19027 Mills Choice Rd #4 · Montgomery Village, MD 20886

$200,000

2 bd · 2.0 ba · 1,121 sqft · Condo public records · 134 Days on market

Built 1968 $178/sqft · at area comps Est $208k · at est. $804/mo HOA · 37% 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 +9.2/15.0
• Cash flow +7.1/30.0
• 1% rule +5.9/10.0
• Appreciation +4.5/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Charming and inviting 2-bedroom, 2-bathroom unit nestled in the desirable Mills Choice community. Ideally located across from grocery store, bank and pharmacy for your convenience. This well-maintained garden-style apartment offers a cozy yet spacious 1,121 sq. ft. of living space, perfect for creating lasting memories. Step inside to find a warm ambiance enhanced by plush carpeting and upgraded countertops that add a touch of elegance to your daily life. The kitchen is equipped with modern stainless-steel appliances. Convenience is key with a large, stacked washer and dryer right in your unit, ensuring laundry days are hassle-free. The Mills Choice community boasts fantastic amenities, including a refreshing outdoor pool, a welcoming clubhouse, and beautifully maintained common grounds. Enjoy leisurely strolls in nearby parks or take advantage of the recreational facilities available to residents. With assigned parking and more than sufficient visitors parking. All utilities are included in condo fees.

Key facts

• $804 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (25.3% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $149k (25.3% below list) — sets the bar for cash-flow.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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

• It's been on market 134 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $78k; list at $200k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $149,433 (25.3% 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. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.09% ✓
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 7.6

CMA / ARV

• ARV (median comp): $208,036
• List price: $200,000
• Delta: -3.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.47×
• Total profit: $-29,822
• Equity at exit: $48,509

10-year hold

• IRR: -3.5%
• Equity multiple: 0.66×
• Total profit: $-19,302
• Equity at exit: $51,136

Cash invested: $56,000 (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 20886

• Home prices YoY: -0.4%
• Rents YoY: 4.3%
• Active inventory: 123
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$83
• HOA: −$804
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-286

Break-even live

Break-even rent $2,549

Max offer price $149,433

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19032 Mills Choice Rd #2 Gaithersburg, MD	2.0	2.0	1056	$2,035	$1.93	44d	1	0.04mi
19104 Mills Choice Rd Montgomery Village, MD	2.0	2.0	1121	$2,295	$2.05	15d	1	0.05mi
19016 Mills Choice Rd #5 Gaithersburg, MD	2.0	2.0	1121	$2,200	$1.96	44d	1	0.06mi
10026 Stedwick Rd #103 Gaithersburg, MD	1.0	1.0	1020	$1,490	$1.46	24d	1	0.08mi
19120 Mills Choice Rd #1 Gaithersburg, MD	2.0	2.0	1080	$2,300	$2.13	44d	1	0.15mi
10118 Little Pond Pl #5 Montgomery Village, MD	2.0	2.0	1121	$2,295	$2.05	44d	1	0.18mi
19002 Stedwick Dr Montgomery Village, MD	3.0	2.5	1452	$2,650	$1.83	14d	1	0.27mi
18730 Walkers Choice Rd #2 Gaithersburg, MD	2.0	2.0	1152	$2,395	$2.08	5d	1	0.34mi
18806 Walkers Choice Rd Apt 2 Montgomery Village, MD	2.0	2.0	1134	$2,025	$1.79	44d	1	0.36mi
916 Windbrooke Dr #916 Gaithersburg, MD	2.0	1.0	1250	$1,899	$1.52	44d	1	0.37mi
10260 Ridgeline Dr Montgomery Village, MD	2.0	1.5	978	$1,998	$2.04	17d	1	0.40mi
896 Windbrooke Dr Gaithersburg, MD	1.0	1.0	1113	$1,580	$1.42	24d	1	0.42mi
19319 Club House Rd #101 Gaithersburg, MD	2.0	2.0	1050	$2,220	$2.11	20d	1	0.43mi
18700 Walkers Choice Rd Montgomery Village, MD	1.0	1.0	650	$1,960	$3.02	20d	16	0.44mi
9912 Ridgeline Dr Montgomery Village, MD	2.0	1.5	978	$2,000	$2.04	44d	1	0.45mi
19323 Club House Rd #101 Montgomery Village, MD	2.0	2.0	1050	$1,845	$1.76	11d	1	0.47mi
337 Wye Mill Ct Gaithersburg, MD	3.0	3.5	1400	$2,499	$1.78	24d	1	0.49mi
10059 Ridgeline Dr Montgomery Village, MD	2.0	1.5	1010	$1,900	$1.88	24d	1	0.49mi
1430 Wake Forest Dr Gaithersburg, MD	3.0	2.5	1496	$2,600	$1.74	24d	1	0.50mi
19426 Brassie Pl Montgomery Village, MD	2.0	1.5	1080	$1,995	$1.85	44d	1	0.50mi
19419 Brassie Pl #102 Gaithersburg, MD	2.0	2.0	1015	$2,300	$2.27	44d	1	0.52mi
19423 Brassie Pl #201 Montgomery Village, MD	3.0	2.0	1050	$2,300	$2.19	44d	1	0.53mi
18624 Walkers Choice Rd Unit 6 Montgomery Village, MD	3.0	2.0	1455	$2,590	$1.78	44d	1	0.55mi
19427 Brassie Pl Montgomery Village, MD	2.0	1.0	854	$1,600	$1.87	24d	1	0.55mi
18512 Boysenberry Dr Unit 199 Montgomery Village, MD	2.0	2.0	914	$1,875	$2.05	5d	1	0.57mi
18512 Boysenberry Dr Montgomery Village, MD	2.0	2.0	914	$1,875	$2.05	4d	1	0.57mi
9900 Boysenberry Way Montgomery Village, MD	1.0	1.0	861	$1,695	$1.97	22d	1	0.59mi
19437 Brassie Pl Montgomery Village, MD	2.0	1.0	854	$1,900	$2.22	24d	1	0.60mi
19443 Brassie Pl #19443 Montgomery Village, MD	2.0	2.0	1050	$2,000	$1.90	19d	1	0.61mi
9905 Boysenberry Way Gaithersburg, MD	2.0	1.0–2.0	1016	$2,128	$2.09	3d	3	0.61mi
10060 Hellingly Pl #269 Montgomery Village, MD	1.0	1.0	801	$1,600	$2.00	24d	1	0.63mi
10004 Hellingly Pl Montgomery Village, MD	2.0	2.0	1304	$2,200	$1.69	44d	1	0.64mi
9652 Marston Ln Montgomery Village, MD	3.0	1.5	1320	$2,700	$2.05	3d	1	0.64mi
9962 Hellingly Pl #178 Montgomery Village, MD	2.0	2.0	1028	$2,099	$2.04	44d	1	0.66mi
405 Christopher Ave #39 Gaithersburg, MD	3.0	2.0	1287	$950	$0.74	44d	1	0.68mi
1156 Southern Night Ln Gaithersburg, MD	3.0	2.5	1280	$2,650	$2.07	20d	1	0.68mi
18728 Nathans Pl Unit 1 Montgomery Village, MD	3.0	2.0	1440	$2,400	$1.67	44d	1	0.69mi
9804 Hellingly Pl #103 Montgomery Village, MD	2.0	2.5	1298	$2,300	$1.77	44d	1	0.70mi
19349 Keymar Way Montgomery Village, MD	3.0	1.5	1244	$2,200	$1.77	44d	1	0.72mi
404 Christopher Ave Gaithersburg, MD	1.0–2.0	1.0–2.0	823	$2,110	$2.56	2d	27	0.72mi

HOA detail condo

• Monthly dues: $804 · $9,648/yr
• Likely covers: landscapingpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-13
   status $200,000 Pending 134 DOM
2. 2026-06-02
   status $200,000 Active Under Contract 134 DOM
3. 2026-06-01
   days on market $200,000 Active 134 DOM
4. 2026-05-31
   days on market $200,000 Active 133 DOM
5. 2026-04-10
   price $200,000 1018-char remark

   Show marketing remark (1018 chars)

   Charming and inviting 2-bedroom, 2-bathroom unit nestled in the desirable Mills Choice community. Ideally located across from grocery store, bank and pharmacy for your convenience. This well-maintained garden-style apartment offers a cozy yet spacious 1,121 sq. ft. of living space, perfect for creating lasting memories. Step inside to find a warm ambiance enhanced by plush carpeting and upgraded countertops that add a touch of elegance to your daily life. The kitchen is equipped with modern stainless-steel appliances. Convenience is key with a large, stacked washer and dryer right in your unit, ensuring laundry days are hassle-free. The Mills Choice community boasts fantastic amenities, including a refreshing outdoor pool, a welcoming clubhouse, and beautifully maintained common grounds. Enjoy leisurely strolls in nearby parks or take advantage of the recreational facilities available to residents. With assigned parking and more than sufficient visitors parking. All utilities are included in condo fees.

6. 2026-01-19
   listed $210,000 Active 1018-char remark

   Show marketing remark (1018 chars)

   Charming and inviting 2-bedroom, 2-bathroom unit nestled in the desirable Mills Choice community. Ideally located across from grocery store, bank and pharmacy for your convenience. This well-maintained garden-style apartment offers a cozy yet spacious 1,121 sq. ft. of living space, perfect for creating lasting memories. Step inside to find a warm ambiance enhanced by plush carpeting and upgraded countertops that add a touch of elegance to your daily life. The kitchen is equipped with modern stainless-steel appliances. Convenience is key with a large, stacked washer and dryer right in your unit, ensuring laundry days are hassle-free. The Mills Choice community boasts fantastic amenities, including a refreshing outdoor pool, a welcoming clubhouse, and beautifully maintained common grounds. Enjoy leisurely strolls in nearby parks or take advantage of the recreational facilities available to residents. With assigned parking and more than sufficient visitors parking. All utilities are included in condo fees.

7. 2026-01-17
   historical $210,000 1018-char remark

   Show marketing remark (1018 chars)

   Charming and inviting 2-bedroom, 2-bathroom unit nestled in the desirable Mills Choice community. Ideally located across from grocery store, bank and pharmacy for your convenience. This well-maintained garden-style apartment offers a cozy yet spacious 1,121 sq. ft. of living space, perfect for creating lasting memories. Step inside to find a warm ambiance enhanced by plush carpeting and upgraded countertops that add a touch of elegance to your daily life. The kitchen is equipped with modern stainless-steel appliances. Convenience is key with a large, stacked washer and dryer right in your unit, ensuring laundry days are hassle-free. The Mills Choice community boasts fantastic amenities, including a refreshing outdoor pool, a welcoming clubhouse, and beautifully maintained common grounds. Enjoy leisurely strolls in nearby parks or take advantage of the recreational facilities available to residents. With assigned parking and more than sufficient visitors parking. All utilities are included in condo fees.

8. 2025-12-26
   historical
9. 2025-10-09
   listed $225,000 Active
10. 2025-10-07
    historical
11. 2021-04-05
    historical
12. 2021-04-01
    price $165,000
13. 2021-03-29
    price $155,000
14. 2021-03-14
    listed $179,000 Active
15. 2001-07-26
    soldstatus $77,500
16. 1996-05-06
    soldstatus $69,900
17. 1984-01-13
    soldstatus $178,000

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$624/yr (+$52/mo · 67.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,241
• − Mortgage interest: −$11,203
• − Property taxes: −$932
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − HOA: −$9,648
• − Depreciation: −$5,818
• Taxable loss: −$6,558
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $-1,861/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

+12.4% since first listed

13 events — show timeline

• 2026-04-10 Price Changed $200,000 BRIGHT MLS
• 2026-01-19 Listed $210,000 BRIGHT MLS
• 2026-01-17 Coming Soon $210,000 BRIGHT MLS
• 2025-12-26 Listing Removed — BRIGHT MLS
• 2025-10-09 Listed $225,000 BRIGHT MLS
• 2025-10-07 Coming Soon — BRIGHT MLS
• 2021-04-05 Listing Removed — BRIGHT MLS
• 2021-04-01 Price Changed $165,000 BRIGHT MLS
• 2021-03-29 Price Changed $155,000 BRIGHT MLS
• 2021-03-14 Listed $179,000 BRIGHT MLS
• 2001-07-26 Sold (Public Records) $77,500 Public Records
• 1996-05-06 Sold (Public Records) $69,900 Public Records
• 1984-01-13 Sold (Public Records) $178,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $932 · +19.9% YoY. Source: county tax records.