7103 Donnell Pl Unit D · Forestville, MD 20747

$100,000

2 bd · 1.0 ba · 886 sqft · Condo · 183 Days on market

Built 1964 $500/mo HOA · 29% 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 +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

This unit has been remodeled and is ready to move-into. All new hardwood floors, new carpet in bedrooms, new kitchen with stainless steel appliances, ceramic tile flooring, tiled back splash and balcony.

Key facts

• $500 HOA
• Community pool
• Built 1964

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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-, 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.
• Zoned schools: Andrew Jackson Academy (math 2% / reading 13%, grade F, #681 of 860 statewide, top 81%, 407 students, 69% FRL); Drew Freeman Middle (math 2% / reading 12%, grade F, #219 of 225 statewide, top 98%, 833 students, 67% FRL).
• Market conditions: Rents rising (+2.0%/yr); 114 active listings in the ZIP; 24 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 183 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $100k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.70% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 4.9

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-7,926
• Equity at exit: $14,910

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $54
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$500
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $151

Break-even live

Break-even rent $1,508

Max offer price $100,000

Occupancy floor 86%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7116 Donnell Pl Unit C Forestville, MD	2.0	1.0	886	$1,650	$1.86	43d	1	0.04mi
7135 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	659	$1,450	$2.20	43d	1	0.05mi
7135 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	659	$1,300	$1.97	3d	1	0.05mi
7244 Donnell Pl Unit D2 District Heights, MD	3.0	1.5	1108	$1,900	$1.71	43d	1	0.06mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	24d	1	0.08mi
7248 Donnell Pl Unit B5 District Heights, MD	2.0	1.0	886	$1,950	$2.20	17d	1	0.08mi
7206 Donnell Pl Unit D8 District Heights, MD	2.0	1.0	884	$1,800	$2.04	43d	1	0.08mi
7208 Donnell Pl Unit C1 District Heights, MD	2.0	1.0	800	$1,649	$2.06	43d	1	0.09mi
7157 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	700	$1,500	$2.14	43d	1	0.09mi
7169 Cross St Unit T1 District Heights, MD	2.0	2.0	906	$1,850	$2.04	18d	1	0.16mi
3253 Walters Ln District Heights, MD	1.0–3.0	1.0–1.5	941	$1,705	$1.81	3d	17	0.54mi
2908 Walters Ln Unit 1 District Heights, MD	2.0	1.0	1100	$1,400	$1.27	24d	1	0.64mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$1,712	$1.69	43d	27	0.65mi
2707 Judith Ave District Heights, MD	2.0	1.0	816	$2,500	$3.06	43d	1	0.70mi
6310 Hil Mar Dr Unit 9-11 District Heights, MD	2.0	1.0	913	$1,750	$1.92	18d	1	0.78mi
6525 Kenova St District Heights, MD	2.0	1.0	1075	$1,500	$1.40	43d	1	0.79mi
2610 Lakehurst Ave District Heights, MD	3.0	1.0	1096	$2,150	$1.96	43d	1	0.82mi
6305 Hil-Mar Dr District Heights, MD	2.0	1.0	921	$1,825	$1.98	43d	1	0.85mi
4400 Rena Rd Suitland, MD	1.0–3.0	1.0–1.5	995	$1,832	$1.84	3d	9	0.90mi
6311 Pennsylvania Ave District Heights, MD	1.0–3.0	1.0	883	$1,632	$1.85	1d	10	0.96mi
3516 Community Dr District Heights, MD	3.0	2.0	1096	$1,500	$1.37	5d	1	0.99mi
6024 Surrey Square Ln District Heights, MD	1.0–3.0	1.0–2.0	1059	$1,796	$1.70	2d	22	1.06mi
5635 Regency Park Ct Hillcrest Heights, MD	1.0–4.0	1.0–2.0	1177	$1,635	$1.39	2d	28	1.47mi
3321 Chester Grove Rd Upper Marlboro, MD	2.0	1.0	780	$2,100	$2.69	18d	1	1.49mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-04-22
   status Pending
2. 2026-04-20
   price $100,000
3. 2026-03-10
   price $110,000
4. 2026-01-23
   price $125,000
5. 2025-11-11
   status Active
6. 2025-10-30
   historical Active Under Contract
7. 2025-10-13
   status Active
8. 2025-10-09
   historical
9. 2025-10-07
   listed $140,000 Active
10. 2025-09-18
    historical $140,000
11. 2015-06-03
    soldstatus $60,300 203-char remark

    Show marketing remark (203 chars)

    This unit has been remodeled and is ready to move-into. All new hardwood floors, new carpet in bedrooms, new kitchen with stainless steel appliances, ceramic tile flooring, tiled back splash and balcony.

12. 2015-06-03
    soldstatus $60,300 Sold 203-char remark

    Show marketing remark (203 chars)

    This unit has been remodeled and is ready to move-into. All new hardwood floors, new carpet in bedrooms, new kitchen with stainless steel appliances, ceramic tile flooring, tiled back splash and balcony.

13. 2015-04-30
    status Contract 203-char remark

    Show marketing remark (203 chars)

    This unit has been remodeled and is ready to move-into. All new hardwood floors, new carpet in bedrooms, new kitchen with stainless steel appliances, ceramic tile flooring, tiled back splash and balcony.

14. 2015-03-21
    price $59,900 203-char remark

    Show marketing remark (203 chars)

    This unit has been remodeled and is ready to move-into. All new hardwood floors, new carpet in bedrooms, new kitchen with stainless steel appliances, ceramic tile flooring, tiled back splash and balcony.

15. 2015-03-09
    listed $63,900 Active 203-char remark

    Show marketing remark (203 chars)

    This unit has been remodeled and is ready to move-into. All new hardwood floors, new carpet in bedrooms, new kitchen with stainless steel appliances, ceramic tile flooring, tiled back splash and balcony.

16. 2014-06-01
    historical
17. 2014-05-29
    soldstatus $39,786 Sold
18. 2014-05-29
    soldstatus $39,786
19. 2014-04-04
    status Contingent (No Kick Out)
20. 2014-04-03
    price $31,900
21. 2014-04-03
    historical
22. 2014-03-28
    status Active
23. 2014-03-25
    historical
24. 2014-03-25
    listed $34,900
25. 2014-03-25
    listed $31,900
26. 2013-12-27
    historical
27. 2013-12-23
    soldstatus $35,000 Sold
28. 2013-12-23
    soldstatus $35,000
29. 2013-12-23
    status Contingent (No Kick Out)
30. 2013-12-21
    historical
31. 2013-12-03
    price $34,900
32. 2013-11-01
    listed $34,900
33. 2013-11-01
    listed $42,900 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 8/10 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: $20,391
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − HOA: −$6,000
• − Depreciation: −$2,909
• Taxable income: $618
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $1,668/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

+133.1% since first listed

33 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-20 Price Changed $100,000 BRIGHT MLS
• 2026-03-10 Price Changed $110,000 BRIGHT MLS
• 2026-01-23 Price Changed $125,000 BRIGHT MLS
• 2025-11-11 Relisted — BRIGHT MLS
• 2025-10-30 Contingent — BRIGHT MLS
• 2025-10-13 Relisted — BRIGHT MLS
• 2025-10-09 Listing Removed — BRIGHT MLS
• 2025-10-07 Listed $140,000 BRIGHT MLS
• 2025-09-18 Coming Soon $140,000 BRIGHT MLS
• 2015-06-03 Sold (MLS) $60,300 MRIS
• 2015-06-03 Sold (MLS) $60,300 BRIGHT MLS
• 2015-04-30 Pending — MRIS
• 2015-03-21 Price Changed $59,900 MRIS
• 2015-03-09 Listed $63,900 MRIS
• 2014-06-01 Delisted — MRIS
• 2014-05-29 Sold (MLS) $39,786 BRIGHT MLS
• 2014-05-29 Sold (MLS) $39,786 MRIS
• 2014-04-04 Pending — MRIS
• 2014-04-03 Price Changed $31,900 MRIS
• 2014-04-03 Listing Removed — BRIGHT MLS
• 2014-03-28 Relisted — MRIS
• 2014-03-25 Listed $31,900 BRIGHT MLS
• 2014-03-25 Listed $34,900 MRIS
• 2014-03-25 Delisted — MRIS
• 2013-12-27 Delisted — MRIS
• 2013-12-23 Sold (MLS) $35,000 BRIGHT MLS
• 2013-12-23 Sold (MLS) $35,000 MRIS
• 2013-12-23 Pending — MRIS
• 2013-12-21 Listing Removed — BRIGHT MLS
• 2013-12-03 Price Changed $34,900 MRIS
• 2013-11-01 Listed $34,900 BRIGHT MLS
• 2013-11-01 Listed $42,900 MRIS