7616 Laytonia Dr · Redland, MD 20877

$400,000

4 bd · 1.5 ba · 1,590 sqft · SingleFamily public records · 108 Days on market

Built 1970 4,800 sqft lot $252/sqft · 23% below area Est $517k · 23% under

---

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 +9.5/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 5/22/2026 @ 10:00 AM. Bidding ends 5/26/2026 @ 12:40 PM. The list price is the suggested opening bid. Deposit: $25,000. This two-story detached home in Gaithersburg, MD is located within Montgomery County. Residents can enjoy the nearby attractions such as the Laytonia Recreational Park, Flower Hill Shopping Center, and +/- 1.5 miles to Downtown Gaithersburg. The property is vacant. The area provides easy access to major traffic artery, Airpark Road.

Key facts

• 4,800 sq ft lot
• Built 1970
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (27.6% below list).
• Recommended offer: $290k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.3% in Redland — 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 64/100 on livability (#278 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools D+, amenities F, commute 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 (+1.3%/yr); 65 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 37% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 108 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $400k implies a 1469% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $289,525 (27.6% 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 108 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (median comp): $517,350
• List price: $400,000
• Delta: -22.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18020 Cactus Ct	0.12mi	4/1.5	1,590 (0%)	14mo	$435,000	$274	83
18044 Cactus Ct	0.08mi	4/1.5	1,589 (-0%)	22mo	$408,000	$257	78
18065 Cactus Ct	0.04mi	4/3.0	1,590 (0%)	20mo	$450,000	$283	75
7709 Mineral Springs Dr	0.37mi	3/1.5 (-1)	1,532 (-4%)	10mo	$474,000	$309	64
18013 Mill Creek Dr	0.15mi	4/2.5	1,778 (+12%)	9mo	$510,000	$287	61
17808 Caddy Dr	0.35mi	4/3.0	1,738 (+9%)	9mo	$609,000	$350	55
7705 Warbler Ln	0.25mi	3/2.5 (-1)	1,778 (+12%)	10mo	$590,000	$332	52
7842 Mineral Springs Dr	0.39mi	3/2.0 (-1)	1,430 (-10%)	16mo	$480,000	$336	45
8325 Shady Spring Dr	0.61mi	4/2.0	1,408 (-11%)	9mo	$480,000	$341	43
11 Millcrest Ct	0.61mi	4/2.5	1,738 (+9%)	11mo	$609,000	$350	42
8303 Shady Spring Dr	0.60mi	4/3.0	1,400 (-12%)	21mo	$450,000	$321	28
17545 Wheat Fall Dr	0.65mi	3/2.5 (-1)	1,778 (+12%)	15mo	$670,000	$377	28

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

Projected returns pro-forma

-3.0% appreciation · 1.26% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.22×
• Total profit: $-87,367
• Equity at exit: $59,641

10-year hold

• IRR: -22.4%
• Equity multiple: -0.06×
• Total profit: $-118,666
• Equity at exit: $34,585

Cash invested: $112,000 (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 20877

• Rents YoY: 1.3%
• Active inventory: 65
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,895 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$297 /mo · $3,570/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-275

Break-even live

Break-even rent $3,243

Max offer price $351,498

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-161	+0% $-275	+5% $-388	+10% $-501
Rent	-10% $-503	-5% $-389	+0% $-275	+5% $-160	+10% $-46
Rate	-1.0pp $-73	-0.5pp $-173	base $-275	+0.5pp $-378	+1.0pp $-484

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Ivy Oak Ct Gaithersburg, MD	3.0	2.5	1218	$2,400	$1.97	45d	1	0.40mi
23 Ivy Oak Ct Gaithersburg, MD	3.0	2.5	1218	$2,400	$1.97	16d	1	0.40mi
18318 Streamside Dr Gaithersburg, MD	3.0	2.0	1175	$2,200	$1.87	18d	1	0.69mi
18318 Streamside Dr #202 Gaithersburg, MD	3.0	2.0	1175	$2,200	$1.87	21d	1	0.70mi
18365 Honeylocust Cir Gaithersburg, MD	3.0	2.5	1634	$2,800	$1.71	45d	1	0.83mi
17707 Amity Dr Unit 1D Gaithersburg, MD	4.0	2.5	1332	$2,850	$2.14	45d	1	0.86mi
8377 Broderick Cir Gaithersburg, MD	3.0	3.5	1476	$3,500	$2.37	25d	1	0.86mi
8116 Irwell Ct Gaithersburg, MD	3.0	2.5	2016	$3,095	$1.54	9d	1	0.87mi
8341 Broderick Cir Gaithersburg, MD	3.0	3.5	1572	$3,700	$2.35	45d	1	0.87mi
8342 Broderick Cir Gaithersburg, MD	4.0	3.5	1540	$3,600	$2.34	45d	1	0.88mi
17515 Sabrina Ter Derwood, MD	4.0	3.5	1680	$3,000	$1.79	25d	1	0.94mi
7511 Weatherby Dr Derwood, MD	3.0	3.5	1902	$3,100	$1.63	45d	1	0.99mi
7766 Epsilon Dr Derwood, MD	3.0	2.5	1450	$2,500	$1.72	6d	1	1.10mi
17027 Catalpa Ct Derwood, MD	3.0	3.5	1924	$2,600	$1.35	21d	1	1.30mi
17120 Briardale Rd Derwood, MD	3.0	2.5	1440	$2,550	$1.77	25d	1	1.33mi

Listing history 15 events

1. 2026-06-21
   days on market $400,000 Active 108 DOM
2. 2026-06-18
   days on market $400,000 Active 105 DOM
3. 2026-06-17
   days on market $400,000 Active 104 DOM
4. 2026-06-16
   days on market $400,000 Active 103 DOM
5. 2026-06-15
   days on market $400,000 Active 102 DOM
6. 2026-06-13
   days on market $400,000 Active 100 DOM
7. 2026-06-09
   days on market $400,000 Active 96 DOM
8. 2026-06-08
   days on market $400,000 Active 95 DOM
9. 2026-06-07
   days on market $400,000 Active 94 DOM
10. 2026-06-03
    days on market $400,000 Active 90 DOM
11. 2026-06-02
    days on market $400,000 Active 89 DOM
12. 2026-06-01
    days on market $400,000 Active 88 DOM
13. 2026-05-31
    days on market $400,000 Active 87 DOM
14. 2026-03-05
    listed $200,000 Active 565-char remark

    Show marketing remark (565 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group website bidding platform. Bidding begins 5/22/2026 @ 10:00 AM. Bidding ends 5/26/2026 @ 12:40 PM. The list price is the suggested opening bid. Deposit: $25,000. This two-story detached home in Gaithersburg, MD is located within Montgomery County. Residents can enjoy the nearby attractions such as the Laytonia Recreational Park, Flower Hill Shopping Center, and +/- 1.5 miles to Downtown Gaithersburg. The property is vacant. The area provides easy access to major traffic artery, Airpark Road.

15. 1970-06-17
    soldstatus $25,500

ⓘ 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: $3,570 · $297/mo
• Projected year-2 tax: $3,965 · $330/mo
• Expected delta: +$395/yr (+$33/mo · 11.1%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $34,743
• − Mortgage interest: −$22,406
• − Property taxes: −$3,570
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$11,636
• Taxable loss: −$10,428
• Est. tax savings @ 24.0%: +$2,503
• After-tax cash flow: $-792/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 — Redland

• Score: 64/100
• State rank: #278
• US rank: #14265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redland, MD
• County: Montgomery County · 961,106 people
• City population: 16,557
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 38,546
• Household income: $92,800
• Rent vs Own: 56.9% rent · 43.1% own
• Severe rent burden: 1957.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 47% White 19% Black 15% Asian 14% Two or more races 13% Native American 2%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Italian 1% Romanian 1% Scotch-Irish 1%
• Foreign-born: 47% · Canada, China, Vietnam
• Languages at home: 36% English-only · Spanish 42% Other Indo-European 4% Chinese 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: ▼ -216.16%
• Current HPI: 276.4604
• Rent YoY: ▲ 1.26%
• 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

+684.3% since first listed

2 events — show timeline

• 2026-03-05 Listed $200,000 BRIGHT MLS
• 1970-06-17 Sold (Public Records) $25,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,570 · +8.9% YoY. Source: county tax records.