7225 Donnell Pl Unit A3 · Forestville, MD 20747

$70,000

1 bd · 1.0 ba · 678 sqft · Condo public records · 9 Days on market

Built 1964 $500/mo HOA · 36% 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 +20.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Great for investor or owner occupant. This condo has 1 bedroom and 1 bathroom with a kitchen, dining room and balcony. This is a short sale Cash or Conventional Only.

Key facts

• $500 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: Condo fee of $500 monthly; Pets allowed with no restrictions

Exterior

• Parking: Assigned parking space in a parking lot
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating fuel
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on level 1
• Construction: Brick construction
• Exterior features: Community pool; Above-grade and below-grade structures; Located outside city limits; Cross street: Marlow Heights Shopping Center / Brinkley Rd

Interior

• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: Brick walls and ceilings; Carpeted flooring
• Laundry & utility: No washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

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 ($1k rent vs $70k).
• Cap rate 7.8% 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); 116 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $484 of loan paydown is wiped out by about $2k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.
• Current owner paid $38k; list at $70k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $70,000

Questions for the listing agent

1. Built in 1964 — 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 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?
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: 1.97% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 4.2

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-6,872
• Equity at exit: $10,437

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-3,044
• Equity at exit: $6,052

Cash invested: $19,600 (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: 116
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$367
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$29
• HOA: −$500
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $86

Break-even live

Break-even rent $1,273

Max offer price $70,000

Occupancy floor 89%

Sensitivity live

Price	-10% $126	-5% $106	+0% $86	+5% $67	+10% $47
Rent	-10% $-23	-5% $32	+0% $86	+5% $141	+10% $196
Rate	-1.0pp $122	-0.5pp $104	base $86	+0.5pp $68	+1.0pp $50

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: $17,500
• Closing costs: $2,100
• 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	$1,450	$2.20	44d	1	0.07mi
7135 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	659	$1,300	$1.97	4d	1	0.07mi
7157 Donnell Pl Unit A1 District Heights, MD	1.0	1.0	700	$1,500	$2.14	44d	1	0.10mi
3253 Walters Ln District Heights, MD	1.0–3.0	1.0–1.5	941	$1,350	$1.43	0d	16	0.61mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$1,400	$1.38	44d	27	0.71mi
4400 Rena Rd Suitland, MD	1.0–3.0	1.0–1.5	995	$1,448	$1.45	4d	9	0.82mi
6311 Pennsylvania Ave District Heights, MD	1.0–2.0	1.0	791	$1,335	$1.69	0d	9	1.03mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-21
   days on market $70,000 Active 9 DOM
2. 2026-06-18
   days on market $70,000 Active 6 DOM
3. 2026-06-17
   days on market $70,000 Active 5 DOM
4. 2026-06-16
   days on market $70,000 Active 4 DOM
5. 2026-06-15
   days on market $70,000 Active 3 DOM
6. 2026-06-13
   remarks 204-char remark
7. 2026-06-13
   listed $70,000 Active 1 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $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: $16,587
• − Mortgage interest: −$3,921
• − Property taxes: −$1,311
• − Insurance: −$350
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − HOA: −$6,000
• − Depreciation: −$2,036
• Taxable income: $314
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $962/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

+101.7% since first listed

14 events — show timeline

• 2026-06-12 Listed $70,000 BRIGHT MLS
• 2026-04-28 Listing Removed — BRIGHT MLS
• 2026-04-22 Price Changed $65,000 BRIGHT MLS
• 2026-03-31 Price Changed $68,000 BRIGHT MLS
• 2026-03-24 Listed $70,000 BRIGHT MLS
• 2014-03-19 Sold (Public Records) $38,100 Public Records
• 2013-12-30 Sold (Public Records) $28,000 Public Records
• 2013-11-25 Sold (MLS) $28,000 BRIGHT MLS
• 2013-09-27 Listing Removed — BRIGHT MLS
• 2013-06-17 Listed $29,500 BRIGHT MLS
• 2006-06-16 Sold (Public Records) $110,000 Public Records
• 1999-06-01 Sold (Public Records) $50,000 Public Records
• 1999-06-01 Sold (Public Records) $17,000 Public Records
• 1983-08-03 Sold (Public Records) $34,700 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,311 · +23.5% YoY. Source: county tax records.