7226 Donnell Pl Unit C-2 · Forestville, MD 20747

$45,000

3 bd · 1.5 ba · 1,008 sqft · Condo public records · 1 Days on market

Built 1964

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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 MLS

Welcome home to comfort, convenience, and easy living! This beautifully maintained 3-bedroom, 1.5-bath condominium offers the perfect blend of space and functionality. From the moment you enter, you’re greeted by a large, inviting living room filled with natural light—ideal for entertaining guests or enjoying a relaxing evening at home. The thoughtfully designed layout includes a separate dining area, creating the perfect setting for individual meals or dinner parties. The galley kitchen offers efficient workspace and ample cabinetry, making meal preparation both practical and enjoyable. The primary suite is a true retreat, complete with its own private half bathroom for added comfort and convenience. Two additional bedrooms provide flexibility for family, guests, or a home office. Step outside onto your private exterior deck—spacious enough for seating—where you can unwind with your morning coffee or relax after a long day. Additional features include: Dedicated storage area in the building basement Laundry room conveniently located in the basement Enjoy resort-style community amenities including a sparkling swimming pool and a playground/tot lot—perfect for recreation and relaxation just steps from your door. Whether you’re a first-time buyer, downsizing, or looking for a smart investment opportunity, this condo offers low-maintenance living with desirable amenities in a welcoming community. Schedule your private showing today—this one won’t last long!

Key facts

• Garden style condo
• Tennis court
• Common room

Tags

• GARDEN STYLE CONDO
• ONSITE POOL
• TENNIS COURT
• COMMON ROOM
• MINUTES TO ATTRACTIONS

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 $420 ($5k/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 17.5% vs local median 4.1% 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-, schools F, crime D-.
• 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 30% 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; HOA is 37% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
8. 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?
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: 4.31% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.99%
• DSCR: 2.78
• 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: 34.6%
• Equity multiple: 2.43×
• Total profit: $18,041
• Equity at exit: $6,710

10-year hold

• IRR: 40.6%
• Equity multiple: 4.53×
• Total profit: $44,497
• 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: 114
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$236
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$19
• HOA est. from 4 same-building comps: −$712
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $420

Break-even live

Break-even rent $1,406

Max offer price $45,000

Occupancy floor 73%

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 24 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	44d	1	0.02mi
7206 Donnell Pl Unit D8 District Heights, MD	2.0	1.0	884	$1,800	$2.04	44d	1	0.03mi
7316 Donnell Pl Unit B2 District Heights, MD	3.0	1.5	1150	$2,295	$2.00	24d	1	0.04mi
7244 Donnell Pl Unit D2 District Heights, MD	3.0	1.5	1108	$1,900	$1.71	44d	1	0.08mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	18d	1	0.10mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	24d	1	0.10mi
7116 Donnell Pl Unit C Forestville, MD	2.0	1.0	886	$1,650	$1.86	44d	1	0.11mi
7169 Cross St Unit T1 District Heights, MD	2.0	2.0	906	$1,850	$2.04	18d	1	0.23mi
3253 Walters Ln District Heights, MD	1.0–3.0	1.0–1.5	941	$2,060	$2.19	3d	17	0.56mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$2,025	$2.00	44d	27	0.66mi
2908 Walters Ln Unit 1 District Heights, MD	2.0	1.0	1100	$1,400	$1.27	24d	1	0.69mi
6512 Cricket Pl District Heights, MD	3.0	2.0	1220	$2,500	$2.05	44d	1	0.70mi
2707 Judith Ave District Heights, MD	2.0	1.0	816	$2,500	$3.06	44d	1	0.77mi
6310 Hil Mar Dr Unit 9-11 District Heights, MD	2.0	1.0	913	$1,750	$1.92	19d	1	0.80mi
6525 Kenova St District Heights, MD	2.0	1.0	1075	$1,500	$1.40	44d	1	0.83mi
4400 Rena Rd Suitland, MD	1.0–3.0	1.0–1.5	995	$2,215	$2.23	3d	9	0.84mi
6305 Hil-Mar Dr District Heights, MD	2.0	1.0	921	$1,825	$1.98	44d	1	0.85mi
2610 Lakehurst Ave District Heights, MD	3.0	1.0	1096	$2,150	$1.96	44d	1	0.89mi
6311 Pennsylvania Ave District Heights, MD	1.0–3.0	1.0	883	$1,867	$2.11	1d	10	0.99mi
3516 Community Dr District Heights, MD	3.0	2.0	1096	$1,500	$1.37	5d	1	0.99mi
6024 Surrey Square Ln District Heights, MD	1.0–3.0	1.0–2.0	1059	$2,102	$1.98	2d	22	1.09mi
4411 Reamy Dr Suitland, MD	4.0	3.0	1248	$2,750	$2.20	19d	1	1.10mi
5635 Regency Park Ct Hillcrest Heights, MD	1.0–4.0	1.0–2.0	1177	$1,875	$1.59	2d	28	1.46mi
3321 Chester Grove Rd Upper Marlboro, MD	2.0	1.0	780	$2,100	$2.69	19d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   remarks 695-char remark
2. 2026-06-18
   pricedays on marketlisting id $45,000 Active 1 DOM
3. 2026-06-10
   days on market $120,000 Active 111 DOM
4. 2026-06-08
   days on market $120,000 Active 110 DOM
5. 2026-06-07
   days on market $120,000 Active 109 DOM
6. 2026-06-04
   days on market $120,000 Active 106 DOM
7. 2026-06-03
   days on market $120,000 Active 105 DOM
8. 2026-06-02
   days on market $120,000 Active 104 DOM
9. 2026-06-01
   days on market $120,000 Active 103 DOM
10. 2026-05-31
    days on market $120,000 Active 102 DOM
11. 2026-05-14
    price $120,000 1526-char remark

    Show marketing remark (1526 chars)

    Welcome home to comfort, convenience, and easy living! This beautifully maintained 3-bedroom, 1.5-bath condominium offers the perfect blend of space and functionality. From the moment you enter, you’re greeted by a large, inviting living room filled with natural light—ideal for entertaining guests or enjoying a relaxing evening at home. The thoughtfully designed layout includes a separate dining area, creating the perfect setting for individual meals or dinner parties. The galley kitchen offers efficient workspace and ample cabinetry, making meal preparation both practical and enjoyable. The primary suite is a true retreat, complete with its own private half bathroom for added comfort and convenience. Two additional bedrooms provide flexibility for family, guests, or a home office. Step outside onto your private exterior deck—spacious enough for seating—where you can unwind with your morning coffee or relax after a long day. Additional features include: Dedicated storage area in the building basement Laundry room conveniently located in the basement Enjoy resort-style community amenities including a sparkling swimming pool and a playground/tot lot—perfect for recreation and relaxation just steps from your door. Whether you’re a first-time buyer, downsizing, or looking for a smart investment opportunity, this condo offers low-maintenance living with desirable amenities in a welcoming community. Schedule your private showing today—this one won’t last long!

12. 2026-04-27
    price $139,993 1526-char remark

    Show marketing remark (1526 chars)

    Welcome home to comfort, convenience, and easy living! This beautifully maintained 3-bedroom, 1.5-bath condominium offers the perfect blend of space and functionality. From the moment you enter, you’re greeted by a large, inviting living room filled with natural light—ideal for entertaining guests or enjoying a relaxing evening at home. The thoughtfully designed layout includes a separate dining area, creating the perfect setting for individual meals or dinner parties. The galley kitchen offers efficient workspace and ample cabinetry, making meal preparation both practical and enjoyable. The primary suite is a true retreat, complete with its own private half bathroom for added comfort and convenience. Two additional bedrooms provide flexibility for family, guests, or a home office. Step outside onto your private exterior deck—spacious enough for seating—where you can unwind with your morning coffee or relax after a long day. Additional features include: Dedicated storage area in the building basement Laundry room conveniently located in the basement Enjoy resort-style community amenities including a sparkling swimming pool and a playground/tot lot—perfect for recreation and relaxation just steps from your door. Whether you’re a first-time buyer, downsizing, or looking for a smart investment opportunity, this condo offers low-maintenance living with desirable amenities in a welcoming community. Schedule your private showing today—this one won’t last long!

13. 2026-03-25
    price $144,993 1526-char remark

    Show marketing remark (1526 chars)

    Welcome home to comfort, convenience, and easy living! This beautifully maintained 3-bedroom, 1.5-bath condominium offers the perfect blend of space and functionality. From the moment you enter, you’re greeted by a large, inviting living room filled with natural light—ideal for entertaining guests or enjoying a relaxing evening at home. The thoughtfully designed layout includes a separate dining area, creating the perfect setting for individual meals or dinner parties. The galley kitchen offers efficient workspace and ample cabinetry, making meal preparation both practical and enjoyable. The primary suite is a true retreat, complete with its own private half bathroom for added comfort and convenience. Two additional bedrooms provide flexibility for family, guests, or a home office. Step outside onto your private exterior deck—spacious enough for seating—where you can unwind with your morning coffee or relax after a long day. Additional features include: Dedicated storage area in the building basement Laundry room conveniently located in the basement Enjoy resort-style community amenities including a sparkling swimming pool and a playground/tot lot—perfect for recreation and relaxation just steps from your door. Whether you’re a first-time buyer, downsizing, or looking for a smart investment opportunity, this condo offers low-maintenance living with desirable amenities in a welcoming community. Schedule your private showing today—this one won’t last long!

14. 2026-02-18
    listed $149,993 Active 1526-char remark

    Show marketing remark (1526 chars)

    Welcome home to comfort, convenience, and easy living! This beautifully maintained 3-bedroom, 1.5-bath condominium offers the perfect blend of space and functionality. From the moment you enter, you’re greeted by a large, inviting living room filled with natural light—ideal for entertaining guests or enjoying a relaxing evening at home. The thoughtfully designed layout includes a separate dining area, creating the perfect setting for individual meals or dinner parties. The galley kitchen offers efficient workspace and ample cabinetry, making meal preparation both practical and enjoyable. The primary suite is a true retreat, complete with its own private half bathroom for added comfort and convenience. Two additional bedrooms provide flexibility for family, guests, or a home office. Step outside onto your private exterior deck—spacious enough for seating—where you can unwind with your morning coffee or relax after a long day. Additional features include: Dedicated storage area in the building basement Laundry room conveniently located in the basement Enjoy resort-style community amenities including a sparkling swimming pool and a playground/tot lot—perfect for recreation and relaxation just steps from your door. Whether you’re a first-time buyer, downsizing, or looking for a smart investment opportunity, this condo offers low-maintenance living with desirable amenities in a welcoming community. Schedule your private showing today—this one won’t last long!

15. 2013-04-05
    soldstatus $32,000
16. 2005-12-16
    soldstatus $135,000
17. 2005-12-16
    soldstatus $135,000
18. 1996-05-06
    soldstatus $67,562
19. 1996-05-06
    soldstatus $68,000
20. 1983-11-01
    soldstatus $61,400

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $1,732 · $144/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 · 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: $23,255
• − Mortgage interest: −$2,521
• − Property taxes: −$1,732
• − Insurance: −$225
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$8,544
• − Depreciation: −$1,309
• Taxable income: $5,203
• Est. tax owed @ 24.0%: −$1,249
• After-tax cash flow: $3,790/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

+95.4% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $120,000 BRIGHT MLS
• 2026-04-27 Price Changed $139,993 BRIGHT MLS
• 2026-03-25 Price Changed $144,993 BRIGHT MLS
• 2026-02-18 Listed $149,993 BRIGHT MLS
• 2013-04-05 Sold (Public Records) $32,000 Public Records
• 2005-12-16 Sold (Public Records) $135,000 Public Records
• 2005-12-16 Sold (Public Records) $135,000 Public Records
• 1996-05-06 Sold (Public Records) $68,000 Public Records
• 1996-05-06 Sold (Public Records) $67,562 Public Records
• 1983-11-01 Sold (Public Records) $61,400 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,732 · +0.0% YoY. Source: county tax records.