786 Quince Orchard Blvd Unit 786-P2 · Gaithersburg, MD 20878

$145,000

1 bd · 1.0 ba · 1,009 sqft · Condo · 80 Days on market

Built 1967 Good condition $144/sqft · 22% below area Est $185k · 22% under $783/mo HOA · 41% of rent ↓ 14% since listing

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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
• 1% rule +8.2/10.0
• Cash flow +6.1/30.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.4/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RENOVATED CONDO ON TERRACE LEVEL WITH SLIDING GLASS DOOR TO ENJOY THE GRASS AREA, ALL UTILITIES INCLUDED IN THE CONDO FEE, BRAND NEW FLOOR INSTALLED THRUOUT THE UNIT, GOOD SIZE BEDROOM WITH HUGE 2 WALK-IN CLOSET, THE CONDO OFFERS CLUB HOUSE TO PLAN EVENTS, OUTDOOR POOL, CLOSE TO 270 AND SHOPPING CENTER.

Key facts

• Brand new floor
• Grass area
• Renovated condo

Tags

• RENOVATED CONDO
• SLIDING GLASS DOOR
• GRASS AREA
• BRAND NEW FLOOR
• WALK-IN CLOSET
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (27.3% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $105k (27.3% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.0% in Gaithersburg — 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 79/100 on livability (#59 in MD, #2,228 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing 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.
• Zoned schools: Brown Station Elementary (math 14% / reading 18%, grade F, #441 of 860 statewide, top 52%, 617 students, 75% FRL); Lakelands Park Middle (math 21% / reading 51%, grade F, #40 of 225 statewide, top 18%, 1,042 students, 34% FRL); Quince Orchard High (math 47% / reading 62%, grade C-, #91 of 222 statewide, top 42%, 2,154 students, 41% FRL) — zoned schools average 50% FRL vs 26% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 219 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($144k/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 $4k 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 80 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,457 (27.3% 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 80 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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. 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: 1.32% ✓
• Cap rate: 4.03%
• Cash-on-cash: -8.08%
• DSCR: 0.64
• GRM: 6.3

CMA / ARV

• ARV (median comp): $185,430
• List price: $145,000
• Delta: -21.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -37.1%
• Equity multiple: -0.13×
• Total profit: $-45,999
• Equity at exit: $21,620

10-year hold

• IRR: —
• Equity multiple: -1.02×
• Total profit: $-82,068
• Equity at exit: $12,537

Cash invested: $40,600 (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 20878

• Rents YoY: -0.3%
• Active inventory: 219
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$783
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-273

Break-even live

Break-even rent $2,260

Max offer price $105,457

Occupancy floor —

Sensitivity live

Price	-10% $-173	-5% $-223	+0% $-273	+5% $-323	+10% $-373
Rent	-10% $-424	-5% $-349	+0% $-273	+5% $-198	+10% $-122
Rate	-1.0pp $-200	-0.5pp $-236	base $-273	+0.5pp $-311	+1.0pp $-349

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
786 Quince Orchard Blvd #202 Gaithersburg, MD	2.0	2.0	1110	$2,200	$1.98	45d	1	0.01mi
736 Quince Orchard Blvd Unit T-2 Gaithersburg, MD	1.0	1.0	1009	$1,700	$1.68	45d	1	0.09mi
734 Quince Orchard Blvd #201 Gaithersburg, MD	2.0	2.0	1126	$2,000	$1.78	45d	1	0.11mi
722 Quince Orchard Blvd Apt 201 Gaithersburg, MD	2.0	2.0	1126	$1,895	$1.68	45d	1	0.14mi
884 Quince Orchard Blvd Unit P2 Gaithersburg, MD	1.0	1.0	881	$1,600	$1.82	16d	1	0.15mi
724 Quince Orchard Blvd Apt 202 Gaithersburg, MD	2.0	2.0	1110	$2,200	$1.98	45d	1	0.17mi
925 Clopper Rd Gaithersburg, MD	1.0–3.0	1.0–2.0	997	$1,303	$1.31	0d	48	0.52mi
25 Capps Ct Gaithersburg, MD	—	1.0	1360	$1,400	$1.03	26d	1	0.75mi
17041 Downing St Gaithersburg, MD	1.0–4.0	1.0–2.5	1135	$1,258	$1.11	0d	15	1.05mi
7 Booth St #109 Gaithersburg, MD	1.0	1.0	866	$2,100	$2.42	45d	1	1.10mi
7 Booth St #308 Gaithersburg, MD	1.0	1.0	867	$2,100	$2.42	26d	1	1.10mi
916 Beacon Square Ct Gaithersburg, MD	1.0–2.0	1.0–2.0	886	$1,925	$2.17	0d	10	1.20mi
503 Palmtree Dr #7 Gaithersburg, MD	2.0	2.0	964	$1,890	$1.96	45d	1	1.29mi
217 Booth St Gaithersburg, MD	2.0	2.0	1275	$3,857	$3.03	7d	1	1.32mi
501 Main St Gaithersburg, MD	1.0–3.0	1.0–2.0	1132	$2,364	$2.09	0d	12	1.33mi
22 Whetstone Dr Gaithersburg, MD	1.0–2.0	1.0	862	$1,482	$1.72	1d	8	1.35mi
15 Water St Gaithersburg, MD	2.0	1.0	850	$1,695	$1.99	45d	1	1.36mi
49 W Diamond Ave Gaithersburg, MD	1.0–2.0	1.0	800	$1,635	$2.04	45d	2	1.39mi
345 W Side Dr Ofc A Gaithersburg, MD	1.0–3.0	1.0–2.0	1000	$1,569	$1.57	3d	16	1.46mi
25 School Dr Gaithersburg, MD	2.0–3.0	1.0	898	$1,699	$1.89	1d	7	1.49mi
105 Timberbrook Ln #102 Gaithersburg, MD	2.0	2.0	1177	$2,250	$1.91	45d	1	1.49mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 80 DOM
2. 2026-06-18
   price $145,000 Active 77 DOM
3. 2026-06-18
   days on market $150,000 Active 77 DOM
4. 2026-06-17
   days on market $150,000 Active 76 DOM
5. 2026-06-16
   days on market $150,000 Active 75 DOM
6. 2026-06-15
   days on market $150,000 Active 74 DOM
7. 2026-06-13
   days on market $150,000 Active 72 DOM
8. 2026-06-09
   days on market $150,000 Active 68 DOM
9. 2026-06-08
   days on market $150,000 Active 67 DOM
10. 2026-06-07
    days on market $150,000 Active 66 DOM
11. 2026-06-03
    days on market $150,000 Active 62 DOM
12. 2026-06-02
    days on market $150,000 Active 61 DOM
13. 2026-06-01
    days on market $150,000 Active 60 DOM
14. 2026-05-31
    days on market $150,000 Active 59 DOM
15. 2026-05-01
    status Active 304-char remark

    Show marketing remark (304 chars)

    RENOVATED CONDO ON TERRACE LEVEL WITH SLIDING GLASS DOOR TO ENJOY THE GRASS AREA, ALL UTILITIES INCLUDED IN THE CONDO FEE, BRAND NEW FLOOR INSTALLED THRUOUT THE UNIT, GOOD SIZE BEDROOM WITH HUGE 2 WALK-IN CLOSET, THE CONDO OFFERS CLUB HOUSE TO PLAN EVENTS, OUTDOOR POOL, CLOSE TO 270 AND SHOPPING CENTER.

16. 2026-04-30
    historical 304-char remark

    Show marketing remark (304 chars)

    RENOVATED CONDO ON TERRACE LEVEL WITH SLIDING GLASS DOOR TO ENJOY THE GRASS AREA, ALL UTILITIES INCLUDED IN THE CONDO FEE, BRAND NEW FLOOR INSTALLED THRUOUT THE UNIT, GOOD SIZE BEDROOM WITH HUGE 2 WALK-IN CLOSET, THE CONDO OFFERS CLUB HOUSE TO PLAN EVENTS, OUTDOOR POOL, CLOSE TO 270 AND SHOPPING CENTER.

17. 2026-04-05
    price $150,000 304-char remark

    Show marketing remark (304 chars)

    RENOVATED CONDO ON TERRACE LEVEL WITH SLIDING GLASS DOOR TO ENJOY THE GRASS AREA, ALL UTILITIES INCLUDED IN THE CONDO FEE, BRAND NEW FLOOR INSTALLED THRUOUT THE UNIT, GOOD SIZE BEDROOM WITH HUGE 2 WALK-IN CLOSET, THE CONDO OFFERS CLUB HOUSE TO PLAN EVENTS, OUTDOOR POOL, CLOSE TO 270 AND SHOPPING CENTER.

18. 2026-04-01
    listed $165,000 Active 304-char remark

    Show marketing remark (304 chars)

    RENOVATED CONDO ON TERRACE LEVEL WITH SLIDING GLASS DOOR TO ENJOY THE GRASS AREA, ALL UTILITIES INCLUDED IN THE CONDO FEE, BRAND NEW FLOOR INSTALLED THRUOUT THE UNIT, GOOD SIZE BEDROOM WITH HUGE 2 WALK-IN CLOSET, THE CONDO OFFERS CLUB HOUSE TO PLAN EVENTS, OUTDOOR POOL, CLOSE TO 270 AND SHOPPING CENTER.

19. 2026-03-16
    historical
20. 2026-02-04
    price $165,000
21. 2026-01-19
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $22,964
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$9,396
• − Depreciation: −$4,218
• Taxable loss: −$5,347
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $-1,996/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This renovated condo is in good condition with fresh updates, making it a move-in ready property.

Value-add opportunities

• Both painting — fresh paint can improve curb appeal and interior aesthetics
• Resale upgrading appliances — newer appliances can attract more buyers
• Resale upgrading flooring — new flooring can enhance the home's value and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both painting — fresh paint can improve curb appeal and interior aesthetics ↑
• Resale upgrading appliances — newer appliances can attract more buyers ↑
• Resale upgrading flooring — new flooring can enhance the home's value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Gaithersburg

• Score: 79/100
• State rank: #59
• US rank: #2228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gaithersburg, MD
• County: Montgomery County · 961,106 people
• City population: 129,925
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 66,115
• Household income: $144,313
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1384.0

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 0.70)
• Race & ethnicity: White 45% Asian 26% Hispanic / Latino 14% Black 10% Two or more races 9%
• Common ancestry: Romanian 3% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 55% English-only · Spanish 11% Other Indo-European 10% Chinese 9%

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: ▼ -411.81%
• Current HPI: 263.4335
• Rent YoY: ▼ -0.26%
• 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

-14.3% since first listed

7 events — show timeline

• 2026-05-01 Relisted — BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-04-05 Price Changed $150,000 BRIGHT MLS
• 2026-04-01 Listed $165,000 BRIGHT MLS
• 2026-03-16 Listing Removed — BRIGHT MLS
• 2026-02-04 Price Changed $165,000 BRIGHT MLS
• 2026-01-19 Listed $175,000 BRIGHT MLS