4242 E West Hwy #506 · Bethesda, MD 20815

$180,000

1 bd · 1.0 ba · 621 sqft · Condo public records · 74 Days on market

Built 1966 $290/sqft · 10% below area Est $200k · 10% under $1205/mo HOA · 47% 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 +11.9/15.0
• 1% rule +9.2/10.0
• Cash flow +6.5/30.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4242 E West Hwy #506 — a beautifully located 1BR/1BA condo in the heart of sought-after Chevy Chase. This light-filled residence offers the perfect blend of comfort, convenience, and low-maintenance living. Enjoy an open and functional layout, ideal for both everyday living and working from home. Located just minutes from Friendship Heights, Metro access, dining, shopping, trails, and downtown DC, this condo delivers the walkable lifestyle today’s buyers are looking for. Whether you’re a first-time buyer, downsizer, or investor, you’ll appreciate the prime location, commuter-friendly access, and vibrant urban convenience that Chevy Chase is known for. Enjoy easy living in one of Montgomery County’s most desirable communities.

Key facts

• $1,205 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (30.0% below list).
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $126k (30.0% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 0.8% in Bethesda — 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 78/100 on livability (#67 in MD, #2,463 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A+, employment A+; Watch: amenities D+, 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: Rents flat; 513 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,880 units permitted in Montgomery County in 2024 (2,054 in 5+ unit buildings).
• This rent is only 16% of the median local income ($195k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 74 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $180k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 47% 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 $125,984 (30.0% 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 74 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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 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?
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: 1.42% ✓
• Cap rate: 4.25%
• Cash-on-cash: -7.28%
• DSCR: 0.68
• GRM: 5.9

CMA / ARV

• ARV (median comp): $199,516
• List price: $180,000
• Delta: -9.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.76% rent growth · sell at horizon

5-year hold

• IRR: -33.9%
• Equity multiple: -0.06×
• Total profit: $-53,563
• Equity at exit: $26,839

10-year hold

• IRR: -78.9%
• Equity multiple: -0.80×
• Total profit: $-90,926
• Equity at exit: $15,563

Cash invested: $50,400 (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 20815

• Rents YoY: 0.8%
• Active inventory: 513
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$944
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$75
• HOA: −$1,205
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-306

Break-even live

Break-even rent $2,936

Max offer price $125,984

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4242 East West Hwy Bethesda, MD	1.0	1.0	651	$2,200	$3.38	15d	2	0.02mi
4242 East West Hwy #801 Chevy Chase, MD	1.0	1.0	710	$2,200	$3.10	14d	1	0.02mi
4400 East West Hwy Bethesda, MD	2.0	1.0–2.0	792	$2,659	$3.36	20d	1	0.23mi
7707 Wisconsin Ave Bethesda, MD	1.0–2.0	1.0–2.0	963	$2,458	$2.55	3d	10	0.46mi
7342 Wisconsin Ave Bethesda, MD	2.0	1.0–2.0	974	$6,160	$6.32	1d	179	0.48mi
4700 Hampden Ln Bethesda, MD	2.0	1.0–2.0	765	$3,488	$4.56	2d	127	0.50mi
4710 Elm St Bethesda, MD	3.0	1.0–3.0	1099	$3,882	$3.53	3d	39	0.51mi
7607 Old Georgetown Rd Bethesda, MD	1.0–2.0	1.0–2.0	961	$2,500	$2.60	3d	26	0.53mi
7077 Woodmont Ave Bethesda, MD	2.0	1.0–2.0	976	$3,325	$3.41	2d	11	0.53mi
7111 Woodmont Ave Bethesda, MD	1.0	1.0–1.5	864	$2,700	$3.12	14d	2	0.55mi
4801 Fairmont Ave Bethesda, MD	1.0	1.0	668	$2,075	$3.11	8d	2	0.57mi
7000 Wisconsin Ave Chevy Chase, MD	2.0	1.0–2.0	920	$3,448	$3.75	2d	15	0.57mi
4801 Fairmont Ave Bethesda, MD	1.0	1.0	668	$1,995	$2.99	1d	1	0.58mi
7770 Norfolk Ave Bethesda, MD	2.0	1.0–2.5	1193	$4,182	$3.51	3d	9	0.58mi
4885 Edgemoor Ln Bethesda, MD	1.0–2.0	1.0–2.0	938	$2,490	$2.65	2d	8	0.61mi
7170 Woodmont Ave Chevy Chase, MD	2.0–3.0	1.0–2.0	1068	$2,412	$2.26	3d	7	0.62mi
4808 Moorland Ln #501 Bethesda, MD	1.0	1.0	537	$2,200	$4.10	3d	1	0.62mi
4808 Moorland Ln Bethesda, MD	1.0	1.0	550	$2,800	$5.09	44d	1	0.62mi
4903 Edgemoor Ln Bethesda, MD	2.0	1.0–2.0	1044	$2,626	$2.51	2d	9	0.63mi
4918 Saint Elmo Ave Bethesda, MD	2.0	1.0–2.0	885	$3,386	$3.83	3d	17	0.65mi
4924 Saint Elmo Ave Bethesda, MD	3.0	1.0–3.0	974	$4,407	$4.52	2d	39	0.65mi
4924 Saint Elmo Ave #1069 Bethesda, MD	1.0	1.0	603	$2,560	$4.25	4d	2	0.66mi
4733 Bradley Blvd #9 Chevy Chase, MD	1.0	1.0	535	$1,795	$3.36	8d	1	0.66mi
4733 Bradley Blvd Unit 2 Chevy Chase, MD	1.0	1.0	500	$1,425	$2.85	44d	1	0.66mi
4900 Moorland Ln Bethesda, MD	1.0–2.0	1.0–2.0	905	$1,582	$1.75	1d	22	0.66mi
4720 Rosedale Ave Bethesda, MD	1.0	1.0	664	$2,455	$3.69	5d	6	0.67mi
4853 Cordell Ave Bethesda, MD	2.0	1.0–2.0	837	$2,414	$2.88	2d	21	0.69mi
4835 Cordell Ave Bethesda, MD	2.0	1.0–2.0	880	$2,986	$3.39	2d	7	0.69mi
8200 Woodmont Ave Bethesda, MD	2.0	1.0–2.0	822	$2,062	$2.51	3d	52	0.72mi
3929 Landmark Ct Chevy Chase, MD	1.0	1.0	697	$2,548	$3.65	22d	5	0.73mi
7131 Arlington Rd Bethesda, MD	1.0–2.0	1.0–2.5	987	$2,505	$2.54	3d	21	0.73mi
6722 Offutt Ln Unit 204A Chevy Chase, MD	1.0	1.0	744	$2,100	$2.82	24d	1	0.74mi
4800 Auburn Ave Bethesda, MD	2.0	1.0–3.0	1096	$3,930	$3.58	3d	39	0.75mi
4836 Rugby Ave Unit 1040027P Bethesda, MD	1.0	1.0	731	$6,570	$8.99	20d	1	0.75mi
4836 Rugby Ave Unit 1041733P Bethesda, MD	1.0	1.0	731	$5,670	$7.76	44d	1	0.75mi
4836 Rugby Ave Unit 1040084P Bethesda, MD	1.0	1.0	731	$5,670	$7.76	22d	1	0.75mi
8300 Wisconsin Ave Bethesda, MD	3.0	1.0–3.5	1245	$3,951	$3.17	2d	25	0.76mi
4850 Rugby Ave Bethesda, MD	2.0	1.0–2.0	971	$3,550	$3.66	2d	32	0.76mi
7001 Arlington Rd Bethesda, MD	1.0–2.0	1.0–2.0	921	$2,532	$2.75	3d	10	0.79mi
4909 Auburn Ave Bethesda, MD	2.0	1.0–2.5	787	$3,828	$4.86	2d	42	0.82mi

HOA detail condo

• Monthly dues: $1,205 · $14,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $180,000 Active 74 DOM
2. 2026-06-17
   days on market $180,000 Active 73 DOM
3. 2026-06-16
   days on market $180,000 Active 72 DOM
4. 2026-06-15
   days on market $180,000 Active 71 DOM
5. 2026-06-13
   days on market $180,000 Active 69 DOM
6. 2026-06-09
   days on market $180,000 Active 65 DOM
7. 2026-06-08
   days on market $180,000 Active 64 DOM
8. 2026-06-07
   days on market $180,000 Active 63 DOM
9. 2026-06-03
   days on market $180,000 Active 59 DOM
10. 2026-06-02
    days on market $180,000 Active 58 DOM
11. 2026-06-01
    days on market $180,000 Active 57 DOM
12. 2026-05-31
    days on market $180,000 Active 56 DOM
13. 2026-04-06
    listed $180,000 Active 776-char remark

    Show marketing remark (776 chars)

    Welcome to 4242 E West Hwy #506 — a beautifully located 1BR/1BA condo in the heart of sought-after Chevy Chase. This light-filled residence offers the perfect blend of comfort, convenience, and low-maintenance living. Enjoy an open and functional layout, ideal for both everyday living and working from home. Located just minutes from Friendship Heights, Metro access, dining, shopping, trails, and downtown DC, this condo delivers the walkable lifestyle today’s buyers are looking for. Whether you’re a first-time buyer, downsizer, or investor, you’ll appreciate the prime location, commuter-friendly access, and vibrant urban convenience that Chevy Chase is known for. Enjoy easy living in one of Montgomery County’s most desirable communities.

14. 2026-03-28
    historical $180,000 776-char remark

    Show marketing remark (776 chars)

    Welcome to 4242 E West Hwy #506 — a beautifully located 1BR/1BA condo in the heart of sought-after Chevy Chase. This light-filled residence offers the perfect blend of comfort, convenience, and low-maintenance living. Enjoy an open and functional layout, ideal for both everyday living and working from home. Located just minutes from Friendship Heights, Metro access, dining, shopping, trails, and downtown DC, this condo delivers the walkable lifestyle today’s buyers are looking for. Whether you’re a first-time buyer, downsizer, or investor, you’ll appreciate the prime location, commuter-friendly access, and vibrant urban convenience that Chevy Chase is known for. Enjoy easy living in one of Montgomery County’s most desirable communities.

15. 1990-07-31
    soldstatus $82,000
16. 1987-05-05
    soldstatus $67,000

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$406/yr (+$34/mo · 35.4%)

ⓘ 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 ≥104°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: $30,591
• − Mortgage interest: −$10,083
• − Property taxes: −$1,149
• − Insurance: −$900
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − HOA: −$14,460
• − Depreciation: −$5,236
• Taxable loss: −$6,132
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $-2,198/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 — Bethesda

• Score: 78/100
• State rank: #67
• US rank: #2463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethesda, MD
• County: Montgomery County · 961,106 people
• City population: 88,389
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 30,505
• Household income: $194,971
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1284.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 9% Two or more races 7% Black 7% Hispanic / Latino 6%
• Common ancestry: Romanian 5% Scotch-Irish 5% Italian 3%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 5% Other Indo-European 4% 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: ▼ -655.30%
• Current HPI: 285.7881
• Rent YoY: ▲ 0.76%
• 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

+168.7% since first listed

4 events — show timeline

• 2026-04-06 Listed $180,000 BRIGHT MLS
• 2026-03-28 Coming Soon $180,000 BRIGHT MLS
• 1990-07-31 Sold (Public Records) $82,000 Public Records
• 1987-05-05 Sold (Public Records) $67,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,149 · +1.0% YoY. Source: county tax records.