3805 Swann Unit T2 · Suitland, MD 20746

$115,000

2 bd · 2.0 ba · 915 sqft · Condo public records · 5 Days on market

Built 1965 $621/mo HOA · 35% of rent

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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 +12.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• 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

Discover the charm of Swann Hill Condominiums, where comfort meets convenience in a vibrant community. This inviting 2-bedroom, 2-bathroom unit offers a cozy retreat with a thoughtful layout, perfect for relaxation and entertaining. Enjoy the ease of maintenance-free living with an association that covers gas, water, and trash, allowing you to focus on what truly matters. Step outside to find beautifully maintained common grounds, a community center for gatherings, and a playground for leisurely afternoons. Dive into the refreshing community pool on warm days or take a stroll through the neighborhood, where friendly faces and a welcoming atmosphere await. Located near essential amenities, i

Key facts

• Community center
• Community pool
• Reserved parking

Tags

• MAINTENANCE-FREE LIVING
• COMMUNITY CENTER
• PLAYGROUND
• COMMUNITY POOL
• RESERVED PARKING
• EASY ACCESS TO LOCAL PARKS

Property features AI

Finance

• Other: Pets allowed with no pet restrictions
• HOA & community: Monthly condo fee of $621.13; HOA covers gas, sewer, water, common area maintenance, lawn maintenance, management, trash, heat and air conditioning; Community amenities include common grounds, reserved/assigned parking, tot lots/playground and a community center

Exterior

• Parking: Off-street parking; Parking lot; Reserved/assigned parking through HOA
• Utilities: Public water; Public sewer; Electric service for cooling; Natural gas for heating and hot water
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on floor 1; Property condition rated Good to Excellent; Effective year of major renovation 2026
• Construction: Brick, brick-front, concrete and block construction
• Exterior features: Community pool; Above-grade structures; Outside city limits

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 2 full bathrooms on main level; 2 full bathrooms total
• Heating & cooling: Forced air heating; Central air conditioning (electric); Natural gas hot water
• Interior features: Estimated living area; No basement
• Laundry & utility: No washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-28 ($-330/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (4.2% below list).
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $110k (4.2% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.9% in Suitland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, crime F, amenities 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.
• Zoned schools: William Beanes Elementary (math 2% / reading 8%, grade F, #766 of 860 statewide, top 93%, 382 students, 66% FRL); Drew Freeman Middle (math 2% / reading 12%, grade F, #219 of 225 statewide, top 98%, 833 students, 67% FRL).
• Market conditions: Rents soft (-1.2%/yr); 96 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $115k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $110,135 (4.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.55% ✓
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• 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: -24.0%
• Equity multiple: 0.22×
• Total profit: $-25,183
• Equity at exit: $17,147

10-year hold

• IRR: -52.5%
• Equity multiple: -0.32×
• Total profit: $-42,632
• 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: $1,779 high
• Mortgage (P&I): −$603
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$48
• HOA: −$621
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-28

Break-even live

Break-even rent $1,814

Max offer price $110,135

Occupancy floor 97%

Sensitivity live

Price	-10% $38	-5% $5	+0% $-28	+5% $-60	+10% $-93
Rent	-10% $-168	-5% $-98	+0% $-28	+5% $43	+10% $113
Rate	-1.0pp $30	-0.5pp $2	base $-28	+0.5pp $-57	+1.0pp $-88

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 34 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	45d	1	0.05mi
3815 Swann Rd #101 Suitland, MD	2.0	1.0	842	$1,650	$1.96	26d	1	0.07mi
5635 Regency Park Ct Hillcrest Heights, MD	1.0–2.0	1.0–2.0	969	$1,748	$1.80	0d	25	0.50mi
4300 Telfair Blvd Camp Springs, MD	1.0–2.0	1.0–2.0	935	$2,471	$2.64	0d	21	0.55mi
3400 Pearl Dr Suitland, MD	1.0–3.0	1.0–1.5	851	$1,634	$1.92	0d	5	0.64mi
3415 Parkway Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	730	$1,680	$2.30	45d	1	0.67mi
3220 Swann Rd Suitland, MD	2.0	1.0	648	$1,800	$2.78	22d	11	0.68mi
3215 Swann Rd Suitland, MD	1.0–2.0	1.0	753	$1,750	$2.32	19d	14	0.69mi
4400 Telfair Blvd Suitland, MD	1.0–3.0	1.0–2.0	1157	$2,412	$2.09	1d	13	0.70mi
3000 Victory Ln Hillcrest Heights, MD	2.0–3.0	1.0–2.0	1116	$1,695	$1.52	45d	1	0.81mi
5000 Lydianna Ln Suitland, MD	2.0	1.0–2.0	892	$1,550	$1.74	45d	1	0.86mi
4701 Old Soper Rd Camp Springs, MD	1.0–3.0	1.0–2.0	1300	$2,570	$1.98	1d	17	0.90mi
3506 Silver Park Dr Suitland, MD	1.0–2.0	1.0	949	$1,944	$2.05	1d	9	0.92mi
3501 Terrace Dr Hillcrest Heights, MD	1.0–2.0	1.0	800	$1,678	$2.10	1d	16	0.99mi
3516 Community Dr District Heights, MD	3.0	2.0	1096	$1,500	$1.37	7d	1	0.99mi
2901 Toles Park Dr Suitland, MD	1.0–2.0	1.0	740	$1,599	$2.16	45d	9	1.03mi
3613 Silver Park Dr Suitland, MD	1.0–3.0	1.0–2.0	1087	$1,895	$1.74	5d	10	1.04mi
3827 St Barnabas Rd Unit T Suitland, MD	2.0	1.0	992	$1,600	$1.61	5d	1	1.16mi
3825 Saint Barnabas Rd Unit T-202 Suitland, MD	2.0	1.0	1034	$1,800	$1.74	45d	1	1.16mi
3851 St Barnabas Rd Apt 201 Suitland, MD	2.0	1.0	1000	$2,295	$2.29	7d	1	1.16mi
6305 Hil-Mar Dr District Heights, MD	2.0	1.0	921	$1,825	$1.98	45d	1	1.16mi
5042 Silver Hill Ct District Heights, MD	1.0–2.0	1.0	852	$1,785	$2.09	3d	9	1.17mi
3807 St Barnabas Rd #104 Suitland, MD	2.0	1.0	1000	$1,999	$2.00	45d	1	1.18mi
6024 Surrey Square Ln District Heights, MD	1.0–3.0	1.0–2.0	1059	$1,796	$1.70	1d	23	1.21mi
3827 Saint Barnabas Rd Unit T103 Suitland, MD	2.0	1.0	979	$1,800	$1.84	17d	1	1.23mi
6310 Hil Mar Dr Unit 9-11 District Heights, MD	2.0	1.0	913	$1,750	$1.92	20d	1	1.25mi
3843 St Barnabas Rd Apt 104 Suitland, MD	2.0	2.0	998	$1,750	$1.75	7d	1	1.27mi
2641 Shadyside Ave Suitland, MD	1.0–3.0	1.0–1.5	860	$1,480	$1.72	4d	16	1.29mi
6311 Pennsylvania Ave District Heights, MD	1.0–2.0	1.0	791	$1,672	$2.11	1d	9	1.31mi
6501 Hil Mar Dr District Heights, MD	1.0–3.0	1.0–1.5	1014	$1,712	$1.69	45d	27	1.35mi
6525 Kenova St District Heights, MD	2.0	1.0	1075	$1,500	$1.40	45d	1	1.48mi
4221 28th Ave Marlow Heights, MD	1.0–2.0	1.0	698	$1,300	$1.86	45d	1	1.49mi
2900 Saint Clair Dr Temple Hills, MD	1.0–2.0	1.0	765	$1,425	$1.86	20d	1	1.49mi
3253 Walters Ln District Heights, MD	1.0–3.0	1.0–1.5	941	$1,705	$1.81	1d	16	1.50mi

HOA detail condo

• Monthly dues: $621 · $7,452/yr
• Likely covers: watertrashgaslandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-04
   status $115,000 Pending 5 DOM
2. 2026-06-03
   days on market $115,000 Active 5 DOM
3. 2026-06-02
   days on market $115,000 Active 4 DOM
4. 2026-06-01
   days on market $115,000 Active 3 DOM
5. 2026-05-31
   days on market $115,000 Active 2 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: $1,930 · $161/mo
• Projected year-2 tax: $1,930 · $161/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 24% 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: $21,346
• − Mortgage interest: −$6,442
• − Property taxes: −$1,930
• − Insurance: −$575
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − HOA: −$7,452
• − Depreciation: −$3,345
• Taxable loss: −$1,813
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $105/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

+103.5% since first listed

8 events — show timeline

• 2026-05-29 Listed $115,000 BRIGHT MLS
• 2014-12-31 Sold (Public Records) $37,500 Public Records
• 2005-10-19 Sold (Public Records) $124,900 Public Records
• 2005-10-19 Sold (Public Records) $124,900 Public Records
• 2004-08-13 Sold (Public Records) $66,000 Public Records
• 2004-08-13 Sold (Public Records) $66,000 Public Records
• 1999-11-22 Sold (Public Records) $52,000 Public Records
• 1986-02-06 Sold (Public Records) $56,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,930 · +14.8% YoY. Source: county tax records.