8665 Greenbelt Rd #202 · Seabrook, MD 20770

$155,280

2 bd · 1.0 ba · 1,072 sqft · Condo · 80 Days on market

Built 1970 $145/sqft · 9% above area Est $143k · 9% over $651/mo HOA · 29% of rent ↓ 20% since listing

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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).

• Cash flow +14.6/30.0
• 1% rule +9.3/10.0
• DSCR +4.4/10.0
• ARV discount +3.6/15.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO GREENBELT!2BR1FB, Totally renovated property including a cozy fireplace in the living room area. Kitchen area w/ new appliances, washer/dryer in unit. new bathroom, new carpet, freshly painted and lots of other upgrades. Condo includes all utilities plus tennis courts & swimming pool access. Easy access from Greenbelt Road. Add closing help if buyer needs it. Call CSS FOR SHOWING APPOINTMENT

Key facts

• $651 HOA
• Community pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $36 ($432/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.6% in Seabrook — 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 70/100 on livability (#162 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute B; Watch: health & safety C-, crime D-, amenities 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 (-1.7%/yr); 89 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• This rent runs 32% of the median local income ($84k/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 80 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $145,963 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1970 — 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. 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?
8. 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?
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: 1.43% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 5.8

CMA / ARV

• ARV (median comp): $142,763
• List price: $155,280
• Delta: 8.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.9%
• Equity multiple: 0.33×
• Total profit: $-28,963
• Equity at exit: $23,153

10-year hold

• IRR: -29.9%
• Equity multiple: -0.05×
• Total profit: $-45,738
• Equity at exit: $13,426

Cash invested: $43,478 (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 20770

• Home prices YoY: -25.1%
• Rents YoY: -1.7%
• Active inventory: 89
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$814
• Tax est. 1.5%: −$194 /mo · $2,329/yr
• Insurance: −$65
• HOA: −$651
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $36

Break-even live

Break-even rent $2,182

Max offer price $155,280

Occupancy floor 93%

Sensitivity live

Price	-10% $143	-5% $90	+0% $36	+5% $-18	+10% $-71
Rent	-10% $-140	-5% $-52	+0% $36	+5% $124	+10% $212
Rate	-1.0pp $114	-0.5pp $76	base $36	+0.5pp $-4	+1.0pp $-45

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: $38,820
• Closing costs: $4,658
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8671 Greenbelt Rd #101 Greenbelt, MD	3.0	1.0	1072	$2,099	$1.96	44d	1	0.05mi
8501 Greenbelt Rd Greenbelt, MD	1.0–3.0	1.0–2.0	933	$1,976	$2.12	44d	1	0.20mi
8650 Brae Brooke Dr Lanham, MD	3.0	2.5	1300	$2,600	$2.00	5d	1	0.24mi
8688 Brae Brooke Dr Lanham, MD	3.0	2.5	1408	$2,500	$1.78	44d	1	0.29mi
8118 Bird Ln Greenbelt, MD	3.0	2.5	1393	$2,650	$1.90	19d	1	0.29mi
7212 Lost Spring Ct Lanham, MD	3.0	2.5	1272	$2,350	$1.85	25d	1	0.34mi
7913 Brooks Pl Greenbelt, MD	3.0	2.5	1374	$3,000	$2.18	25d	1	0.59mi
6702 Lake Park Dr Greenbelt, MD	2.0	2.0	1274	$2,250	$1.77	44d	1	0.76mi
7768 Mandan Rd Greenbelt, MD	3.0	2.5	1320	$2,550	$1.93	20d	1	0.78mi
6630 Lake Park Dr Unit 3B Greenbelt, MD	2.0	2.0	1244	$2,450	$1.97	13d	1	0.84mi
6934 Hanover Pkwy #402 Greenbelt, MD	1.0	1.0	1064	$1,800	$1.69	44d	1	0.85mi
6520 Lake Park Dr Apt 301 Greenbelt, MD	2.0	2.0	1433	$2,450	$1.71	44d	1	0.87mi
6602 Lake Park Dr Unit T2 Greenbelt, MD	3.0	2.0	1270	$2,700	$2.13	25d	1	0.90mi
7716 Hanover Pkwy Apt T4 Greenbelt, MD	2.0	1.0	922	$2,000	$2.17	44d	1	0.96mi
6998 Hanover Pkwy #3 Greenbelt, MD	1.0	1.0	750	$1,650	$2.20	44d	1	0.97mi
6998 Hanover Pkwy #302 Greenbelt, MD	2.0	2.0	994	$2,175	$2.19	13d	1	0.97mi
7232 Hanover Pkwy Greenbelt, MD	1.0–3.0	1.0–1.5	841	$2,032	$2.42	44d	1	1.00mi
8007 Mandan Rd Unit T2 Greenbelt, MD	3.0	2.0	1396	$2,500	$1.79	44d	1	1.07mi
8009 Mandan Rd #303 Greenbelt, MD	3.0	2.0	1420	$2,450	$1.73	44d	1	1.12mi
8011 Mandan Rd #303 Greenbelt, MD	3.0	2.0	1188	$2,495	$2.10	19d	1	1.12mi
6913 Woodstream Ln Unit 6913 Lanham, MD	3.0	2.0	1374	$2,600	$1.89	44d	1	1.26mi
6913 Woodstream Ln Lanham, MD	3.0	2.5	1374	$2,600	$1.89	44d	1	1.26mi
32 Crescent Rd Greenbelt, MD	1.0	1.0	630	$1,538	$2.44	10d	4	1.32mi
157 Westway Greenbelt, MD	1.0–3.0	1.0–2.0	1191	$2,107	$1.77	2d	29	1.38mi
8302 Stanwood St New Carrollton, MD	2.0	1.0	1365	$1,600	$1.17	10d	1	1.40mi
9971 Good Luck Rd Lanham, MD	1.0–3.0	1.0–2.0	1155	$2,032	$1.76	2d	27	1.42mi
9 Parkway Greenbelt, MD	1.0–2.0	1.0	812	$2,041	$2.51	4d	21	1.43mi
6035 Naval Ave Lanham, MD	1.0	1.0	950	$1,400	$1.47	13d	1	1.45mi

HOA detail condo

• Monthly dues: $651 · $7,812/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $155,280 Active 80 DOM
2. 2026-06-17
   days on market $155,280 Active 79 DOM
3. 2026-06-16
   days on market $155,280 Active 78 DOM
4. 2026-06-15
   days on market $155,280 Active 77 DOM
5. 2026-06-13
   days on market $155,280 Active 75 DOM
6. 2026-06-10
   days on market $155,280 Active 71 DOM
7. 2026-06-08
   days on market $155,280 Active 70 DOM
8. 2026-06-07
   days on market $155,280 Active 69 DOM
9. 2026-06-04
   days on market $155,280 Active 66 DOM
10. 2026-06-03
    days on market $155,280 Active 65 DOM
11. 2026-06-02
    days on market $155,280 Active 64 DOM
12. 2026-06-01
    days on market $155,280 Active 63 DOM
13. 2026-05-31
    days on market $155,280 Active 62 DOM
14. 2026-03-31
    listed $155,280 Active
15. 2025-12-18
    historical $155,280
16. 2006-01-27
    soldstatus $195,500 411-char remark

    Show marketing remark (411 chars)

    WELCOME TO GREENBELT!2BR1FB, Totally renovated property including a cozy fireplace in the living room area. Kitchen area w/ new appliances, washer/dryer in unit. new bathroom, new carpet, freshly painted and lots of other upgrades. Condo includes all utilities plus tennis courts & swimming pool access. Easy access from Greenbelt Road. Add closing help if buyer needs it. Call CSS FOR SHOWING APPOINTMENT

17. 2006-01-08
    historical 411-char remark

    Show marketing remark (411 chars)

    WELCOME TO GREENBELT!2BR1FB, Totally renovated property including a cozy fireplace in the living room area. Kitchen area w/ new appliances, washer/dryer in unit. new bathroom, new carpet, freshly painted and lots of other upgrades. Condo includes all utilities plus tennis courts & swimming pool access. Easy access from Greenbelt Road. Add closing help if buyer needs it. Call CSS FOR SHOWING APPOINTMENT

18. 2005-10-12
    listed $193,500 411-char remark

    Show marketing remark (411 chars)

    WELCOME TO GREENBELT!2BR1FB, Totally renovated property including a cozy fireplace in the living room area. Kitchen area w/ new appliances, washer/dryer in unit. new bathroom, new carpet, freshly painted and lots of other upgrades. Condo includes all utilities plus tennis courts & swimming pool access. Easy access from Greenbelt Road. Add closing help if buyer needs it. Call CSS FOR SHOWING APPOINTMENT

19. 1999-03-06
    historical
20. 1998-09-21
    listed

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $26,736
• − Mortgage interest: −$8,698
• − Property taxes: −$2,329
• − Insurance: −$776
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − HOA: −$7,812
• − Depreciation: −$4,517
• Taxable loss: −$1,675
• Est. tax savings @ 24.0%: +$402
• After-tax cash flow: $834/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 — Seabrook

• Score: 70/100
• State rank: #162
• US rank: #7350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seabrook, MD
• County: Prince Georges County · 919,866 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 28,384
• Household income: $84,096
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1890.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 49% White 18% Hispanic / Latino 17% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 69% English-only · Spanish 14% French/Haitian/Cajun 4% Chinese 3%

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: ▼ -84.02%
• Current HPI: 251.3114
• Rent YoY: ▼ -1.67%
• 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

-19.8% since first listed

7 events — show timeline

• 2026-03-31 Listed $155,280 BRIGHT MLS
• 2025-12-18 Coming Soon $155,280 BRIGHT MLS
• 2006-01-27 Sold (MLS) $195,500 MRIS
• 2006-01-08 Delisted — MRIS
• 2005-10-12 Listed $193,500 MRIS
• 1999-03-06 Delisted — MRIS
• 1998-09-21 Listed — MRIS