2503 Mcveary Ct Unit 11BA · Aspen Hill, MD 20906

$215,000

2 bd · 2.0 ba · 922 sqft · Condo public records · 425 Days on market

Built 1988 $233/sqft · 20% below area Est $269k · 20% under $565/mo HOA · 27% 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 +15.0/15.0
• Cash flow +7.0/30.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A spacious open-concept living plan featuring two bedrooms and two bathrooms, situated in a well-organized and vibrant community with excellent amenities. The unit boasts generously sized bedrooms and is conveniently located within 2–5 miles of major transportation corridors, including Route 200, I-95, and Route 29. Most notably, it is just 3 miles from the Glenmont Metro. Your client will appreciate all that this unit has to offer. New Appliances installed. Previous contract collapsed

Key facts

• Excellent amenities
• Glenmont metro
• Conveniently located

Tags

• OPEN-CONCEPT LIVING PLAN
• WELL-ORGANIZED COMMUNITY
• EXCELLENT AMENITIES
• CONVENIENTLY LOCATED
• MAJOR TRANSPORTATION CORRIDORS
• GLENMONT METRO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (1.4% below list).
• Recommended offer: $159k (26.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.6% in Aspen Hill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#168 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-, commute B; Watch: health & safety C-, crime D+, schools 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 flat; 240 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 425 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $215k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,098 (26.0% 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 425 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.99% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 8.5

CMA / ARV

• ARV (median comp): $268,937
• List price: $215,000
• Delta: -20.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.24% rent growth · sell at horizon

5-year hold

• IRR: -31.4%
• Equity multiple: -0.00×
• Total profit: $-60,379
• Equity at exit: $32,057

10-year hold

• IRR: -63.8%
• Equity multiple: -0.65×
• Total profit: $-99,380
• Equity at exit: $18,589

Cash invested: $60,200 (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 20906

• Rents YoY: 0.2%
• Active inventory: 240
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$209 /mo · $2,505/yr
• Insurance: −$90
• HOA: −$565
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-316

Break-even live

Break-even rent $2,520

Max offer price $159,098

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14905 Cleese Ct Unit E Silver Spring, MD	3.0	2.0	1040	$2,300	$2.21	43d	1	0.05mi
2407 Normandy Square Pl Unit A Aspen Hill, MD	3.0	2.0	1046	$2,300	$2.20	43d	1	0.07mi
2601 Camelback Ln #12 Silver Spring, MD	2.0	2.0	1057	$2,250	$2.13	5d	1	0.31mi
2607 Camelback Ln #6 Silver Spring, MD	3.0	2.0	978	$2,600	$2.66	20d	1	0.33mi
2800 Clear Shot Dr #5 Silver Spring, MD	2.0	2.0	939	$1,900	$2.02	17d	1	0.35mi
14203 Wolf Creek Pl Unit 4-23 Silver Spring, MD	2.0	2.0	935	$1,850	$1.98	18d	1	0.37mi
2921 N Leisure World Blvd Unit 1-303 Silver Spring, MD	1.0	1.5	803	$1,850	$2.30	18d	1	0.38mi
2806 Clear Shot Dr #3 Silver Spring, MD	3.0	2.0	1047	$2,200	$2.10	5d	1	0.42mi
2806 Clear Shot Dr Aspen Hill, MD	3.0	2.0	1047	$2,200	$2.10	7d	1	0.42mi
14201 Woolen Oak Ct Unit 9-32 Aspen Hill, MD	2.0	2.0	968	$1,975	$2.04	43d	1	0.46mi
14201 Woolen Oak Ct Unit 10-32 Aspen Hill, MD	2.0	2.0	864	$1,950	$2.26	15d	1	0.46mi
15310 Beaverbrook Ct Unit 89-1B Silver Spring, MD	1.0	1.0	867	$1,950	$2.25	15d	1	0.57mi
3210 N Leisure World Blvd #514 Silver Spring, MD	2.0	2.0	1090	$2,350	$2.16	24d	1	0.86mi
15101 Interlachen Dr Unit 1-820 Silver Spring, MD	2.0	2.0	980	$2,275	$2.32	3d	1	0.90mi
15100 Interlachen Dr Apt 815 Silver Spring, MD	2.0	2.0	1115	$2,300	$2.06	43d	1	0.97mi
15100 Interlachen Dr Unit 4-111 Silver Spring, MD	1.0	1.0	945	$2,150	$2.28	24d	1	0.97mi
3004 Bel Pre Rd Aspen Hill, MD	1.0–2.0	1.0–2.0	945	$2,200	$2.33	2d	14	1.06mi
3310 N Leisure World Blvd #625 Silver Spring, MD	2.0	2.0	1115	$2,350	$2.11	4d	1	1.10mi
3310 N Leisure World Blvd Unit 6-629 Silver Spring, MD	1.0	1.0	850	$1,900	$2.24	43d	1	1.10mi
14120 Weeping Willow Dr Silver Spring, MD	1.0–3.0	1.0–2.0	1030	$1,900	$1.84	1d	153	1.27mi
3850 Clara Downey Ave #24 Silver Spring, MD	2.0	2.0	1040	$2,850	$2.74	18d	1	1.33mi
3750 Bel Pre Rd Silver Spring, MD	1.0	1.0	722	$1,724	$2.39	18d	2	1.46mi
14233 Grand Pre Rd Unit A1 Aspen Hill, MD	1.0	1.0	1000	$1,500	$1.50	5d	1	1.49mi
14229 Grand Pre Rd #304 Aspen Hill, MD	2.0	2.0	1000	$1,925	$1.93	24d	1	1.50mi

HOA detail condo

• Monthly dues: $565 · $6,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $215,000 Active 425 DOM
2. 2026-06-17
   days on market $215,000 Active 424 DOM
3. 2026-06-16
   days on market $215,000 Active 423 DOM
4. 2026-06-15
   days on market $215,000 Active 422 DOM
5. 2026-06-13
   days on market $215,000 Active 420 DOM
6. 2026-06-09
   days on market $215,000 Active 416 DOM
7. 2026-06-08
   days on market $215,000 Active 415 DOM
8. 2026-06-07
   days on market $215,000 Active 414 DOM
9. 2026-06-03
   days on market $215,000 Active 410 DOM
10. 2026-06-02
    days on market $215,000 Active 409 DOM
11. 2026-06-01
    days on market $215,000 Active 408 DOM
12. 2026-05-31
    days on market $215,000 Active 407 DOM
13. 2026-05-09
    price $215,000 496-char remark

    Show marketing remark (496 chars)

    A spacious open-concept living plan featuring two bedrooms and two bathrooms, situated in a well-organized and vibrant community with excellent amenities. The unit boasts generously sized bedrooms and is conveniently located within 2–5 miles of major transportation corridors, including Route 200, I-95, and Route 29. Most notably, it is just 3 miles from the Glenmont Metro. Your client will appreciate all that this unit has to offer. New Appliances installed. Previous contract collapsed

14. 2026-02-09
    price $225,000 496-char remark

    Show marketing remark (496 chars)

    A spacious open-concept living plan featuring two bedrooms and two bathrooms, situated in a well-organized and vibrant community with excellent amenities. The unit boasts generously sized bedrooms and is conveniently located within 2–5 miles of major transportation corridors, including Route 200, I-95, and Route 29. Most notably, it is just 3 miles from the Glenmont Metro. Your client will appreciate all that this unit has to offer. New Appliances installed. Previous contract collapsed

15. 2026-01-03
    price $235,000 496-char remark

    Show marketing remark (496 chars)

    A spacious open-concept living plan featuring two bedrooms and two bathrooms, situated in a well-organized and vibrant community with excellent amenities. The unit boasts generously sized bedrooms and is conveniently located within 2–5 miles of major transportation corridors, including Route 200, I-95, and Route 29. Most notably, it is just 3 miles from the Glenmont Metro. Your client will appreciate all that this unit has to offer. New Appliances installed. Previous contract collapsed

16. 2026-01-03
    status Active 496-char remark

    Show marketing remark (496 chars)

    A spacious open-concept living plan featuring two bedrooms and two bathrooms, situated in a well-organized and vibrant community with excellent amenities. The unit boasts generously sized bedrooms and is conveniently located within 2–5 miles of major transportation corridors, including Route 200, I-95, and Route 29. Most notably, it is just 3 miles from the Glenmont Metro. Your client will appreciate all that this unit has to offer. New Appliances installed. Previous contract collapsed

17. 2025-12-31
    historical 496-char remark

    Show marketing remark (496 chars)

    A spacious open-concept living plan featuring two bedrooms and two bathrooms, situated in a well-organized and vibrant community with excellent amenities. The unit boasts generously sized bedrooms and is conveniently located within 2–5 miles of major transportation corridors, including Route 200, I-95, and Route 29. Most notably, it is just 3 miles from the Glenmont Metro. Your client will appreciate all that this unit has to offer. New Appliances installed. Previous contract collapsed

18. 2025-05-29
    status Active 496-char remark

    Show marketing remark (496 chars)

    A spacious open-concept living plan featuring two bedrooms and two bathrooms, situated in a well-organized and vibrant community with excellent amenities. The unit boasts generously sized bedrooms and is conveniently located within 2–5 miles of major transportation corridors, including Route 200, I-95, and Route 29. Most notably, it is just 3 miles from the Glenmont Metro. Your client will appreciate all that this unit has to offer. New Appliances installed. Previous contract collapsed

19. 2025-05-15
    historical Active Under Contract 496-char remark

    Show marketing remark (496 chars)

    A spacious open-concept living plan featuring two bedrooms and two bathrooms, situated in a well-organized and vibrant community with excellent amenities. The unit boasts generously sized bedrooms and is conveniently located within 2–5 miles of major transportation corridors, including Route 200, I-95, and Route 29. Most notably, it is just 3 miles from the Glenmont Metro. Your client will appreciate all that this unit has to offer. New Appliances installed. Previous contract collapsed

20. 2025-04-02
    listed $249,900 Active 496-char remark

    Show marketing remark (496 chars)

    A spacious open-concept living plan featuring two bedrooms and two bathrooms, situated in a well-organized and vibrant community with excellent amenities. The unit boasts generously sized bedrooms and is conveniently located within 2–5 miles of major transportation corridors, including Route 200, I-95, and Route 29. Most notably, it is just 3 miles from the Glenmont Metro. Your client will appreciate all that this unit has to offer. New Appliances installed. Previous contract collapsed

21. 2007-07-29
    historical
22. 2007-07-26
    price
23. 2007-07-13
    price
24. 2007-07-06
    listed
25. 2001-05-09
    soldstatus $89,999
26. 2001-04-30
    soldstatus $89,000
27. 2001-04-01
    historical
28. 2001-03-27
    listed $89,999
29. 1996-03-21
    soldstatus $74,000
30. 1988-12-29
    soldstatus $84,990

ⓘ 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: $2,505 · $209/mo
• Projected year-2 tax: $2,505 · $209/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $25,433
• − Mortgage interest: −$12,043
• − Property taxes: −$2,505
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$6,780
• − Depreciation: −$6,255
• Taxable loss: −$7,294
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $-2,047/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 — Aspen Hill

• Score: 70/100
• State rank: #168
• US rank: #7559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aspen Hill, MD
• County: Montgomery County · 961,106 people
• City population: 102,654
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 70,595
• Household income: $97,521
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2967.0

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 0.76)
• Race & ethnicity: Hispanic / Latino 32% White 26% Black 25% Asian 11% Two or more races 10%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Estonian 2% Romanian 2% Scotch-Irish 1%
• Foreign-born: 42% · Canada, South Korea, Vietnam
• Languages at home: 46% English-only · Spanish 30% Other Indo-European 6% French/Haitian/Cajun 2%

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: ▼ -366.58%
• Current HPI: 256.9059
• Rent YoY: ▲ 0.24%
• 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

+153.0% since first listed

18 events — show timeline

• 2026-05-09 Price Changed $215,000 BRIGHT MLS
• 2026-02-09 Price Changed $225,000 BRIGHT MLS
• 2026-01-03 Price Changed $235,000 BRIGHT MLS
• 2026-01-03 Relisted — BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-05-29 Relisted — BRIGHT MLS
• 2025-05-15 Contingent — BRIGHT MLS
• 2025-04-02 Listed $249,900 BRIGHT MLS
• 2007-07-29 Delisted — MRIS
• 2007-07-26 Price Changed — MRIS
• 2007-07-13 Price Changed — MRIS
• 2007-07-06 Listed — MRIS
• 2001-05-09 Sold (Public Records) $89,999 Public Records
• 2001-04-30 Sold (MLS) $89,000 MRIS
• 2001-04-01 Delisted — MRIS
• 2001-03-27 Listed $89,999 MRIS
• 1996-03-21 Sold (Public Records) $74,000 Public Records
• 1988-12-29 Sold (Public Records) $84,990 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,505 · +5.5% YoY. Source: county tax records.