2312 Ewing Ave #9 · Suitland, MD 20746

$174,999

2 bd · 1.0 ba · 1,068 sqft · Condo public records · 8 Days on market

Built 1965 $164/sqft · 32% below area Est $258k · 32% under $354/mo HOA · 18% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +6.3/10.0
• DSCR +4.5/10.0
• 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

Don't miss out on this great opportunity! This well Maintained Two Level Gorgeously Designed End Unit Townhouse is Ready to Rent Today. Enjoy the Stainless Steel Appliances, updated washer and dryer , Fabulous Gourmet Kitchen, Sleek powder room on the main level with a Charming Porcelain Pedestal sink. Newly installed Bathrooms, Kitchen, Living and Dining room flooring, Smooth Eye Appealing Freshly painted neutral earth tone Walls. Polished Natural Hardwood flooring upstairs, along with a Linen Closet, Two Spacious Bedrooms with full size closet, one full Desirable Bath, featuring a Mosaic tiled shower, a full size soothing Bathtub, an Energy Efficiency dual flush Ceramic Commode, a Console

Key facts

• $354 HOA
• 2 parking spots
• Built 1965

Property features AI

Finance

• HOA & community: Monthly condo fee of $354 covering trash, water, snow removal, gas, common area maintenance, and reserve funds

Exterior

• Parking: Assigned parking in a parking lot; 2 total assigned parking spaces
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Cable TV available
• Home design: Condominium ownership; Interior townhouse/rowhouse
• Construction: Brick construction; Foundation: Other
• Exterior features: Not in a federal flood zone; Tidal water: No; Other above-grade and below-grade structures

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Stove
• Bedrooms: 2 bedrooms on the main level
• Flooring: Luxury vinyl plank; Wood floors
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Built-ins; Combination dining/living; Open floor plan; Not furnished
• Laundry & utility: Washer in unit; Dryer in unit; Hot water: Electric

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $47 ($569/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 6.6% 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); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $175k implies a 1067% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $174,999

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: 1.13% ✓
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 7.4

CMA / ARV

• ARV (median comp): $257,500
• List price: $174,999
• Delta: -32.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.37×
• Total profit: $-30,912
• Equity at exit: $26,093

10-year hold

• IRR: -21.1%
• Equity multiple: 0.09×
• Total profit: $-44,530
• Equity at exit: $15,131

Cash invested: $49,000 (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 20746

• Home prices YoY: -15.7%
• Rents YoY: -1.2%
• Active inventory: 95
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$918
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$73
• HOA: −$354
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $47

Break-even live

Break-even rent $1,916

Max offer price $174,999

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 Houston St Suitland, MD	3.0	1.0	1216	$2,200	$1.81	22d	1	0.27mi
2641 Shadyside Ave Suitland, MD	1.0–3.0	1.0–1.5	860	$1,480	$1.72	2d	16	0.29mi
2217 Gaylord Dr Suitland, MD	3.0	1.0	1216	$2,450	$2.01	4d	1	0.30mi
2232 Houston St Suitland, MD	3.0	1.0	1216	$2,500	$2.06	43d	1	0.30mi
4110 Suitland Rd Suitland, MD	1.0–3.0	1.0–2.0	955	$1,812	$1.90	1d	15	0.47mi
2816 Arts Vista Blvd Suitland, MD	3.0	5.0	1328	$3,200	$2.41	43d	1	0.49mi
2901 Toles Park Dr Suitland, MD	1.0–2.0	1.0	740	$1,599	$2.16	43d	9	0.57mi
4308 Alton St Capitol Heights, MD	3.0	2.0	1100	$2,500	$2.27	43d	1	0.61mi
2316 Brooks Dr Suitland, MD	1.0–3.0	1.0–2.0	908	$1,866	$2.05	3d	9	0.74mi
4601 Pistachio Ln Capitol Heights, MD	3.0	2.5	1376	$2,795	$2.03	16d	1	0.76mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,650	$2.14	1d	29	0.81mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,754	$2.15	1d	45	0.82mi
5000 Lydianna Ln Suitland, MD	2.0	1.0–2.0	892	$1,550	$1.74	43d	1	0.83mi
3936 Stone Gate Dr Unit D Suitland, MD	2.0	1.0	870	$1,800	$2.07	12d	1	0.86mi
3930 Stone Gate Dr Suitland, MD	2.0	1.0	1050	$1,750	$1.67	43d	1	0.86mi
3928 Stone Gate Dr Unit D Suitland, MD	3.0	1.5	1031	$1,700	$1.65	18d	1	0.87mi
3000 Victory Ln Hillcrest Heights, MD	2.0–3.0	1.0–2.0	1116	$1,695	$1.52	43d	1	0.87mi
3215 Swann Rd Suitland, MD	1.0–2.0	1.0	753	$1,750	$2.32	16d	14	0.89mi
3220 Swann Rd Suitland, MD	2.0	1.0	648	$1,800	$2.78	20d	11	0.89mi
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,555	$1.90	3d	10	0.91mi
2100 Brooks Dr District Heights, MD	2.0	1.0–2.0	914	$1,629	$1.78	20d	27	0.93mi
1513 Pacific Ave Capitol Heights, MD	3.0	1.0	1008	$2,450	$2.43	43d	1	0.98mi
5042 Silver Hill Ct District Heights, MD	1.0–2.0	1.0	852	$1,785	$2.09	1d	9	0.98mi
3400 Pearl Dr Suitland, MD	1.0–3.0	1.0–1.5	851	$1,554	$1.83	1d	8	0.99mi
3915 Pennsylvania Ave SE Washington, DC	2.0	1.0	782	$2,500	$3.20	24d	1	1.00mi
3935 S St SE #304 Washington, DC	2.0	1.0	735	$2,500	$3.40	24d	1	1.01mi
3937 S St SE #108 Washington, DC	2.0	1.0	751	$1,750	$2.33	7d	1	1.01mi
4348 Southern Ave SE Washington, DC	3.0	1.0	860	$2,400	$2.79	18d	1	1.04mi
3415 Parkway Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	730	$1,680	$2.30	43d	1	1.06mi
5237 Marlboro Pike Capitol Heights, MD	3.0	1.0	655	$1,540	$2.35	43d	1	1.07mi
3501 Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	800	$1,678	$2.10	1d	15	1.08mi
5225 Marlboro Pike Capitol Heights, MD	2.0–4.0	1.0–2.0	1050	$1,675	$1.60	1d	3	1.09mi
3416 Curtis Dr Suitland, MD	1.0–3.0	1.0–1.5	779	$1,628	$2.09	2d	25	1.10mi
2354 Seton Way District Heights, MD	2.0	2.5	1200	$2,500	$2.08	43d	1	1.12mi
3333 Swann Rd Suitland, MD	3.0	3.0	1164	$2,550	$2.19	24d	1	1.16mi
3506 Silver Park Dr Suitland, MD	1.0–3.0	1.0–2.0	998	$1,954	$1.96	1d	10	1.16mi
1935 Brooks Dr Capitol Heights, MD	1.0–3.0	1.0–1.5	865	$1,515	$1.75	1d	9	1.18mi
3613 Silver Park Dr Suitland, MD	1.0–3.0	1.0–2.0	1087	$1,895	$1.74	3d	10	1.20mi
1201 Benning Rd Capitol Heights, MD	1.0–3.0	1.0	854	$1,594	$1.87	2d	36	1.23mi
5284 Marlboro Pike Capitol Heights, MD	1.0–3.0	1.0–1.5	812	$1,737	$2.14	2d	12	1.24mi

HOA detail condo

• Monthly dues: $354 · $4,248/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-17
   status $174,999 Pending 8 DOM
2. 2026-05-13
   listed $174,999 Active 990-char remark
3. 2026-05-12
   historical $174,999 990-char remark
4. 2018-11-08
   soldstatus $15,000
5. 1973-06-20
   soldstatus $21,950

ⓘ 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: $2,029 · $169/mo
• Projected year-2 tax: $2,029 · $169/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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,714
• − Mortgage interest: −$9,803
• − Property taxes: −$2,029
• − Insurance: −$875
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$4,248
• − Depreciation: −$5,091
• Taxable loss: −$2,126
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,079/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

+697.3% since first listed

6 events — show timeline

• 2026-06-17 Pending — BRIGHT MLS
• 2026-05-21 Contingent — BRIGHT MLS
• 2026-05-13 Listed $174,999 BRIGHT MLS
• 2026-05-12 Coming Soon $174,999 BRIGHT MLS
• 2018-11-08 Sold (Public Records) $15,000 Public Records
• 1973-06-20 Sold (Public Records) $21,950 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,029 · +7.9% YoY. Source: county tax records.