6028 Westchester Park Dr Unit 6028 T-1 · Greenbelt, MD 20740

$168,000

2 bd · 1.0 ba · 1,122 sqft · Condo public records · 78 Days on market

Built 1967 $150/sqft · 12% below area Est $191k · 12% under $777/mo HOA · 35% 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).

• ARV discount +12.9/15.0
• 1% rule +8.0/10.0
• Cash flow +7.6/30.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

gorgeous 2br condo large lr large dr large kit large mbr

Key facts

• Quartz countertop
• Separate dining room
• Backing to a park

Tags

• OVERSIZED LIVING ROOM
• SEPARATE DINING ROOM
• NEW FLOORING
• QUARTZ COUNTERTOP
• STAINLESS STEEL APPLIANCES
• BACKING TO A PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (21.4% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $132k (21.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.3% in Greenbelt — 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 75/100 on livability (#107 in MD, #4,259 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: schools D+, 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 fast (+5.5%/yr); 82 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 34% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $5k 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 78 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $132,091 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.30% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $190,854
• List price: $168,000
• Delta: -11.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.49% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.28×
• Total profit: $-34,033
• Equity at exit: $25,049

10-year hold

• IRR: -5.5%
• Equity multiple: 0.58×
• Total profit: $-19,937
• Equity at exit: $14,526

Cash invested: $47,040 (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 20740

• Rents YoY: 5.5%
• Active inventory: 82
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$881
• Tax from tax record: −$207 /mo · $2,482/yr
• Insurance: −$70
• HOA: −$777
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-203

Break-even live

Break-even rent $2,449

Max offer price $132,091

Occupancy floor —

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6212 Westchester Park Dr Apt B College Park, MD	3.0	2.0	1335	$2,400	$1.80	24d	1	0.07mi
6008 Westchester Park Dr Unit T2 College Park, MD	2.0	1.0	1105	$2,070	$1.87	5d	1	0.07mi
5976 Westchester Park Dr #201 College Park, MD	2.0	1.0	1105	$2,250	$2.04	44d	1	0.08mi
6200 Westchester Park Dr Apt 1115 College Park, MD	2.0	2.0	1254	$1,764	$1.41	44d	1	0.17mi
6200 Westchester Park Dr Apt 1413 College Park, MD	2.0	2.0	1254	$1,774	$1.41	44d	1	0.17mi
6200 Westchester Park Dr College Park, MD	1.0–3.0	1.0–2.0	1119	$2,044	$1.83	2d	12	0.18mi
8714 Edmonston Rd Unit 2 Berwyn Heights, MD	1.0	1.0	832	$1,400	$1.68	24d	1	0.20mi
7506 Wellesley Dr College Park, MD	2.0	1.0	1171	$2,000	$1.71	4d	1	0.85mi
3 Lakecrest Cir Greenbelt, MD	3.0	3.0	1170	$3,400	$2.91	44d	1	0.89mi
8150 Lakecrest Dr Greenbelt, MD	2.0	1.0–2.0	725	$2,200	$3.03	13d	13	0.90mi
6220 Springhill Dr Greenbelt, MD	1.0–3.0	1.0–2.0	997	$2,042	$2.05	1d	137	0.92mi
8014 Lakecrest Dr Greenbelt, MD	3.0	2.5	1326	$2,500	$1.89	44d	1	0.97mi
8010 Greenbelt Station Pkwy Greenbelt, MD	1.0–2.0	1.0–2.0	962	$2,840	$2.95	3d	10	1.09mi
8110 Miner St Greenbelt, MD	2.0	2.5	1497	$3,200	$2.14	21d	1	1.13mi
8114 Miner St Greenbelt, MD	3.0	4.0	1300	$3,600	$2.77	5d	1	1.13mi
157 Westway Greenbelt, MD	1.0–3.0	1.0–2.0	1191	$2,107	$1.77	2d	29	1.24mi
7232 Hanover Pkwy Greenbelt, MD	1.0–3.0	1.0–1.5	841	$2,032	$2.42	44d	1	1.30mi
5108 Navahoe St College Park, MD	3.0	1.0	1026	$3,600	$3.51	44d	1	1.32mi
6420 Cherrywood Ln Greenbelt, MD	3.0	1.0–2.0	1094	$2,704	$2.47	2d	24	1.38mi
6998 Hanover Pkwy #302 Greenbelt, MD	2.0	2.0	994	$2,175	$2.19	13d	1	1.38mi
6998 Hanover Pkwy #3 Greenbelt, MD	1.0	1.0	750	$1,650	$2.20	44d	1	1.38mi
430 Ridge Rd Greenbelt, MD	1.0–3.0	1.0–1.5	882	$1,993	$2.26	1d	6	1.45mi
6934 Hanover Pkwy #402 Greenbelt, MD	1.0	1.0	1064	$1,800	$1.69	44d	1	1.49mi

HOA detail condo

• Monthly dues: $777 · $9,324/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $168,000 Active 78 DOM
2. 2026-06-17
   days on market $168,000 Active 77 DOM
3. 2026-06-16
   days on market $168,000 Active 76 DOM
4. 2026-06-15
   days on market $168,000 Active 75 DOM
5. 2026-06-13
   days on market $168,000 Active 73 DOM
6. 2026-06-10
   pricestatusdays on market $168,000 Active 69 DOM
7. 2026-05-12
   historical
8. 2026-04-13
   price $189,000
9. 2026-03-05
   listed $190,000 Active
10. 2007-02-15
    soldstatus $227,000 56-char remark

    Show marketing remark (56 chars)

    gorgeous 2br condo large lr large dr large kit large mbr

11. 2007-02-08
    soldstatus $228,000
12. 2007-01-16
    historical 56-char remark

    Show marketing remark (56 chars)

    gorgeous 2br condo large lr large dr large kit large mbr

13. 2006-07-05
    listed $240,000 56-char remark

    Show marketing remark (56 chars)

    gorgeous 2br condo large lr large dr large kit large mbr

14. 2001-08-29
    soldstatus $77,000
15. 1995-11-07
    soldstatus $78,000
16. 1981-08-18
    soldstatus $40,500

ⓘ 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: $2,482 · $207/mo
• Projected year-2 tax: $2,482 · $207/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,303
• − Mortgage interest: −$9,411
• − Property taxes: −$2,482
• − Insurance: −$840
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − HOA: −$9,324
• − Depreciation: −$4,887
• Taxable loss: −$4,850
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $-1,275/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 — Greenbelt

• Score: 75/100
• State rank: #107
• US rank: #4259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Prince Georges County · 919,866 people
• City population: 28,384
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 36,847
• Household income: $77,317
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 2772.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 35% Black 24% Hispanic / Latino 22% Asian 14% Two or more races 10%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 18% Other Indo-European 6% Chinese 4%

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: ▼ -337.75%
• Current HPI: 314.4446
• Rent YoY: ▲ 5.49%
• 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

+366.7% since first listed

10 events — show timeline

• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-04-13 Price Changed $189,000 BRIGHT MLS
• 2026-03-05 Listed $190,000 BRIGHT MLS
• 2007-02-15 Sold (MLS) $227,000 MRIS
• 2007-02-08 Sold (Public Records) $228,000 Public Records
• 2007-01-16 Delisted — MRIS
• 2006-07-05 Listed $240,000 MRIS
• 2001-08-29 Sold (Public Records) $77,000 Public Records
• 1995-11-07 Sold (Public Records) $78,000 Public Records
• 1981-08-18 Sold (Public Records) $40,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,482 · +4.6% YoY. Source: county tax records.