3355 University Blvd W #106 · North Kensington, MD 20895

$164,000

2 bd · 1.0 ba · 863 sqft · Condo public records · 22 Days on market

Built 1964 $783/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 +11.2/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled kitchen and bath. Granite countertops, new appliances & cabinets. Jetted tub in BA. Hardwood floors, new windows. Bright open-concept floorplan w/ lrg living room, kitchen, dining room. Steps to downtown Kensington, MARC Train, Wheaton Metro, shops & restaurants, Kensington Heights Park.

Key facts

• Wonderful pergola
• Extra storage
• Granite counters

Tags

• REFINISHED OAK HARDWOOD FLOORS
• GRANITE COUNTERS
• ASSIGNED PARKING SPACE
• EXTRA STORAGE
• LUSH AND PRIVATE YARD
• WONDERFUL PERGOLA

Property features AI

Finance

• Other: Property manager present; Commuter access: Metro/Subway and commuter rail station less than 1 mile; Directions reference: University; Finished area above grade listed as 863 (source: assessor)
• HOA & community: Condo fee $783 monthly; Condo fee covers common area maintenance, exterior building maintenance, lawn maintenance, management, sewer, snow removal, trash, and water; Building offers laundry facilities

Exterior

• Parking: Parking lot with 1 space (total 1 garage/parking space)
• Utilities: Public water; Public sewer
• Home design: Garden-style building (1–4 floors); Unit/flat
• Construction: Brick construction
• Exterior features: Condominium ownership; Pets allowed (dogs and cats); Common grounds; Picnic area; Extra storage; Above-grade and below-grade structures noted; Located outside city limits; Entry on floor 1

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: No basement; Finished living area measured by assessor
• Laundry & utility: No washer/dryer hook-up in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (13.8% below list).
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $141k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.0% in North Kensington — 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 88/100 on livability (#4 in MD, #193 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living 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: 81 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 22 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 9 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

• Watch-outs: flood insurance adds $66/mo; HOA is 35% of rent.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,334 (13.8% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.35% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.5%
• Equity multiple: 0.25×
• Total profit: $-34,258
• Equity at exit: $24,453

10-year hold

• IRR: -14.3%
• Equity multiple: 0.16×
• Total profit: $-38,366
• Equity at exit: $14,180

Cash invested: $45,920 (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 20895

• Active inventory: 81
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$860
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$68
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$783
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-128

Break-even live

Break-even rent $2,374

Max offer price $141,334

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3355 University Blvd W #100 Kensington, MD	2.0	1.0	865	$2,049	$2.37	24d	1	0.02mi
3419 University Blvd W Apt 103 Kensington, MD	2.0	1.0	728	$2,300	$3.16	18d	1	0.12mi
3015 Upton Dr Unit 223 Kensington, MD	1.0	1.0	570	$1,500	$2.63	43d	1	0.46mi
3015 Upton Dr Unit 240 Kensington, MD	2.0	1.0	884	$2,400	$2.71	43d	1	0.46mi
4009 Halsey St Kensington, MD	3.0	1.5	1100	$2,800	$2.55	43d	1	0.65mi
10225 Frederick Ave Kensington, MD	1.0–3.0	1.0–2.0	847	$1,900	$2.24	5d	1	0.78mi
3104 Parker Ave Silver Spring, MD	3.0	1.0	978	$2,700	$2.76	43d	1	0.80mi
11215 Georgia Ave Wheaton, MD	2.0	1.0–2.0	899	$2,585	$2.87	1d	21	0.97mi
11141 Georgia Ave Silver Spring, MD	1.0	1.0	588	$2,111	$3.59	1d	11	0.98mi
11175 Georgia Ave Silver Spring, MD	2.0	1.0–2.0	825	$2,467	$2.99	2d	4	1.00mi
11101 Georgia Ave Silver Spring, MD	1.0–2.0	1.0–2.5	1086	$2,492	$2.29	1d	22	1.00mi
10820 Georgia Ave Silver Spring, MD	1.0–2.0	1.0	900	$1,815	$2.02	7d	7	1.02mi
2425 Blueridge Ave Silver Spring, MD	3.0	1.0–3.0	952	$2,513	$2.64	2d	1	1.06mi
10898 Bucknell Dr Silver Spring, MD	1.0–3.0	1.0–2.0	1052	$2,656	$2.52	1d	5	1.15mi
11312 King George Dr #4 Silver Spring, MD	2.0	1.0	860	$2,499	$2.91	5d	1	1.19mi
11508 Bucknell Dr #87 Silver Spring, MD	2.0	1.0	930	$2,200	$2.37	44d	1	1.30mi
10670 Weymouth St Apt 202 Bethesda, MD	1.0	1.0	780	$1,750	$2.24	43d	1	1.35mi
10600 Montrose Ave Apt 201 Bethesda, MD	1.0	1.0	786	$1,800	$2.29	24d	1	1.44mi
10654 Montrose Ave #104 Bethesda, MD	2.0	1.0	1000	$2,380	$2.38	43d	1	1.46mi

HOA detail condo

• Monthly dues: $783 · $9,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-18
   days on market $164,000 Active 22 DOM
2. 2026-06-17
   days on market $164,000 Active 21 DOM
3. 2026-06-16
   days on market $164,000 Active 20 DOM
4. 2026-06-15
   days on market $164,000 Active 19 DOM
5. 2026-06-13
   pricedays on market $164,000 Active 17 DOM
6. 2026-06-09
   days on market $169,000 Active 13 DOM
7. 2026-06-08
   days on market $169,000 Active 12 DOM
8. 2026-06-07
   days on market $169,000 Active 11 DOM
9. 2026-06-04
   days on market $169,000 Active 8 DOM
10. 2026-06-03
    days on market $169,000 Active 7 DOM
11. 2026-06-02
    days on market $169,000 Active 6 DOM
12. 2026-06-01
    days on market $169,000 Active 5 DOM
13. 2026-05-31
    days on market $169,000 Active 4 DOM
14. 2026-05-27
    listed $169,000 Active
15. 2016-10-12
    soldstatus $162,000
16. 2016-09-23
    soldstatus $162,000 316-char remark

    Show marketing remark (316 chars)

    Newly remodeled kitchen and bath. Granite countertops, new appliances & cabinets. Jetted tub in BA. Hardwood floors, new windows. Bright open-concept floorplan w/ lrg living room, kitchen, dining room. Steps to downtown Kensington, MARC Train, Wheaton Metro, shops & restaurants, Kensington Heights Park.

17. 2016-09-23
    soldstatus $162,000 Sold 316-char remark

    Show marketing remark (316 chars)

    Newly remodeled kitchen and bath. Granite countertops, new appliances & cabinets. Jetted tub in BA. Hardwood floors, new windows. Bright open-concept floorplan w/ lrg living room, kitchen, dining room. Steps to downtown Kensington, MARC Train, Wheaton Metro, shops & restaurants, Kensington Heights Park.

18. 2016-08-29
    status Contingent (No Kick Out) 316-char remark

    Show marketing remark (316 chars)

    Newly remodeled kitchen and bath. Granite countertops, new appliances & cabinets. Jetted tub in BA. Hardwood floors, new windows. Bright open-concept floorplan w/ lrg living room, kitchen, dining room. Steps to downtown Kensington, MARC Train, Wheaton Metro, shops & restaurants, Kensington Heights Park.

19. 2016-06-24
    price $178,000 316-char remark

    Show marketing remark (316 chars)

    Newly remodeled kitchen and bath. Granite countertops, new appliances & cabinets. Jetted tub in BA. Hardwood floors, new windows. Bright open-concept floorplan w/ lrg living room, kitchen, dining room. Steps to downtown Kensington, MARC Train, Wheaton Metro, shops & restaurants, Kensington Heights Park.

20. 2016-05-10
    listed $189,000 Active 316-char remark

    Show marketing remark (316 chars)

    Newly remodeled kitchen and bath. Granite countertops, new appliances & cabinets. Jetted tub in BA. Hardwood floors, new windows. Bright open-concept floorplan w/ lrg living room, kitchen, dining room. Steps to downtown Kensington, MARC Train, Wheaton Metro, shops & restaurants, Kensington Heights Park.

21. 2016-05-10
    historical

    Show marketing remark (316 chars)

    Newly remodeled kitchen and bath. Granite countertops, new appliances & cabinets. Jetted tub in BA. Hardwood floors, new windows. Bright open-concept floorplan w/ lrg living room, kitchen, dining room. Steps to downtown Kensington, MARC Train, Wheaton Metro, shops & restaurants, Kensington Heights Park.

22. 2016-05-10
    historical

    Show marketing remark (316 chars)

    Newly remodeled kitchen and bath. Granite countertops, new appliances & cabinets. Jetted tub in BA. Hardwood floors, new windows. Bright open-concept floorplan w/ lrg living room, kitchen, dining room. Steps to downtown Kensington, MARC Train, Wheaton Metro, shops & restaurants, Kensington Heights Park.

23. 2016-04-21
    listed Active
24. 2016-04-21
    listed $189,900
25. 2013-09-25
    soldstatus $125,000
26. 2013-08-13
    soldstatus $125,000
27. 2013-08-02
    historical
28. 2013-07-31
    soldstatus $125,000 Sold
29. 2013-07-31
    soldstatus $125,000
30. 2013-02-24
    historical
31. 2013-02-16
    status Contract
32. 2013-02-05
    price $124,700
33. 2012-11-13
    price $140,200
34. 2012-10-09
    listed $152,000 Active
35. 2012-10-09
    listed $124,700
36. 2005-10-04
    soldstatus $240,000
37. 2005-08-19
    soldstatus $240,000
38. 2005-07-17
    historical
39. 2005-06-17
    listed $235,000
40. 1999-09-16
    soldstatus $61,500
41. 1999-08-30
    soldstatus $61,500
42. 1999-08-11
    historical
43. 1999-08-04
    historical
44. 1999-08-02
    listed $62,500
45. 1999-04-29
    listed
46. 1987-01-29
    soldstatus $52,000

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,478 · $123/mo
• Expected delta: +$310/yr (+$26/mo · 26.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,535
• − Mortgage interest: −$9,187
• − Property taxes: −$1,168
• − Insurance: −$1,618
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$9,396
• − Depreciation: −$4,771
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $-616/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 — North Kensington

• Score: 88/100
• State rank: #4
• US rank: #193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Kensington, MD
• Population (ZIP): 19,042

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 15% Two or more races 14% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 77% English-only · Spanish 13% Other Indo-European 3% 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: ▼ -673.67%
• Current HPI: 281.3567
• Rent YoY: —
• Metro: —
• 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

+225.0% since first listed

33 events — show timeline

• 2026-05-27 Listed $169,000 BRIGHT MLS
• 2016-10-12 Sold (Public Records) $162,000 Public Records
• 2016-09-23 Sold (MLS) $162,000 MRIS
• 2016-09-23 Sold (MLS) $162,000 BRIGHT MLS
• 2016-08-29 Pending — MRIS
• 2016-06-24 Price Changed $178,000 MRIS
• 2016-05-10 Listed $189,000 MRIS
• 2016-05-10 Delisted — MRIS
• 2016-05-10 Listing Removed — BRIGHT MLS
• 2016-04-21 Listed — MRIS
• 2016-04-21 Listed $189,900 BRIGHT MLS
• 2013-09-25 Sold (Public Records) $125,000 Public Records
• 2013-08-13 Sold (Public Records) $125,000 Public Records
• 2013-08-02 Delisted — MRIS
• 2013-07-31 Sold (MLS) $125,000 BRIGHT MLS
• 2013-07-31 Sold (MLS) $125,000 MRIS
• 2013-02-24 Listing Removed — BRIGHT MLS
• 2013-02-16 Pending — MRIS
• 2013-02-05 Price Changed $124,700 MRIS
• 2012-11-13 Price Changed $140,200 MRIS
• 2012-10-09 Listed $152,000 MRIS
• 2012-10-09 Listed $124,700 BRIGHT MLS
• 2005-10-04 Sold (Public Records) $240,000 Public Records
• 2005-08-19 Sold (MLS) $240,000 MRIS
• 2005-07-17 Delisted — MRIS
• 2005-06-17 Listed $235,000 MRIS
• 1999-09-16 Sold (Public Records) $61,500 Public Records
• 1999-08-30 Sold (MLS) $61,500 MRIS
• 1999-08-11 Delisted — MRIS
• 1999-08-04 Delisted — MRIS
• 1999-08-02 Listed $62,500 MRIS
• 1999-04-29 Listed — MRIS
• 1987-01-29 Sold (Public Records) $52,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,168 · +16.8% YoY. Source: county tax records.