7209 Donnell Pl Unit AA-7 · Forestville, MD 20747

$87,000

1 bd · 1.0 ba · 678 sqft · Condo public records · 64 Days on market

Built 1964 $128/sqft · 7% below area Est $93k · 7% under $457/mo HOA · 33% 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 +15.2/30.0
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +4.7/10.0
• 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 to 7209 Donnell Place, Unit A-7, in District Heights—a charming 1-bedroom, 1-bath condo offering 678 square feet of comfortable, stylish living. Step inside to find a fresh, modern interior with updated kitchen appliances that make the space both functional and inviting. The thoughtfully designed layout features a spacious living room with plenty of room to relax or entertain, while the dining area just off the kitchen adds everyday convenience. Whether you are a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this move-in-ready condo offers endless potential. Perfect as a primary residence, long-term rental, or even a short-term rental opportunity like Airbnb, this property gives you flexibility and value. With its tasteful updates, convenient location, and strong investment appeal, this is a wonderful place to call home or add to your portfolio. Schedule your showing today and imagine the possibilities at 7209 Donnell Place, Unit A-7.

Key facts

• $457 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $30 ($362/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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); 114 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $601 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

• It's been on market 64 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $81,780 (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 1964 — 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 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?
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: 1.58% ✓
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $93,293
• List price: $87,000
• Delta: -6.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-13,247
• Equity at exit: $12,972

10-year hold

• IRR: -9.5%
• Equity multiple: 0.45×
• Total profit: $-13,356
• Equity at exit: $7,522

Cash invested: $24,360 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$456
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$36
• HOA: −$457
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $30

Break-even live

Break-even rent $1,340

Max offer price $87,000

Occupancy floor 93%

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: $21,750
• Closing costs: $2,610
• 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	$1,300	$1.97	3d	1	0.17mi
7135 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	659	$1,450	$2.20	43d	1	0.17mi
7157 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	700	$1,500	$2.14	43d	1	0.21mi
3253 Walters Ln District Heights, MD	1.0–3.0	1.0–1.5	941	$1,350	$1.43	3d	17	0.55mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$1,400	$1.38	43d	27	0.62mi
4400 Rena Rd Suitland, MD	1.0–3.0	1.0–1.5	995	$1,448	$1.45	3d	9	0.79mi
6311 Pennsylvania Ave District Heights, MD	1.0–3.0	1.0	883	$1,397	$1.58	1d	10	0.98mi

HOA detail condo

• Monthly dues: $457 · $5,484/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $87,000 Active 64 DOM
2. 2026-06-17
   days on market $87,000 Active 63 DOM
3. 2026-06-16
   days on market $87,000 Active 62 DOM
4. 2026-06-15
   days on market $87,000 Active 61 DOM
5. 2026-06-13
   days on market $87,000 Active 59 DOM
6. 2026-06-10
   pricedays on market $87,000 Active 55 DOM
7. 2026-06-08
   days on market $97,000 Active 54 DOM
8. 2026-06-07
   days on market $97,000 Active 53 DOM
9. 2026-06-04
   days on market $97,000 Active 50 DOM
10. 2026-06-03
    days on market $97,000 Active 49 DOM
11. 2026-06-02
    days on market $97,000 Active 48 DOM
12. 2026-06-01
    days on market $97,000 Active 47 DOM
13. 2026-05-31
    days on market $97,000 Active 46 DOM
14. 2026-04-15
    listed $97,000 Active 1003-char remark

    Show marketing remark (1003 chars)

    Welcome to 7209 Donnell Place, Unit A-7, in District Heights—a charming 1-bedroom, 1-bath condo offering 678 square feet of comfortable, stylish living. Step inside to find a fresh, modern interior with updated kitchen appliances that make the space both functional and inviting. The thoughtfully designed layout features a spacious living room with plenty of room to relax or entertain, while the dining area just off the kitchen adds everyday convenience. Whether you are a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this move-in-ready condo offers endless potential. Perfect as a primary residence, long-term rental, or even a short-term rental opportunity like Airbnb, this property gives you flexibility and value. With its tasteful updates, convenient location, and strong investment appeal, this is a wonderful place to call home or add to your portfolio. Schedule your showing today and imagine the possibilities at 7209 Donnell Place, Unit A-7.

15. 2024-06-25
    soldstatus $105,000
16. 2024-06-10
    soldstatus $105,000 Closed 930-char remark

    Show marketing remark (930 chars)

    Introducing this charming 1-bedroom, 1-bathroom Condo located at 7209 Donnell Pl Unit A-7, District Heights. Boasting 678 sq. ft. of comfortable living space, this beautifully condo is the perfect place to call home. Step inside to discover a fresh and modern interior with updated appliances in the kitchen, offering a stylish and functional space for culinary endeavors. The layout of this condo is thoughtfully designed, with a spacious living room providing ample room for relaxation and entertainment. A dining area just outside the kitchen adds convenience and makes mealtimes a breeze. With its impressive updates and prime location, this condo offers a wonderful opportunity for first-time homebuyers, downsizers, or investors looking for a turnkey property. Don't miss the chance to make this stylish condo yours. Schedule a showing today and envision the possibilities of calling 7209 Donnell Pl Unit A-7 your new home.

17. 2024-06-02
    historical Active Under Contract 930-char remark

    Show marketing remark (930 chars)

    Introducing this charming 1-bedroom, 1-bathroom Condo located at 7209 Donnell Pl Unit A-7, District Heights. Boasting 678 sq. ft. of comfortable living space, this beautifully condo is the perfect place to call home. Step inside to discover a fresh and modern interior with updated appliances in the kitchen, offering a stylish and functional space for culinary endeavors. The layout of this condo is thoughtfully designed, with a spacious living room providing ample room for relaxation and entertainment. A dining area just outside the kitchen adds convenience and makes mealtimes a breeze. With its impressive updates and prime location, this condo offers a wonderful opportunity for first-time homebuyers, downsizers, or investors looking for a turnkey property. Don't miss the chance to make this stylish condo yours. Schedule a showing today and envision the possibilities of calling 7209 Donnell Pl Unit A-7 your new home.

18. 2024-05-30
    listed $110,000 Active 930-char remark

    Show marketing remark (930 chars)

    Introducing this charming 1-bedroom, 1-bathroom Condo located at 7209 Donnell Pl Unit A-7, District Heights. Boasting 678 sq. ft. of comfortable living space, this beautifully condo is the perfect place to call home. Step inside to discover a fresh and modern interior with updated appliances in the kitchen, offering a stylish and functional space for culinary endeavors. The layout of this condo is thoughtfully designed, with a spacious living room providing ample room for relaxation and entertainment. A dining area just outside the kitchen adds convenience and makes mealtimes a breeze. With its impressive updates and prime location, this condo offers a wonderful opportunity for first-time homebuyers, downsizers, or investors looking for a turnkey property. Don't miss the chance to make this stylish condo yours. Schedule a showing today and envision the possibilities of calling 7209 Donnell Pl Unit A-7 your new home.

19. 2024-05-29
    historical $110,000 930-char remark

    Show marketing remark (930 chars)

    Introducing this charming 1-bedroom, 1-bathroom Condo located at 7209 Donnell Pl Unit A-7, District Heights. Boasting 678 sq. ft. of comfortable living space, this beautifully condo is the perfect place to call home. Step inside to discover a fresh and modern interior with updated appliances in the kitchen, offering a stylish and functional space for culinary endeavors. The layout of this condo is thoughtfully designed, with a spacious living room providing ample room for relaxation and entertainment. A dining area just outside the kitchen adds convenience and makes mealtimes a breeze. With its impressive updates and prime location, this condo offers a wonderful opportunity for first-time homebuyers, downsizers, or investors looking for a turnkey property. Don't miss the chance to make this stylish condo yours. Schedule a showing today and envision the possibilities of calling 7209 Donnell Pl Unit A-7 your new home.

20. 1990-09-14
    soldstatus $45,950
21. 1987-06-25
    soldstatus $36,471

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/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: $16,543
• − Mortgage interest: −$4,873
• − Property taxes: −$1,313
• − Insurance: −$435
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − HOA: −$5,484
• − Depreciation: −$2,531
• Taxable loss: −$740
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $540/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

+166.0% since first listed

8 events — show timeline

• 2026-04-15 Listed $97,000 BRIGHT MLS
• 2024-06-25 Sold (Public Records) $105,000 Public Records
• 2024-06-10 Sold (MLS) $105,000 BRIGHT MLS
• 2024-06-02 Contingent — BRIGHT MLS
• 2024-05-30 Listed $110,000 BRIGHT MLS
• 2024-05-29 Coming Soon $110,000 BRIGHT MLS
• 1990-09-14 Sold (Public Records) $45,950 Public Records
• 1987-06-25 Sold (Public Records) $36,471 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,313 · +10.5% YoY. Source: county tax records.