3829 Saint Barnabas Rd Unit T · Silver Hill, MD 20746

$99,000

2 bd · 1.0 ba · 1,018 sqft · Condo · 4 Days on market

Built 1965 Good condition $356/mo HOA · 20% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Headline: Urban Convenience Meets Suburban Comfort! Welcome to Marlow Towers! This spacious 2-bedroom, 1-bath garden-style condo offers the perfect blend of space and affordability. Located on the Terrace Level, enjoy easy, no-stairs access and a private walk-out feel. The open-concept living and dining area is flooded with natural light, perfect for entertaining or a home office setup. Say goodbye to multiple bills—your monthly condo fee covers water, gas, heat, and trash! Why rent when you can own minutes from the Suitland Metro, the Beltway, and the brand-new shopping hubs of Prince George's County? Move in and start living!

Key facts

• $356 HOA
• 2 parking spots
• Built 1965

Property features AI

Finance

• Other: Ground rent paid annually
• HOA & community: Monthly condo fee of $356; Condo fee includes gas, water, sewer, trash, exterior building maintenance, lawn maintenance, snow removal, and trash

Exterior

• Parking: Parking lot with permit included and unassigned spaces; Two parking lot spaces (lighted)
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas available for heating; Municipal trash service not provided
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on level 1
• Construction: Brick construction; Building not winterized
• Exterior features: Above-grade and below-grade structures noted; Not located in a federal flood zone

Interior

• Kitchen: Microwave; Stove; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Hot water heating; Central air conditioning
• Interior features: Galley kitchen layout; Walk-in closet(s); Not furnished
• Laundry & utility: No washer/dryer hook-up in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).

Location & tenants

• Location reads 73/100 on livability (#122 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: crime D, amenities D, cost of living 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: Suitland Elementary (math 3% / reading 11%, grade F, #726 of 860 statewide, top 86%, 519 students, 69% FRL); Thurgood Marshall Middle School (math 3% / reading 21%, grade F, #202 of 225 statewide, top 91%, 704 students, 83% FRL); Crossland High (math 12% / reading 27%, grade F, #175 of 222 statewide, top 79%, 1,082 students, 71% FRL) — zoned schools average 74% FRL vs 53% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.2%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $684 of loan paydown is wiped out by about $3k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

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 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. 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: 1.82% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.11×
• Total profit: $3,151
• Equity at exit: $14,761

10-year hold

• IRR: 8.4%
• Equity multiple: 1.53×
• Total profit: $14,562
• Equity at exit: $8,560

Cash invested: $27,720 (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: 96
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$356
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $380

Break-even live

Break-even rent $1,317

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $449	-5% $414	+0% $380	+5% $346	+10% $312
Rent	-10% $238	-5% $309	+0% $380	+5% $451	+10% $522
Rate	-1.0pp $430	-0.5pp $405	base $380	+0.5pp $355	+1.0pp $328

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3843 St Barnabas Rd Apt 104 Suitland, MD	2.0	2.0	998	$1,750	$1.75	7d	1	0.03mi
3827 Saint Barnabas Rd Unit T103 Suitland, MD	2.0	1.0	979	$1,800	$1.84	17d	1	0.07mi
3851 St Barnabas Rd Apt 201 Suitland, MD	2.0	1.0	1000	$2,295	$2.29	7d	1	0.14mi
3807 St Barnabas Rd #104 Suitland, MD	2.0	1.0	1000	$1,999	$2.00	46d	1	0.14mi
3825 Saint Barnabas Rd Unit T-202 Suitland, MD	2.0	1.0	1034	$1,800	$1.74	46d	1	0.14mi
3827 St Barnabas Rd Unit T Suitland, MD	2.0	1.0	992	$1,600	$1.61	5d	1	0.14mi
2900 Saint Clair Dr Temple Hills, MD	1.0–2.0	1.0	765	$1,425	$1.86	21d	1	0.21mi
2816 Keating St #164 Temple Hills, MD	2.0	1.0	768	$1,500	$1.95	26d	1	0.32mi
3840 28th Ave Hillcrest Heights, MD	2.0	1.0	768	$1,745	$2.27	1d	1	0.33mi
3613 Silver Park Dr Suitland, MD	1.0–3.0	1.0–2.0	1087	$1,895	$1.74	5d	10	0.34mi
3827 28th Ave #23 Temple Hills, MD	2.0	1.0	768	$1,695	$2.21	5d	1	0.39mi
4221 28th Ave Marlow Heights, MD	1.0–2.0	1.0	698	$1,300	$1.86	46d	1	0.41mi
2772 Iverson St #81 Temple Hills, MD	2.0	1.0	768	$1,650	$2.15	1d	1	0.41mi
3506 Silver Park Dr Suitland, MD	1.0–2.0	1.0	949	$1,944	$2.05	1d	9	0.46mi
3501 Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	800	$1,678	$2.10	1d	16	0.47mi
3846 26th Ave Temple Hills, MD	2.0	1.5	710	$1,875	$2.64	46d	1	0.53mi
3840 26th Ave Temple Hills, MD	2.0	1.0	710	$1,700	$2.39	19d	1	0.53mi
3861 26th Ave Temple Hills, MD	2.0	1.0	768	$1,700	$2.21	7d	1	0.55mi
3861 26th Ave Temple Hills, MD	2.0	1.0	768	$1,700	$2.21	26d	1	0.55mi
3841 26th Ave Temple Hills, MD	2.0	1.0	768	$1,725	$2.25	1d	1	0.57mi
2528 Iverson St Temple Hills, MD	2.0	1.0	768	$1,675	$2.18	13d	1	0.60mi
2707 Fairlawn St Temple Hills, MD	3.0	3.0	1362	$2,750	$2.02	24d	1	0.62mi
4003 25th Ave Temple Hills, MD	2.0	1.0	792	$1,795	$2.27	15d	1	0.62mi
3909 25th Ave Hillcrest Heights, MD	2.0	1.0	768	$1,500	$1.95	6d	1	0.66mi
3903 25th Ave Hillcrest Heights, MD	2.0	1.0	768	$1,500	$1.95	6d	1	0.67mi
4637 Dallas Pl Temple Hills, MD	1.0–2.0	1.0	838	$1,519	$1.81	0d	27	0.77mi
3415 Parkway Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	730	$1,680	$2.30	46d	1	0.78mi
4503 Raleigh Rd Temple Hills, MD	3.0	1.0	1040	$1,895	$1.82	46d	1	0.79mi
2309 Olson St #203 Temple Hills, MD	1.0	1.0	948	$1,695	$1.79	7d	1	0.79mi
3416 Curtis Dr Suitland, MD	1.0–3.0	1.0–1.5	779	$1,603	$2.06	1d	25	0.80mi
3400 Pearl Dr Suitland, MD	1.0–3.0	1.0–1.5	851	$1,634	$1.92	0d	5	0.93mi
4513 23rd Pkwy Temple Hills, MD	1.0–2.0	1.0	908	$1,880	$2.07	1d	11	0.95mi
4301 23rd Pkwy Temple Hills, MD	3.0	1.0–2.0	850	$1,741	$2.05	0d	17	0.96mi
4431 23rd Pkwy Temple Hills, MD	1.0–2.0	1.0	775	$1,600	$2.06	1d	11	0.97mi
3215 Swann Rd Suitland, MD	1.0–2.0	1.0	753	$1,750	$2.32	19d	14	1.07mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$2,303	$2.71	1d	13	1.09mi
3220 Swann Rd Suitland, MD	2.0	1.0	648	$1,800	$2.78	22d	11	1.17mi
3333 Swann Rd Suitland, MD	3.0	3.0	1164	$2,550	$2.19	26d	1	1.24mi
2641 Shadyside Ave Suitland, MD	1.0–3.0	1.0–1.5	860	$1,480	$1.72	4d	16	1.27mi
3811 Swann Rd #203 Suitland, MD	2.0	2.0	955	$1,750	$1.83	46d	1	1.28mi

HOA detail condo

• Monthly dues: $356 · $4,272/yr
• Likely covers: watertrashgas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-01
   days on market $99,000 Active 4 DOM
2. 2026-05-31
   days on market $99,000 Active 3 DOM
3. 2026-05-28
   listed $99,000 Active
4. 2026-05-28
   historical $99,000

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $21,575
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$4,272
• − Depreciation: −$2,880
• Taxable income: $3,446
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $3,736/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained, move-in-ready condo is in good condition with minimal updates needed to enhance its curb appeal and interior aesthetics, making it an attractive investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in common areas — Fresh flooring improves the look and feel of the property, making it more appealing to buyers and renters.
• Both Upgrading kitchen appliances — Modern appliances can attract more buyers and renters, especially in a market where kitchen upgrades are highly sought after.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in common areas — Fresh flooring improves the look and feel of the property, making it more appealing to buyers and renters. ↑
• Both Upgrading kitchen appliances — Modern appliances can attract more buyers and renters, especially in a market where kitchen upgrades are highly sought after. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Silver Hill

• Score: 73/100
• State rank: #122
• US rank: #5152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Hill, MD
• County: Prince Georges County · 919,866 people
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $99,000 BRIGHT MLS
• 2026-05-28 Coming Soon $99,000 BRIGHT MLS