“Prince George’s County” is the basis play in the DC metro — Metro corridors, University of Maryland spillover, and brick duplex stock at fraction of DC rowhouse cost. Hard money lenders in Prince George’s County MD fund value-add where yield math beats premium Montgomery and DC flip spreads.
County-wide diligence varies — Hyattsville, College Park, and Greenbelt attract volume; Bowie and Laurel offer suburban SFR flips. Block walk remains mandatory on transitional streets. PG County duplexes often clear DSCR at 1.10–1.18 at lower basis than any DC ward — the yield case for cross-river deployment.
Investor profile (2026)
| Corridor | Buy | Rehab | Stabilized gross |
|---|---|---|---|
| Metro-adjacent duplex | $320K–$450K | $65K–$110K | $3,200–$4,200/mo |
| Hyattsville row/duplex | $350K–$520K | $75K–$130K | $3,500–$4,600/mo |
| Suburban SFR (Bowie) | $380K–$520K | $60K–$100K | Flip to O-O |
| Small MF | $480K–$720K | $90K–$160K | $5,800–$7,500/mo |
2026 price and rehab bands
| Asset | Acquisition | Rehab | ARV / rent |
|---|---|---|---|
| Duplex value-add | $320K–$440K | $65K–$105K | $3,200–$4,000/mo |
| Duplex heavy | $380K–$500K | $85K–$125K | $3,800–$4,800/mo |
| SFR flip | $380K–$500K | $55K–$95K | ARV $520K–$650K |
Market thesis
PG County is yield lane vs Bethesda premium. Pair with Hyattsville for city-specific thesis. Maryland: fix and flip Maryland.
Jaken Finance Group Prince George’s County loan terms
- Rates: 8.99%–13.5% interest-only. Hyattsville, College Park, and Bowie do not get separate rate cards. The file does.
- Leverage: up to 100% of cost on qualified files, capped at 75% of after-repair value. A heavy gut with lead-safe work often prices under that maximum.
- Loan amounts: sized to the building. Prince George’s County luxury and jumbo requests can be reviewed through $10 million with leverage quoted per file. Qualified full-cost funding stays within $2.5M and the 75% finished-value limit.
- Term: 6–12 months. A county rental license and lead work can use much of that term.
- Close: 7–10 business days when the scope and the entity are complete.
- Focus: Route 1 duplex, Oxon Hill SFR near Metro, Bowie townhomes — separate DC spillover comps from true PG basis
Worked example: Hyattsville-adjacent county duplex BRRRR
College Park duplex: $365,000 acquire, $88,000 rehab — both sides kitchen/bath, electrical panel, HVAC side B. Stabilized: $3,950/mo gross ($2,050 + $1,900) · DSCR at 70% LTV on $525K appraisal — 1.14 ratio · 7-day close.
Tenant mix: Side A leased to UMD grad student 12-month; Side B to Metro commuter couple — vacancy modeled at 7% in DSCR file.
Prince George’s County diligence and risks
Block variation — county-wide averages mislead. Reassessment post-rehab. Permit paths vary by municipality. Insurance on older stock.
Metro-adjacent vs suburban PG
Metro-adjacent duplexes in Hyattsville, College Park, and Greenbelt support BRRRR at lower basis than DC. Bowie and Laurel suburban SFR flips trade O-O velocity over yield — different comp sets, same hard money structure.
Municipal permit jurisdiction
“Prince George’s County” spans incorporated cities and county unincorporated land — permit paths differ. Hyattsville city permits are not the same as county DPS for unincorporated parcels. Confirm jurisdiction at LOI, not at Draw 1.
PG County vs DC TOPA advantage
Maryland holds avoid DC TOPA timelines and 2%+ DC recordation — major advantage for sponsors recycling capital from DC flips into PG BRRRR. Model lease-up under Maryland law, not RLTO expense loads.
Bowie suburban flip lane
Bowie SFR stock at $380K–$520K acquisition supports O-O flip exits to families priced out of Montgomery west — different from Metro-adjacent duplex BRRRR. Hard money structure is identical; comp discipline is not.
Draw schedule: PG County duplex rehab
| Draw | Milestone | Typical release | Scope |
|---|---|---|---|
| Draw 1 | Close + 14 days | 30% | Demo, permits, electric both sides |
| Draw 2 | Mechanicals | 35% | HVAC, plumbing, roof |
| Draw 3 | Finish | 35% | Kitchens, baths, floors |
Duplex $88K rehab: 80–110 days. College Park leases turn fastest July–September aligned with UMD academic calendar. Budget 10% mechanical contingency on pre-1970 stock.
Pre-qual checklist: Prince George’s County
- Contract 10-day close
- Municipality identified — PG has multiple permit jurisdictions
- GC scope per unit
- Rent comps
- Block walk
- Entity + reserves
- Title
- Insurance
Related programs
- Fix and flip loans Prince George’s County MD
- Hard money lenders Hyattsville MD
- Hard money lenders Maryland
- Hard money lenders Washington DC
Seasonality and contractor scheduling
Exterior-heavy Prince George’s County MD rehabs slip in cold months — model mechanical-first draw releases and pad IO reserve November through March.
Prince George’s County MD hold files benefit from summer lease-up — model appraisal and DSCR application after Q2–Q3 relocation demand, not winter MTM rent.
Prince George’s County MD bridge files need weather buffer in carry — 30–45 days on facade and roof lines prevents draw-schedule stall in winter.
Frequently asked questions
Why do investors target Prince George’s County?
Lower basis than Montgomery and DC with Metro adjacency on select corridors — yield-focused BRRRR and flip math.
Which PG corridors fit hard money?
Hyattsville, College Park, Greenbelt, Bowie — block diligence varies; walk deals on transitional streets.
Does DC TOPA apply in PG County?
No. Maryland state landlord law applies — major advantage vs DC holds for DSCR underwriting.
Typical duplex basis in 2026?
Distressed duplexes $320K–$480K with $65K–$120K rehab on value-add scope.
Prince George’s County — lead paint and duplex per-side rent
PG County lead-safe scope on a pre-1978 duplex adds $8K–$18K. Put that cost in the budget before you ask for 100% of cost. The loan is still capped at 75% of after-repair value. Underwrite per-side rent on duplex refi, not gross building rent — DSCR DC spillover differs from true PG basis.
Separate Oxon Hill Metro adjacency from Bowie townhome comps — appraiser discipline cuts $15K–$30K when mixed.
Pre-qualify for Prince George’s County financing · (833) 264-7776
Prince George’s County — basis vs. DC premium split (2026)
PG County files win on sub-$350K SFR and duplex basis with no DC TOPA delay — but reassessment and block diligence still kill thin deals. College Park / Greenbelt / Hyattsville corridors need separate comp sets.
Legal basement units require CO for DSCR — same rule as DC. Bridge 8.99%–13.5% IO · DC hub compare · (833) 264-7776.
Underwriting anchor: College Park duplex: $365,000 acquire, $88,000 rehab — both sides kitchen/bath, electrical panel, HVAC side B. Use Prince George’s sold comps, the carrier quote, and the reassessment on this parcel before you pick the interest-only term.
Prince George’s County shares a division with the District
OMB Bulletin No. 23-01 (July 21, 2023) puts Prince George’s County in the Washington, DC-MD metropolitan division, with the District of Columbia and Charles County. Montgomery County is in the Frederick-Gaithersburg-Bethesda division. A Bethesda sale is a different division. Do not import it to support a Hyattsville duplex.
The FHFA purchase-only index for the Washington, DC-MD division was 412.30 in 2026 Q2, seasonally adjusted. It was 416.54 a year earlier, a decline of 1.02%. From 384.94 in 2021 Q2, the gain is only 7.1%. Maryland statewide rose 1.03% over the latest year, to 368.88. The South Atlantic division rose 1.8% from July 2025 to July 2026. Metro and state figures: FHFA HPI datasets. Division figure: the September 29, 2026 FHFA report.
A flat or falling index means the yield has to come from basis and rent. It will not come from a rising comp between contract and refinance.
Maryland’s deposit cap and transfer tax
Maryland Real Property § 8-203 generally bars a security deposit above one month’s rent per unit. A deposit up to two months is allowed only if the tenant has qualified for utility assistance, the lease requires utility payments to the landlord, and both sides agree in writing. Interest, once the deposit has been held at least six months, is the greater of the one-year Treasury yield or 1.5% a year. The landlord returns the deposit within 45 days after the tenancy ends. The money goes into a Maryland account within 30 days of receipt. This describes the statute. It is not advice on your lease.
The state transfer tax is 0.5% of consideration under Tax-Property § 13-203. Consideration includes a mortgage the buyer assumes. On the illustration’s $365,000 purchase, 0.5% is $1,825. County recordation is a separate tax. Tax-Property § 12-102 imposes it. The county rate is not in that section. Get the Prince George’s rate from the clerk before you model net proceeds.
TOPA is a District statute
D.C. Code § 42-3404.02 gives tenants an opportunity to purchase before the owner of a housing accommodation sells, or before certain notices to vacate for demolition. That section is District of Columbia law. A sale in Prince George’s County is not a TOPA sale under that section. You still follow Maryland landlord rules. You do not import a District tenant-purchase timeline into a College Park contract.
District recordation is also a different bill. D.C. Code § 42-1103 starts the tax on a deed at 1.1% of consideration and points to a further tax in subsection (a-4). Add those pieces before you compare a District closing to a Maryland one. The site guide is DC recordation and transfer tax.
Maryland’s loss record, and the College Park loan size
From 1980 through 2024, Maryland was affected by 85 billion-dollar weather and climate disasters, CPI-adjusted. 38 were severe storms and 15 were tropical cyclones. The long-run average is 1.9 events a year. The 2020–2024 average is 5.6. Source: NOAA NCEI, Maryland.
Price wind and flood from the carrier quote on the parcel. The state count tells you the quote can move. It does not set the premium.
The College Park illustration is $365,000 plus $88,000 of rehab, or $453,000 of cost. Seventy-five percent of the $525,000 appraisal is $393,750. A request for 100% of cost would miss the value cap. The loan at 75% of that appraisal is $393,750. The rest of the cost is cash, along with interest and closing costs. At 8.99% interest-only, one month on $393,750 is about $2,950. Six months is about $17,699. At 13.5%, one month is about $4,430. Six months is about $26,578. Keep the purchase price and the rehab budget. Fund the lower cap.
Packet for a Prince George’s duplex
Name the permit office before draw one. A Hyattsville city permit is not a county permit on unincorporated land. Send a scope for each side, rent comps for each side, and a block walk note. Separate Oxon Hill from Bowie. Add the insurance quote and the Maryland deposit terms you will actually use, including the one-month cap unless the utility-assistance exception is in writing. Jaken Finance Group targets a close in 7 to 10 business days when that packet is complete. Call (833) 264-7776 before you treat a District closing statement as the model for this county. Rates, terms and conditions offered only to qualified borrowers and are subject to change without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.