7173 Donnell Pl · Forestville, MD 20747

$95,000

1 bd · 1.0 ba · 678 sqft · Other · 34 Days on market

Built 1964 Fair condition

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located one bedroom remodeled condo perfect for small family or those needing a first floor unit without stairs (perfect for conversion for housing for individual with disabilities). Besides the spacious living room, separate dining area, the bedroom has a walk-in closet, and the building laundry area is located directly outside the rear apartment door. Shopping and public transportation are all within walking distance. Convenient to both the Beltway and Suitland Parkway. Condo fees include exterior maintenance and water. Furnace 1 year old, kitchen includes new cabinets and new dishwasher. Sold as is. Call and leave a detailed message for viewing appointments and access informati

Key facts

• Walk-in closet
• New cabinets
• New dishwasher

Tags

• REMODELED CONDO
• WALK-IN CLOSET
• BUILDING LAUNDRY AREA
• NEW CABINETS
• NEW DISHWASHER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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); 116 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 5.8

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: 10.3%
• Equity multiple: 1.40×
• Total profit: $10,665
• Equity at exit: $14,165

10-year hold

• IRR: 18.5%
• Equity multiple: 2.47×
• Total profit: $39,152
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $430

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 64%

Sensitivity live

Price	-10% $496	-5% $463	+0% $430	+5% $398	+10% $365
Rent	-10% $322	-5% $376	+0% $430	+5% $485	+10% $539
Rate	-1.0pp $478	-0.5pp $455	base $430	+0.5pp $406	+1.0pp $381

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7135 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	659	$1,450	$2.20	44d	1	0.12mi
7135 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	659	$1,300	$1.97	4d	1	0.12mi
7157 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	700	$1,500	$2.14	44d	1	0.17mi
3253 Walters Ln District Heights, MD	1.0–3.0	1.0–1.5	941	$1,350	$1.43	0d	16	0.51mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$1,400	$1.38	44d	27	0.60mi
4400 Rena Rd Suitland, MD	1.0–3.0	1.0–1.5	995	$1,448	$1.45	4d	9	0.85mi
6311 Pennsylvania Ave District Heights, MD	1.0–2.0	1.0	791	$1,335	$1.69	0d	9	0.94mi

Listing history 15 events

1. 2026-06-21
   days on market $95,000 Active 34 DOM
2. 2026-06-18
   days on market $95,000 Active 31 DOM
3. 2026-06-17
   days on market $95,000 Active 30 DOM
4. 2026-06-16
   days on market $95,000 Active 29 DOM
5. 2026-06-15
   days on market $95,000 Active 28 DOM
6. 2026-06-13
   days on market $95,000 Active 26 DOM
7. 2026-06-10
   days on market $95,000 Active 22 DOM
8. 2026-06-08
   days on market $95,000 Active 21 DOM
9. 2026-06-07
   days on market $95,000 Active 20 DOM
10. 2026-06-04
    days on market $95,000 Active 17 DOM
11. 2026-06-03
    days on market $95,000 Active 16 DOM
12. 2026-06-02
    days on market $95,000 Active 15 DOM
13. 2026-06-01
    days on market $95,000 Active 14 DOM
14. 2026-05-31
    days on market $95,000 Active 13 DOM
15. 2026-05-19
    listed $95,000 Active

ⓘ 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: $16,509
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,764
• Taxable income: $3,883
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $4,232/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 · 1 photo

Fair 45/100 Moderate rehab

This property requires significant exterior repairs and landscaping improvements to increase its value.

Repairs flagged

• Major landscaping — Overgrown vegetation needs trimming
• Major siding — Signs of weathering and potential water damage
• Major foundation — Visible signs of deterioration
• Major porch — Structural issues and lack of maintenance

Value-add opportunities

• Both landscaping — Aesthetic improvement and increased curb appeal
• Both paint exterior — Enhances curb appeal and reflects better condition
• Both repair siding — Fixes structural issues and improves appearance
• Both repair foundation — Stabilizes structure and prevents further damage

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Overgrown vegetation needs trimming	Major	$15,000–50,000
siding · Signs of weathering and potential water damage	Major	$15,000–50,000
foundation · Visible signs of deterioration	Major	$15,000–50,000
porch · Structural issues and lack of maintenance	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both landscaping — Aesthetic improvement and increased curb appeal ↑
• Both paint exterior — Enhances curb appeal and reflects better condition ↑
• Both repair siding — Fixes structural issues and improves appearance ↑
• Both repair foundation — Stabilizes structure and prevents further damage ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-05-19 Listed $95,000 FSBO.com