6310 Hil Mar Dr #1 · Suitland, MD 20747

$135,000

3 bd · 1.0 ba · 904 sqft · Condo · 21 Days on market

Built 1965 $406/mo HOA · 21% of rent ↓ 34% since listing

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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 +19.5/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Livability +3.5/5.0
• 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

Gorgeous CONDO CONVERSION! ALL 108 CONDOS COMPLETELY AND STYLISHLY RENOVATED WITH HIGH END FINISHES: HARDWOOD FLOORS IN MAIN ROOMS, TILED OPEN KITCHENS W/ STAINLESS APPLIANCES & WOOD CABINETS, TILED BATHS, TRULY GORGEOUS! ONE, TWO, AND THREE BR'S AVAILABLE

Key facts

• Modern condo
• Newly painted
• $406 HOA

Tags

• MODERN CONDO
• NEWER VINYL TILE FLOORS
• NEWLY PAINTED

Property features AI

Finance

• Other: Finished above-grade area reported as 904 (source: assessor)
• HOA & community: Monthly condo fee of $406; Condo fee covers common area maintenance; Pets allowed with no breed/size restrictions listed

Exterior

• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on level 1
• Construction: Brick construction; Above- and below-grade structure
• Exterior features: Not in a federal flood zone; Common grounds (community maintained)

Interior

• Kitchen: Galley-style kitchen
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Galley kitchen; Traditional floor plan
• Laundry & utility: Washer/dryer hook up in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 rising (+2.0%/yr); 114 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $933 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 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-13,699
• Equity at exit: $20,129

10-year hold

• IRR: -2.4%
• Equity multiple: 0.85×
• Total profit: $-5,774
• Equity at exit: $11,672

Cash invested: $37,800 (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: 114
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$406
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $154

Break-even live

Break-even rent $1,695

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $247	-5% $200	+0% $154	+5% $107	+10% $60
Rent	-10% $4	-5% $79	+0% $154	+5% $228	+10% $303
Rate	-1.0pp $222	-0.5pp $188	base $154	+0.5pp $119	+1.0pp $83

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6305 Hil-Mar Dr District Heights, MD	2.0	1.0	921	$1,825	$1.98	44d	1	0.05mi
6310 Hil Mar Dr Unit 9-11 District Heights, MD	2.0	1.0	913	$1,750	$1.92	19d	1	0.05mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$2,025	$2.00	44d	27	0.16mi
3516 Community Dr District Heights, MD	3.0	2.0	1096	$1,500	$1.37	5d	1	0.22mi
3253 Walters Ln District Heights, MD	1.0–3.0	1.0–1.5	941	$2,060	$2.19	3d	17	0.29mi
6311 Pennsylvania Ave District Heights, MD	1.0–3.0	1.0	883	$1,867	$2.11	1d	10	0.34mi
6024 Surrey Square Ln District Heights, MD	1.0–3.0	1.0–2.0	1059	$2,102	$1.98	2d	22	0.37mi
6525 Kenova St District Heights, MD	2.0	1.0	1075	$1,500	$1.40	44d	1	0.37mi
2908 Walters Ln Unit 1 District Heights, MD	2.0	1.0	1100	$1,400	$1.27	24d	1	0.58mi
5635 Regency Park Ct Hillcrest Heights, MD	1.0–4.0	1.0–2.0	1177	$1,875	$1.59	2d	28	0.72mi
7206 Donnell Pl Unit D8 District Heights, MD	2.0	1.0	884	$1,800	$2.04	44d	1	0.80mi
7116 Donnell Pl Unit C Forestville, MD	2.0	1.0	886	$1,650	$1.86	44d	1	0.80mi
7208 Donnell Pl Unit C1 District Heights, MD	2.0	1.0	800	$1,649	$2.06	44d	1	0.82mi
7244 Donnell Pl Unit D2 District Heights, MD	3.0	1.5	1108	$1,900	$1.71	44d	1	0.87mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	24d	1	0.89mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	18d	1	0.89mi
7169 Cross St Unit T1 District Heights, MD	2.0	2.0	906	$1,850	$2.04	18d	1	0.89mi
4400 Telfair Blvd Suitland, MD	1.0–3.0	1.0–2.0	1157	$2,949	$2.55	5d	12	1.12mi
4300 Telfair Blvd Camp Springs, MD	1.0–2.0	1.0–2.0	935	$2,471	$2.64	2d	22	1.14mi
2707 Judith Ave District Heights, MD	2.0	1.0	816	$2,500	$3.06	44d	1	1.14mi
3815 Swann Rd #101 Suitland, MD	2.0	1.0	842	$1,650	$1.96	24d	1	1.19mi
5042 Silver Hill Ct District Heights, MD	1.0–2.0	1.0	852	$1,785	$2.09	1d	9	1.19mi
3811 Swann Rd #203 Suitland, MD	2.0	2.0	955	$1,750	$1.83	44d	1	1.23mi
3000 Victory Ln Hillcrest Heights, MD	2.0–3.0	1.0–2.0	1116	$2,209	$1.98	44d	1	1.29mi
2610 Lakehurst Ave District Heights, MD	3.0	1.0	1096	$2,150	$1.96	44d	1	1.31mi
5000 Lydianna Ln Suitland, MD	2.0	1.0–2.0	892	$1,550	$1.74	44d	1	1.32mi
4400 Rena Rd Suitland, MD	1.0–3.0	1.0–1.5	995	$2,215	$2.23	4d	9	1.41mi
3220 Swann Rd Suitland, MD	2.0	1.0	648	$1,800	$2.78	21d	11	1.44mi

HOA detail condo

• Monthly dues: $406 · $4,872/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $135,000 Active 21 DOM
2. 2026-06-17
   days on market $135,000 Active 20 DOM
3. 2026-06-16
   days on market $135,000 Active 19 DOM
4. 2026-06-15
   days on market $135,000 Active 18 DOM
5. 2026-06-13
   days on market $135,000 Active 16 DOM
6. 2026-06-10
   days on market $135,000 Active 12 DOM
7. 2026-06-08
   days on market $135,000 Active 11 DOM
8. 2026-06-07
   days on market $135,000 Active 10 DOM
9. 2026-06-04
   days on market $135,000 Active 7 DOM
10. 2026-06-03
    days on market $135,000 Active 6 DOM
11. 2026-06-02
    days on market $135,000 Active 5 DOM
12. 2026-06-01
    days on market $135,000 Active 4 DOM
13. 2026-05-31
    days on market $135,000 Active 3 DOM
14. 2026-05-28
    listed $135,000 Active
15. 2025-12-31
    historical
16. 2025-11-01
    status Active
17. 2025-10-31
    historical
18. 2025-09-12
    status Active
19. 2025-07-15
    status Pending
20. 2025-05-03
    listed $149,900 Active
21. 2006-08-09
    soldstatus $210,000 262-char remark

    Show marketing remark (262 chars)

    Gorgeous CONDO CONVERSION! ALL 108 CONDOS COMPLETELY AND STYLISHLY RENOVATED WITH HIGH END FINISHES: HARDWOOD FLOORS IN MAIN ROOMS, TILED OPEN KITCHENS W/ STAINLESS APPLIANCES & WOOD CABINETS, TILED BATHS, TRULY GORGEOUS! ONE, TWO, AND THREE BR'S AVAILABLE

22. 2006-06-02
    historical 262-char remark

    Show marketing remark (262 chars)

    Gorgeous CONDO CONVERSION! ALL 108 CONDOS COMPLETELY AND STYLISHLY RENOVATED WITH HIGH END FINISHES: HARDWOOD FLOORS IN MAIN ROOMS, TILED OPEN KITCHENS W/ STAINLESS APPLIANCES & WOOD CABINETS, TILED BATHS, TRULY GORGEOUS! ONE, TWO, AND THREE BR'S AVAILABLE

23. 2006-02-24
    listed $205,000 262-char remark

    Show marketing remark (262 chars)

    Gorgeous CONDO CONVERSION! ALL 108 CONDOS COMPLETELY AND STYLISHLY RENOVATED WITH HIGH END FINISHES: HARDWOOD FLOORS IN MAIN ROOMS, TILED OPEN KITCHENS W/ STAINLESS APPLIANCES & WOOD CABINETS, TILED BATHS, TRULY GORGEOUS! ONE, TWO, AND THREE BR'S AVAILABLE

ⓘ 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 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $22,671
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$4,872
• − Depreciation: −$3,927
• Taxable loss: −$17
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,847/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): 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

-34.1% since first listed

10 events — show timeline

• 2026-05-28 Listed $135,000 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-11-01 Relisted — BRIGHT MLS
• 2025-10-31 Listing Removed — BRIGHT MLS
• 2025-09-12 Relisted — BRIGHT MLS
• 2025-07-15 Pending — BRIGHT MLS
• 2025-05-03 Listed $149,900 BRIGHT MLS
• 2006-08-09 Sold (MLS) $210,000 MRIS
• 2006-06-02 Delisted — MRIS
• 2006-02-24 Listed $205,000 MRIS