3803 Swann Rd #301 · Suitland, MD 20746

$115,000

2 bd · 1.0 ba · 842 sqft · Condo public records · 11 Days on market

Built 1965 $568/mo HOA · 32% 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 +17.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE SATURDAY, JUNE 20TH FROM 12-2PM!! Welcome to Swann Hill Condominiums! This beautifully maintained 2-bedroom, 1-bath condominium offers comfortable, low-maintenance living in a convenient location. Freshly painted throughout, the home features gleaming hardwood floors in the main living areas and brand-new carpet in both bedrooms, creating a warm and inviting atmosphere. The spacious floor plan provides an abundance of natural light, a generous living and dining area perfect for entertaining, and a kitchen with ample cabinet and counter space. The primary bedroom has plenty of closet space, while the second bedroom offers flexibility for guests, a home office, or additional living

Key facts

• Spacious floor plan
• Brand-new carpet
• Hardwood floors

Tags

• HARDWOOD FLOORS
• BRAND-NEW CARPET
• SPACIOUS FLOOR PLAN
• PLENTY OF CLOSET SPACE

Property features AI

Finance

• Other: Ownership interest: Condominium
• HOA & community: Monthly condo fee of $568; Association fee includes gas, water, and trash; Association amenities include common grounds; Pets allowed on a case-by-case basis

Exterior

• Parking: Parking lot with permit included (1 parking space)
• Utilities: Public water; Public sewer; Natural gas hot water; Electric for cooling
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Located on entry floor number 3
• Construction: Brick construction; Built year per assessor; Above-grade and below-grade structures noted
• Exterior features: Common grounds maintained by association; No tidal water on the property

Interior

• Kitchen: Kitchen included (appliances not specified)
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Living room; Dining room; Kitchen; No basement
• 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 $115k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 7.2% vs local median 4.9% in Suitland — 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 69/100 on livability (#189 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B; Watch: health & safety C-, schools F, 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 soft (-1.2%/yr); 96 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $115k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

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 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?
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: 1.54% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 5.4

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: -16.5%
• Equity multiple: 0.44×
• Total profit: $-17,990
• Equity at exit: $17,147

10-year hold

• IRR: -20.9%
• Equity multiple: 0.15×
• Total profit: $-27,252
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$603
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$48
• HOA: −$568
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $86

Break-even live

Break-even rent $1,662

Max offer price $115,000

Occupancy floor 90%

Sensitivity live

Price	-10% $151	-5% $119	+0% $86	+5% $54	+10% $21
Rent	-10% $-54	-5% $16	+0% $86	+5% $156	+10% $226
Rate	-1.0pp $144	-0.5pp $115	base $86	+0.5pp $56	+1.0pp $26

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3811 Swann Rd #203 Suitland, MD	2.0	2.0	955	$1,750	$1.83	44d	1	0.06mi
3815 Swann Rd #101 Suitland, MD	2.0	1.0	842	$1,650	$1.96	25d	1	0.11mi
5635 Regency Park Ct Hillcrest Heights, MD	1.0–3.0	1.0–2.0	1029	$1,646	$1.60	0d	26	0.55mi
4300 Telfair Blvd Camp Springs, MD	1.0–2.0	1.0–2.0	935	$2,471	$2.64	0d	21	0.59mi
3400 Pearl Dr Suitland, MD	1.0–3.0	1.0–1.5	851	$1,570	$1.84	0d	6	0.60mi
3415 Parkway Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	730	$1,680	$2.30	44d	1	0.63mi
3215 Swann Rd Suitland, MD	1.0–2.0	1.0	753	$1,750	$2.32	17d	14	0.66mi
3220 Swann Rd Suitland, MD	2.0	1.0	648	$1,800	$2.78	21d	11	0.66mi
4400 Telfair Blvd Suitland, MD	1.0–3.0	1.0–2.0	1157	$2,412	$2.09	0d	14	0.74mi
3000 Victory Ln Hillcrest Heights, MD	2.0–3.0	1.0–2.0	1116	$1,695	$1.52	44d	1	0.80mi
5000 Lydianna Ln Suitland, MD	2.0	1.0–2.0	892	$1,550	$1.74	44d	1	0.85mi
3506 Silver Park Dr Suitland, MD	1.0–2.0	1.0	949	$1,944	$2.05	0d	9	0.87mi
4701 Old Soper Rd Camp Springs, MD	1.0–3.0	1.0–2.0	1300	$2,570	$1.98	0d	17	0.92mi
3501 Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	800	$1,678	$2.10	0d	16	0.94mi
3613 Silver Park Dr Suitland, MD	1.0–3.0	1.0–2.0	1087	$1,895	$1.74	4d	10	0.99mi
2901 Toles Park Dr Suitland, MD	1.0–2.0	1.0	740	$1,599	$2.16	44d	9	1.01mi
3516 Community Dr District Heights, MD	3.0	2.0	1096	$1,500	$1.37	6d	1	1.05mi
3827 St Barnabas Rd Unit T Suitland, MD	2.0	1.0	992	$1,600	$1.61	4d	1	1.10mi
3825 Saint Barnabas Rd Unit T-202 Suitland, MD	2.0	1.0	1034	$1,800	$1.74	44d	1	1.10mi
3851 St Barnabas Rd Apt 201 Suitland, MD	2.0	1.0	1000	$2,295	$2.29	6d	1	1.10mi
3807 St Barnabas Rd #104 Suitland, MD	2.0	1.0	1000	$1,999	$2.00	44d	1	1.12mi
3827 Saint Barnabas Rd Unit T103 Suitland, MD	2.0	1.0	979	$1,800	$1.84	16d	1	1.17mi
5042 Silver Hill Ct District Heights, MD	1.0–2.0	1.0	852	$1,785	$2.09	2d	9	1.18mi
6305 Hil-Mar Dr District Heights, MD	2.0	1.0	921	$1,825	$1.98	44d	1	1.21mi
3843 St Barnabas Rd Apt 104 Suitland, MD	2.0	2.0	998	$1,750	$1.75	6d	1	1.21mi
6024 Surrey Square Ln District Heights, MD	1.0–3.0	1.0–2.0	1059	$1,796	$1.70	0d	23	1.25mi
2641 Shadyside Ave Suitland, MD	1.0–3.0	1.0–1.5	860	$1,480	$1.72	3d	16	1.26mi
6310 Hil Mar Dr Unit 9-11 District Heights, MD	2.0	1.0	913	$1,750	$1.92	19d	1	1.30mi
6311 Pennsylvania Ave District Heights, MD	1.0–2.0	1.0	791	$1,672	$2.11	0d	9	1.35mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$1,712	$1.69	44d	27	1.40mi
4221 28th Ave Marlow Heights, MD	1.0–2.0	1.0	698	$1,300	$1.86	44d	1	1.44mi
2900 Saint Clair Dr Temple Hills, MD	1.0–2.0	1.0	765	$1,425	$1.86	19d	1	1.44mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $115,000 Active 11 DOM
2. 2026-06-18
   days on market $115,000 Active 8 DOM
3. 2026-06-17
   days on market $115,000 Active 7 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   days on market $115,000 Active 6 DOM
6. 2026-06-15
   days on market $115,000 Active 5 DOM
7. 2026-06-13
   remarks 661-char remark
8. 2026-06-13
   listed $115,000 Active 3 DOM

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$64/yr (+$5/mo · 5.6%)

ⓘ 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 5/10 Major 23% 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: $21,251
• − Mortgage interest: −$6,442
• − Property taxes: −$1,126
• − Insurance: −$575
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$6,816
• − Depreciation: −$3,345
• Taxable loss: −$454
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $1,143/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 — Suitland

• Score: 69/100
• State rank: #189
• US rank: #8521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suitland, MD
• County: Prince Georges County · 919,866 people
• City population: 27,494
• 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

+117.2% since first listed

3 events — show timeline

• 2026-06-11 Listed $115,000 BRIGHT MLS
• 2026-06-11 Coming Soon $115,000 BRIGHT MLS
• 1985-12-06 Sold (Public Records) $52,950 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,126 · +6.0% YoY. Source: county tax records.