Washington, DC	2.0	1.0	620	$1,700	$2.74	19d	1	0.22mi
3915 Pennsylvania Ave SE Washington, DC	2.0	1.0	782	$2,500	$3.20	25d	1	0.23mi
3811 V St SE Washington, DC	2.0	1.0	629	$1,595	$2.54	2d	1	0.24mi
2057 38th St SE #301 Washington, DC	2.0	1.0	625	$1,700	$2.72	19d	1	0.25mi
2001 Fort Davis St SE #202 Washington, DC	2.0	1.0	614	$1,650	$2.69	25d	1	0.27mi
3956 Pennsylvania Ave SE #203 Washington, DC	2.0	1.0	636	$1,600	$2.52	8d	1	0.27mi
3937 S St SE #108 Washington, DC	2.0	1.0	751	$1,750	$2.33	8d	1	0.29mi
3935 S St SE #304 Washington, DC	2.0	1.0	735	$2,500	$3.40	25d	1	0.29mi
2017 37th St SE #301 Washington, DC	2.0	1.0	644	$1,895	$2.94	25d	1	0.32mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,719	$2.11	0d	48	0.40mi
4110 Suitland Rd Suitland, MD	1.0–3.0	1.0–2.0	967	$1,812	$1.87	0d	11	0.51mi
2121 32nd Pl SE Bsmt In-Law Washington, DC	1.0	1.0	800	$2,200	$2.75	19d	1	0.66mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$2,043	$2.66	0d	41	0.78mi
2621 30th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,750	$2.19	25d	1	0.85mi
4308 Alton St Capitol Heights, MD	3.0	2.0	1100	$2,500	$2.27	44d	1	0.90mi
3416 Curtis Dr Suitland, MD	1.0–3.0	1.0–1.5	779	$1,607	$2.06	0d	25	0.93mi
2716 29th St SE Washington, DC	2.0	1.0	850	$2,000	$2.35	25d	1	0.96mi
3101 Pennsylvania Ave SE Washington, DC	1.0	1.0	665	$1,195	$1.80	3d	1	0.96mi
3109 Naylor Rd SE Washington, DC	2.0	1.0	655	$1,904	$2.91	8d	1	0.98mi
3105 Naylor Rd SE Washington, DC	1.0	1.0	750	$1,350	$1.80	13d	1	0.98mi
3107 Naylor Rd SE #301 Washington, DC	1.0	1.0	700	$1,250	$1.79	25d	1	0.99mi
3105 Naylor Rd SE #104 Washington, DC	1.0	1.0	715	$1,350	$1.89	25d	1	0.99mi
4348 Southern Ave SE Washington, DC	2.0	1.0	650	$2,300	$3.54	25d	1	0.99mi
4348 Southern Ave SE Washington, DC	3.0	1.0	860	$2,400	$2.79	19d	1	0.99mi
3103 Naylor Rd SE Washington, DC	2.0	1.0	768	$1,650	$2.15	25d	1	0.99mi
4348 Southern Ave SE Unit Radiance Washington, DC	2.0	1.0	550	$2,200	$4.00	19d	1	0.99mi
3101 Naylor Rd SE Washington, DC	1.0	1.0	764	$1,325	$1.73	25d	2	0.99mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$2,303	$2.71	0d	13	0.99mi
3111 Naylor Rd SE #301 Washington, DC	1.0	1.0	800	$1,350	$1.69	25d	1	1.00mi

HOA detail condo

• Monthly dues: $402 · $4,824/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $129,900 Active 55 DOM
2. 2026-06-17
   days on market $129,900 Active 54 DOM
3. 2026-06-16
   days on market $129,900 Active 53 DOM
4. 2026-06-15
   days on market $129,900 Active 52 DOM
5. 2026-06-13
   days on market $129,900 Active 50 DOM
6. 2026-06-10
   days on market $129,900 Active 46 DOM
7. 2026-06-08
   days on market $129,900 Active 45 DOM
8. 2026-06-07
   days on market $129,900 Active 44 DOM
9. 2026-06-04
   days on market $129,900 Active 41 DOM
10. 2026-06-03
    days on market $129,900 Active 40 DOM
11. 2026-06-02
    days on market $129,900 Active 39 DOM
12. 2026-06-01
    days on market $129,900 Active 38 DOM
13. 2026-05-31
    days on market $129,900 Active 37 DOM
14. 2026-04-24
    listed $129,900 Active 888-char remark
15. 2024-01-02
    soldstatus $100,000
16. 2023-10-31
    soldstatus $62,000
17. 2002-07-23
    soldstatus $60,000
18. 2002-06-28
    soldstatus $60,000
19. 2002-05-28
    historical
20. 2001-09-01
    listed $59,900
21. 1983-12-02
    soldstatus $51,500

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$10/yr (+$1/mo · 0.7%)

ⓘ 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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $21,694
• − Mortgage interest: −$7,276
• − Property taxes: −$1,395
• − Insurance: −$650
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$4,824
• − Depreciation: −$3,779
• Taxable income: $299
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $2,023/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 — Suitland

• Score: 69/100
• State rank: #189
• US rank: #8521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suitland, MD
• County: Prince Georges County · 919,866 people
• City population: 27,494
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 27,156
• Household income: $79,330
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 1879.0

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 (85%)
• Race & ethnicity: Black 85% White 5% Hispanic / Latino 5% Two or more races 5%
• Foreign-born: 8% · Canada, United Kingdom, Guatemala
• Languages at home: 90% English-only · Spanish 4% 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: ▼ -52.82%
• Current HPI: 284.5911
• Rent YoY: ▼ -1.24%
• 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

+152.2% since first listed

8 events — show timeline

• 2026-04-24 Listed $129,900 BRIGHT MLS
• 2024-01-02 Sold (Public Records) $100,000 Public Records
• 2023-10-31 Sold (Public Records) $62,000 Public Records
• 2002-07-23 Sold (Public Records) $60,000 Public Records
• 2002-06-28 Sold (MLS) $60,000 MRIS
• 2002-05-28 Delisted — MRIS
• 2001-09-01 Listed $59,900 MRIS
• 1983-12-02 Sold (Public Records) $51,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,395 · +15.7% YoY. Source: county tax records.