2310 Ewing Ave #201 · Suitland, MD 20746

$120,000

1 bd · 1.0 ba · 725 sqft · Condo public records · 64 Days on market

Built 1965 $166/sqft · at area comps Est $126k · at est. $241/mo HOA · 16% 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 +19.2/30.0
• ARV discount +9.5/15.0
• 1% rule +7.7/10.0
• DSCR +6.0/10.0
• 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 MLS

Welcome to this charming and well-maintained 1-bedroom, 1-bath condo in the heart of Suitland, offering 725 square feet of thoughtfully designed living space. Perfect for first-time buyers, downsizers, or investors, this home delivers comfort, convenience, and value just minutes from Washington, DC. Step inside to a bright and inviting layout featuring generous natural light and a functional floor plan that maximizes every square foot. The living and dining areas flow seamlessly, creating an ideal space for both everyday living and entertaining. The spacious bedroom offers ample closet space, while the full bathroom is conveniently located and well-appointed. Enjoy a low-maintenance lifestyle with a condo fee that covers common area maintenance, snow removal, trash, and water. Located just minutes from major commuter routes and the Suitland Metro Station, this home provides easy access to downtown DC, Joint Base Andrews, and surrounding areas. Whether you're looking for a place to call home or a smart investment opportunity, this condo offers the perfect balance of location and livability.

Key facts

• $241 HOA
• Built 1965
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $830 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 64 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $120k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 1.27% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.20
• GRM: 6.6

CMA / ARV

• ARV (median comp): $125,721
• List price: $120,000
• Delta: -4.55%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.54×
• Total profit: $-15,522
• Equity at exit: $17,892

10-year hold

• IRR: -11.7%
• Equity multiple: 0.42×
• Total profit: $-19,491
• Equity at exit: $10,375

Cash invested: $33,600 (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 20746

• Home prices YoY: -15.7%
• Rents YoY: -1.2%
• Active inventory: 95
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$629
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$50
• HOA: −$241
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $129

Break-even live

Break-even rent $1,361

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2641 Shadyside Ave Suitland, MD	1.0–3.0	1.0–1.5	860	$1,230	$1.43	2d	16	0.35mi
4110 Suitland Rd Suitland, MD	1.0–3.0	1.0–2.0	955	$1,248	$1.31	2d	15	0.48mi
2901 Toles Park Dr Suitland, MD	1.0–2.0	1.0	740	$1,244	$1.68	44d	9	0.63mi
2316 Brooks Dr Suitland, MD	1.0–3.0	1.0–2.0	908	$1,365	$1.50	3d	9	0.73mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,559	$1.91	1d	45	0.77mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,240	$1.61	2d	29	0.79mi
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,335	$1.64	3d	10	0.89mi
2100 Brooks Dr District Heights, MD	2.0	1.0–2.0	914	$1,364	$1.49	20d	27	0.91mi
2114 Suitland Ter SE Washington, DC	2.0	1.0	650	$1,800	$2.77	24d	1	0.92mi
2115 Suitland Ter SE Washington, DC	2.0	1.0	637	$1,695	$2.66	24d	1	0.94mi
3220 Swann Rd Suitland, MD	2.0	1.0	648	$1,600	$2.47	20d	11	0.95mi
3923 Pennsylvania Ave SE #301 Washington, DC	2.0	1.0	652	$1,850	$2.84	24d	1	0.95mi
3215 Swann Rd Suitland, MD	1.0–2.0	1.0	753	$1,420	$1.89	17d	14	0.96mi
3935 S St SE #304 Washington, DC	2.0	1.0	735	$2,500	$3.40	24d	1	0.97mi
4348 Southern Ave SE Unit Radiance Washington, DC	2.0	1.0	550	$2,200	$4.00	19d	1	0.97mi
4348 Southern Ave SE Washington, DC	2.0	1.0	650	$2,300	$3.54	24d	1	0.97mi
3956 Pennsylvania Ave SE #203 Washington, DC	2.0	1.0	636	$1,600	$2.52	8d	1	0.98mi
5237 Marlboro Pike Capitol Heights, MD	3.0	1.0	655	$1,264	$1.93	44d	1	1.03mi
2001 Fort Davis St SE #202 Washington, DC	2.0	1.0	614	$1,650	$2.69	24d	1	1.04mi
3812 W St SE #101 Washington, DC	2.0	1.0	629	$1,800	$2.86	24d	1	1.05mi
2107 Fort Davis St SE #301 Washington, DC	2.0	1.0	620	$1,700	$2.74	19d	1	1.05mi
3400 Pearl Dr Suitland, MD	1.0–3.0	1.0–1.5	851	$1,198	$1.41	1d	8	1.06mi
3808 W St SE #101 Washington, DC	2.0	1.0	623	$2,200	$3.53	24d	1	1.06mi
3811 V St SE Washington, DC	2.0	1.0	629	$1,595	$2.54	2d	1	1.07mi
2057 38th St SE #301 Washington, DC	2.0	1.0	625	$1,700	$2.72	19d	1	1.13mi
3415 Parkway Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	730	$1,373	$1.88	44d	1	1.13mi
3416 Curtis Dr Suitland, MD	1.0–3.0	1.0–1.5	779	$1,306	$1.68	2d	25	1.14mi
1935 Brooks Dr Capitol Heights, MD	1.0–3.0	1.0–1.5	865	$1,245	$1.44	2d	9	1.15mi
3501 Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	800	$1,398	$1.75	2d	15	1.15mi
2017 37th St SE #301 Washington, DC	2.0	1.0	644	$1,895	$2.94	24d	1	1.19mi
5284 Marlboro Pike Capitol Heights, MD	1.0–3.0	1.0–1.5	812	$1,495	$1.84	2d	12	1.20mi
819 51st St SE Unit 5 Washington, DC	1.0	1.0	650	$1,000	$1.54	8d	1	1.40mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	565	$1,095	$1.94	2d	1	1.41mi
5031 H St SE Unit 4 Washington, DC	1.0	1.0	530	$1,195	$2.25	24d	1	1.41mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	530	$1,095	$2.07	14d	1	1.41mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$1,678	$2.18	1d	43	1.46mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$1,898	$2.23	2d	12	1.47mi

HOA detail condo

• Monthly dues: $241 · $2,892/yr
• Likely covers: watertrashsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $120,000 Active 64 DOM
2. 2026-06-17
   days on market $120,000 Active 63 DOM
3. 2026-06-16
   days on market $120,000 Active 62 DOM
4. 2026-06-15
   days on market $120,000 Active 61 DOM
5. 2026-06-13
   days on market $120,000 Active 59 DOM
6. 2026-06-10
   days on market $120,000 Active 55 DOM
7. 2026-06-08
   days on market $120,000 Active 54 DOM
8. 2026-06-07
   days on market $120,000 Active 53 DOM
9. 2026-06-04
   days on market $120,000 Active 50 DOM
10. 2026-06-03
    days on market $120,000 Active 49 DOM
11. 2026-06-02
    days on market $120,000 Active 48 DOM
12. 2026-06-01
    days on market $120,000 Active 47 DOM
13. 2026-05-31
    days on market $120,000 Active 46 DOM
14. 2026-04-16
    listed $120,000 Active 1106-char remark

    Show marketing remark (1106 chars)

    Welcome to this charming and well-maintained 1-bedroom, 1-bath condo in the heart of Suitland, offering 725 square feet of thoughtfully designed living space. Perfect for first-time buyers, downsizers, or investors, this home delivers comfort, convenience, and value just minutes from Washington, DC. Step inside to a bright and inviting layout featuring generous natural light and a functional floor plan that maximizes every square foot. The living and dining areas flow seamlessly, creating an ideal space for both everyday living and entertaining. The spacious bedroom offers ample closet space, while the full bathroom is conveniently located and well-appointed. Enjoy a low-maintenance lifestyle with a condo fee that covers common area maintenance, snow removal, trash, and water. Located just minutes from major commuter routes and the Suitland Metro Station, this home provides easy access to downtown DC, Joint Base Andrews, and surrounding areas. Whether you're looking for a place to call home or a smart investment opportunity, this condo offers the perfect balance of location and livability.

15. 2026-04-13
    historical $120,000 1106-char remark

    Show marketing remark (1106 chars)

    Welcome to this charming and well-maintained 1-bedroom, 1-bath condo in the heart of Suitland, offering 725 square feet of thoughtfully designed living space. Perfect for first-time buyers, downsizers, or investors, this home delivers comfort, convenience, and value just minutes from Washington, DC. Step inside to a bright and inviting layout featuring generous natural light and a functional floor plan that maximizes every square foot. The living and dining areas flow seamlessly, creating an ideal space for both everyday living and entertaining. The spacious bedroom offers ample closet space, while the full bathroom is conveniently located and well-appointed. Enjoy a low-maintenance lifestyle with a condo fee that covers common area maintenance, snow removal, trash, and water. Located just minutes from major commuter routes and the Suitland Metro Station, this home provides easy access to downtown DC, Joint Base Andrews, and surrounding areas. Whether you're looking for a place to call home or a smart investment opportunity, this condo offers the perfect balance of location and livability.

16. 1988-08-11
    soldstatus $22,000

ⓘ 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: $1,856 · $155/mo
• Projected year-2 tax: $1,856 · $155/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 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: $18,288
• − Mortgage interest: −$6,722
• − Property taxes: −$1,856
• − Insurance: −$600
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − HOA: −$2,892
• − Depreciation: −$3,491
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $1,596/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

+445.5% since first listed

3 events — show timeline

• 2026-04-16 Listed $120,000 BRIGHT MLS
• 2026-04-13 Coming Soon $120,000 BRIGHT MLS
• 1988-08-11 Sold (Public Records) $22,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,856 · +10.4% YoY. Source: county tax records.