7208 Donnell Pl Unit B-2 · Forestville, MD 20747

$45,000

3 bd · 1.5 ba · 1,108 sqft · Condo · 2 Days on market

Built 1964 $862/mo HOA · 44% of rent

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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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform Bidding begins 7/7/2026 @ 10:00 AM. Bidding ends 7/9/2026 @ 11:40 AM. List Price is Suggested Opening Bid. Deposit: $7,500.| Garden Style Condo Located within the Holly Hills Condominium Community of PG County. Community features include an onsite Pool, Tennis Court & Common Room for residents. Condo fees include water/sewer, natural gas, common area maintenance, parking, swimming pool, and tot lot. Only MINUTES to many attractions including Penmar Shopping Center, The Centre at Forestville, Forestville Plaza Shopping Center, and So much More UNDER 12 MI. TO WASHINGTON D. C. and the numerous

Key facts

• Garden style condo
• Tennis court
• Common room

Tags

• GARDEN STYLE CONDO
• ONSITE POOL
• TENNIS COURT
• COMMON ROOM
• CONDO FEES INCLUDE WATER
• CONDO FEES INCLUDE NATURAL GAS

Property features AI

Finance

• Other: Pets not allowed; Unit building type reported by assessor; Above- and below-grade structures noted
• HOA & community: Condo/Co-op fee $862 per month

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Heating and cooling fuel: other
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry level: 3
• Construction: Above-grade finished area: 1,108 (assessor); No below-grade area; Ownership: Fee simple
• Exterior features: Community pool; Ground rent paid annually; Located outside city limits

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level; Total: one full bathroom, one half bathroom
• Heating & cooling: Central heating; Central air conditioning; Hot water: other
• Interior features: No basement; Living area measured by assessor
• Laundry & utility: No in-unit washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $45k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 16.3% vs local median 4.2% 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-, 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.
• Zoned schools: Andrew Jackson Academy (math 2% / reading 13%, grade F, #681 of 860 statewide, top 81%, 407 students, 69% FRL) — zoned schools average 69% FRL vs 53% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 40% 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).
• This rent runs 31% of the median local income ($76k/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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 44% 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 $45,000

Questions for the listing agent

1. Built in 1964 — 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 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?
7. 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?
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: 4.35% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.61%
• DSCR: 2.58
• GRM: 1.9

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: 29.4%
• Equity multiple: 2.20×
• Total profit: $15,133
• Equity at exit: $6,710

10-year hold

• IRR: 35.8%
• Equity multiple: 4.04×
• Total profit: $38,271
• Equity at exit: $3,891

Cash invested: $12,600 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$862
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $374

Break-even live

Break-even rent $1,485

Max offer price $45,000

Occupancy floor 76%

Sensitivity live

Price	-10% $405	-5% $389	+0% $374	+5% $358	+10% $343
Rent	-10% $219	-5% $297	+0% $374	+5% $451	+10% $529
Rate	-1.0pp $397	-0.5pp $385	base $374	+0.5pp $362	+1.0pp $350

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: $11,250
• Closing costs: $1,350
• 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	45d	1	0.02mi
7206 Donnell Pl Unit D8 District Heights, MD	2.0	1.0	884	$1,800	$2.04	45d	1	0.03mi
7320 Donnell Pl Unit B Forestville, MD	2.0	1.0	886	$2,123	$2.40	1d	1	0.04mi
7316 Donnell Pl Unit B2 District Heights, MD	3.0	1.5	1150	$2,295	$2.00	26d	1	0.04mi
7244 Donnell Pl Unit D2 District Heights, MD	3.0	1.5	1108	$1,900	$1.71	45d	1	0.08mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	19d	1	0.10mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	26d	1	0.10mi
7116 Donnell Pl Unit C Forestville, MD	2.0	1.0	886	$1,650	$1.86	45d	1	0.11mi
7169 Cross St Unit T1 District Heights, MD	2.0	2.0	906	$1,850	$2.04	20d	1	0.23mi
3253 Walters Ln District Heights, MD	1.0–3.0	1.0–1.5	941	$2,060	$2.19	1d	16	0.56mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$2,025	$2.00	45d	27	0.66mi
2908 Walters Ln Unit 1 District Heights, MD	2.0	1.0	1100	$1,400	$1.27	26d	1	0.69mi
6512 Cricket Pl District Heights, MD	3.0	2.0	1220	$2,500	$2.05	45d	1	0.70mi
2707 Judith Ave District Heights, MD	2.0	1.0	816	$2,500	$3.06	45d	1	0.77mi
6310 Hil Mar Dr Unit 9-11 District Heights, MD	2.0	1.0	913	$1,750	$1.92	20d	1	0.80mi
6525 Kenova St District Heights, MD	2.0	1.0	1075	$1,500	$1.40	45d	1	0.83mi
4400 Rena Rd Suitland, MD	1.0–3.0	1.0–1.5	995	$2,215	$2.23	5d	9	0.84mi
6305 Hil-Mar Dr District Heights, MD	2.0	1.0	921	$1,825	$1.98	45d	1	0.85mi
2610 Lakehurst Ave District Heights, MD	3.0	1.0	1096	$2,150	$1.96	45d	1	0.89mi
6311 Pennsylvania Ave District Heights, MD	1.0–2.0	1.0	791	$1,672	$2.11	1d	9	0.99mi
3516 Community Dr District Heights, MD	3.0	2.0	1096	$1,500	$1.37	7d	1	0.99mi
6024 Surrey Square Ln District Heights, MD	1.0–3.0	1.0–2.0	1059	$2,102	$1.98	1d	23	1.09mi
4411 Reamy Dr Suitland, MD	4.0	3.0	1248	$2,750	$2.20	20d	1	1.10mi
5635 Regency Park Ct Hillcrest Heights, MD	1.0–2.0	1.0–2.0	969	$1,748	$1.80	0d	25	1.46mi
3321 Chester Grove Rd Upper Marlboro, MD	2.0	1.0	780	$2,100	$2.69	20d	1	1.50mi

HOA detail condo

• Monthly dues: $862 · $10,344/yr
• Likely covers: watersewergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 695-char remark
2. 2026-06-21
   listed $45,000 Active 2 DOM

ⓘ 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: $23,498
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$10,344
• − Depreciation: −$1,309
• Taxable income: $4,664
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $3,368/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

-71.0% since first listed

12 events — show timeline

• 2026-06-19 Listed $45,000 BRIGHT MLS
• 2013-11-05 Delisted — MRIS
• 2013-11-05 Listing Removed — BRIGHT MLS
• 2013-10-30 Listed — MRIS
• 2013-10-30 Listed $48,000 BRIGHT MLS
• 2007-07-10 Sold (MLS) $155,000 MRIS
• 2007-06-21 Delisted — MRIS
• 2007-05-08 Listed $155,000 MRIS
• 2007-05-01 Delisted — MRIS
• 2006-12-30 Listed — MRIS
• 2006-09-27 Delisted — MRIS
• 2006-07-31 Listed — MRIS