7761 Heritage Farm Dr · Montgomery Village, MD 20886

$515,000

4 bd · 3.5 ba · 2,532 sqft · Townhouse public records · 6 Days on market

Built 1993 3,060 sqft lot Est $549k · 6% under $150/mo HOA · 4% 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).

• ARV discount +10.3/15.0
• Cash flow +9.8/30.0
• Appreciation +4.5/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

ORIG OWNER OF FORMER MODEL HOME, GRACIOUS & BRIGHT HUGE END LOT W/ 4 BDRMS 3.5 BATHS. ELEGANTLY FINISHED WALKOUT BSMNT TO FENCED GARDEN W/ LANDSCAPING. LG DECK & PATIO. HRDWD FLRS/STAIRS, GRANITE COUNTERS, SS APPLIANCES, RECENTLY UPGRADED HVAC, WIRED ALARM SYSTEM, CATHEDRAL CEILING MASTER BD/BATH, SKYLIGHTS MSTR BATH, JACUZZI TUB, DESIGNER WINDOW TRTMNTS, CERAMIC TILE IN BATHS, BRKFST RM & LG FOYER,

Key facts

• $150 HOA
• 2 parking spots
• Built 1993

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $515k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $457k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $401k (22.1% below list).
• Recommended offer: $401k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.2% in Montgomery Village — 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 62/100 on livability (#318 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools F, crime D-, amenities F.
• Montgomery County Public Schools (suburban): math 27% / reading 45% proficiency, ranked #3 of 24 in MD (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 123 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,880 units permitted in Montgomery County in 2024 (2,054 in 5+ unit buildings).
• At $4,011/mo this rent would consume 49% of the median local household income ($99k/yr) (locally 1600% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Montgomery County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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.

Risks & watch-outs

• 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 $401,053 (22.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $549,444
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7761 Heritage Farm Dr	0.00mi	4/3.5	2,532 (0%)	1mo	$515,000	$203	99
7728 Heritage Farm Dr	0.07mi	3/3.5 (-1)	2,272 (-10%)	1mo	$510,000	$224	74
7714 Battery Bend Way	0.07mi	4/3.5	2,442 (-4%)	24mo	$566,500	$232	71
13 Battery Bend Ct	0.14mi	3/3.0 (-1)	2,538 (+0%)	21mo	$550,000	$217	68
9 Battery Bend Ct	0.14mi	3/3.0 (-1)	2,354 (-7%)	16mo	$545,000	$232	62
6 Battery Bend Ct	0.10mi	4/3.5	2,224 (-12%)	22mo	$465,000	$209	57
7566 Elioak Ter	0.49mi	3/3.5 (-1)	2,412 (-5%)	16mo	$515,000	$214	51
15 Augustine Ct	0.31mi	3/3.0 (-1)	2,244 (-11%)	23mo	$511,000	$228	41
7552 Elioak Ter	0.48mi	3/3.5 (-1)	2,160 (-15%)	18mo	$455,000	$211	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.98% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.63×
• Total profit: $-53,883
• Equity at exit: $124,911

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-9,334
• Equity at exit: $131,674

Cash invested: $144,200 (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 20886

• Home prices YoY: -0.4%
• Rents YoY: 4.3%
• Active inventory: 123
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $4,011 high
• Mortgage (P&I): −$2,701
• Tax from tax record: −$431 /mo · $5,170/yr
• Insurance: −$215
• HOA: −$150
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $-328

Break-even live

Break-even rent $4,425

Max offer price $457,094

Occupancy floor —

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7501 Sawgrass Ter Montgomery Village, MD	4.0	2.5	3286	$5,200	$1.58	43d	1	0.23mi
2 Cinnabar Ct Gaithersburg, MD	4.0	3.5	1776	$3,850	$2.17	22d	1	0.51mi
19832 Mayhill Ter Gaithersburg, MD	3.0	2.5	1926	$3,400	$1.77	12d	1	0.69mi
7416 Kilcreggan Ter Gaithersburg, MD	3.0	2.5	1860	$2,750	$1.48	43d	1	0.85mi
8719 Delcris Dr Montgomery Village, MD	3.0	2.5	2222	$4,000	$1.80	43d	1	1.14mi
20409 Remsbury Pl Montgomery Village, MD	5.0	3.5	2634	$3,500	$1.33	43d	1	1.29mi
20324 Butterwick Way Montgomery Village, MD	4.0	3.5	2806	$3,200	$1.14	24d	1	1.31mi
8812 Alliston Hollow Way Gaithersburg, MD	5.0	3.5	2252	$3,500	$1.55	22d	1	1.50mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: landscaping

Listing history 15 events

1. 2026-05-11
   soldstatus $515,000
2. 2026-04-20
   status Pending
3. 2026-04-14
   listed $515,000 Active
4. 2026-03-23
   historical $515,000
5. 2015-10-14
   soldstatus $364,500
6. 2015-09-26
   historical 420-char remark

   Show marketing remark (420 chars)

   ORIG OWNER OF FORMER MODEL HOME, GRACIOUS & BRIGHT HUGE END LOT W/ 4 BDRMS 3.5 BATHS. ELEGANTLY FINISHED WALKOUT BSMNT TO FENCED GARDEN W/ LANDSCAPING. LG DECK & PATIO. HRDWD FLRS/STAIRS, GRANITE COUNTERS, SS APPLIANCES, RECENTLY UPGRADED HVAC, WIRED ALARM SYSTEM, CATHEDRAL CEILING MASTER BD/BATH, SKYLIGHTS MSTR BATH, JACUZZI TUB, DESIGNER WINDOW TRTMNTS, CERAMIC TILE IN BATHS, BRKFST RM & LG FOYER,

7. 2015-09-25
   soldstatus $364,500 Sold 420-char remark

   Show marketing remark (420 chars)

   ORIG OWNER OF FORMER MODEL HOME, GRACIOUS & BRIGHT HUGE END LOT W/ 4 BDRMS 3.5 BATHS. ELEGANTLY FINISHED WALKOUT BSMNT TO FENCED GARDEN W/ LANDSCAPING. LG DECK & PATIO. HRDWD FLRS/STAIRS, GRANITE COUNTERS, SS APPLIANCES, RECENTLY UPGRADED HVAC, WIRED ALARM SYSTEM, CATHEDRAL CEILING MASTER BD/BATH, SKYLIGHTS MSTR BATH, JACUZZI TUB, DESIGNER WINDOW TRTMNTS, CERAMIC TILE IN BATHS, BRKFST RM & LG FOYER,

8. 2015-09-25
   soldstatus $364,500 420-char remark

   Show marketing remark (420 chars)

   ORIG OWNER OF FORMER MODEL HOME, GRACIOUS & BRIGHT HUGE END LOT W/ 4 BDRMS 3.5 BATHS. ELEGANTLY FINISHED WALKOUT BSMNT TO FENCED GARDEN W/ LANDSCAPING. LG DECK & PATIO. HRDWD FLRS/STAIRS, GRANITE COUNTERS, SS APPLIANCES, RECENTLY UPGRADED HVAC, WIRED ALARM SYSTEM, CATHEDRAL CEILING MASTER BD/BATH, SKYLIGHTS MSTR BATH, JACUZZI TUB, DESIGNER WINDOW TRTMNTS, CERAMIC TILE IN BATHS, BRKFST RM & LG FOYER,

9. 2015-08-26
   status Contract 420-char remark

   Show marketing remark (420 chars)

   ORIG OWNER OF FORMER MODEL HOME, GRACIOUS & BRIGHT HUGE END LOT W/ 4 BDRMS 3.5 BATHS. ELEGANTLY FINISHED WALKOUT BSMNT TO FENCED GARDEN W/ LANDSCAPING. LG DECK & PATIO. HRDWD FLRS/STAIRS, GRANITE COUNTERS, SS APPLIANCES, RECENTLY UPGRADED HVAC, WIRED ALARM SYSTEM, CATHEDRAL CEILING MASTER BD/BATH, SKYLIGHTS MSTR BATH, JACUZZI TUB, DESIGNER WINDOW TRTMNTS, CERAMIC TILE IN BATHS, BRKFST RM & LG FOYER,

10. 2015-07-09
    listed $379,000 Active 420-char remark

    Show marketing remark (420 chars)

    ORIG OWNER OF FORMER MODEL HOME, GRACIOUS & BRIGHT HUGE END LOT W/ 4 BDRMS 3.5 BATHS. ELEGANTLY FINISHED WALKOUT BSMNT TO FENCED GARDEN W/ LANDSCAPING. LG DECK & PATIO. HRDWD FLRS/STAIRS, GRANITE COUNTERS, SS APPLIANCES, RECENTLY UPGRADED HVAC, WIRED ALARM SYSTEM, CATHEDRAL CEILING MASTER BD/BATH, SKYLIGHTS MSTR BATH, JACUZZI TUB, DESIGNER WINDOW TRTMNTS, CERAMIC TILE IN BATHS, BRKFST RM & LG FOYER,

11. 1999-10-18
    historical
12. 1999-09-26
    listed
13. 1999-07-08
    historical
14. 1999-05-26
    listed
15. 1993-06-18
    soldstatus $520,000

ⓘ 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: $5,170 · $431/mo
• Projected year-2 tax: $5,392 · $449/mo
• Expected delta: +$222/yr (+$18/mo · 4.3%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,126
• − Mortgage interest: −$28,848
• − Property taxes: −$5,170
• − Insurance: −$2,575
• − Repairs & maintenance: −$3,850
• − Management: −$3,850
• − HOA: −$1,800
• − Depreciation: −$14,982
• Taxable loss: −$12,948
• Est. tax savings @ 24.0%: +$3,108
• After-tax cash flow: $-826/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: Montgomery County Public Schools
• NCES district ID: 2400480
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $97,191
• Composite: 35.62/100
• National rank: #4889
• State rank: #3 of 24 in MD

Livability — Montgomery Village

• Score: 62/100
• State rank: #318
• US rank: #16536

Category grades

Amenities F Commute F Cost of living F Crime D- Employment A+ Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery Village, MD
• County: Montgomery County · 961,106 people
• City population: 34,718
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 34,718
• Household income: $98,542
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1600.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 1,173,231 people
• By 2030: 1,237,402 · +5.5%
• By 2040: 1,365,115 · +16.4%
• By 2050: 1,491,592 · +27.1%
• By 2075: 1,803,893 · +53.8%
• By 2100: 2,035,619 · +73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 35% Black 23% White 23% Asian 14% Two or more races 12% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 1% Estonian 1% Lithuanian 1%
• Foreign-born: 35% · Canada, China, Guatemala
• Languages at home: 46% English-only · Spanish 32% Other Indo-European 6% French/Haitian/Cajun 3%

Political lean MEDSL · Montgomery

• 2024 margin: Solid D (+53.3) · D 75.2% · R 21.9% · Other 2.9%
• 2008→2024 swing: +8.7pp toward D · 2008: 44.6pp · 2024: 53.3pp
• All cycles: 2024: D+53.3 2020: D+59.6 2016: D+55.5 2012: D+43.4 2008: D+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.98%
• Current HPI: 272.9687
• Rent YoY: ▲ 4.27%
• 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

-1.0% since first listed

15 events — show timeline

• 2026-05-11 Sold (Public Records) $515,000 Public Records
• 2026-04-20 Pending — BRIGHT MLS
• 2026-04-14 Listed $515,000 BRIGHT MLS
• 2026-03-23 Coming Soon $515,000 BRIGHT MLS
• 2015-10-14 Sold (Public Records) $364,500 Public Records
• 2015-09-26 Delisted — MRIS
• 2015-09-25 Sold (MLS) $364,500 BRIGHT MLS
• 2015-09-25 Sold (MLS) $364,500 MRIS
• 2015-08-26 Pending — MRIS
• 2015-07-09 Listed $379,000 MRIS
• 1999-10-18 Delisted — MRIS
• 1999-09-26 Listed — MRIS
• 1999-07-08 Delisted — MRIS
• 1999-05-26 Listed — MRIS
• 1993-06-18 Sold (Public Records) $520,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,170 · +12.5% YoY. Source: county tax records.