10630 Montrose Ave #104 · North Bethesda, MD 20814

$219,900

1 bd · 1.0 ba · 786 sqft · Condo public records · 22 Days on market

Built 1966 $502/mo HOA · 24% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Open House Sat 11am-1pm * Welcome to 10630 Montrose Ave #104 — where convenience, comfort, and location come together seamlessly. Ideally situated in the heart of North Bethesda, this beautifully maintained condo offers unbeatable access to everything the DMV has to offer. Just minutes from the Metro, I-495 (Beltway), and major commuter routes, getting around is effortless whether you're heading into downtown Bethesda, Pike & Rose, or Washington, DC. Enjoy being close to some of the area’s best dining, shopping, and entertainment destinations, all while tucked into a peaceful, well-kept community. Inside, the home has been meticulously maintained and is in excellent condition, offering a move-in ready opportunity for its next owner. Recent updates include a brand-new air handler installed in 2025, providing added comfort and peace of mind. Whether you're a first-time buyer, downsizer, or investor, this is an exceptional opportunity to own in one of Montgomery County’s most sought-after locations.

Key facts

• $502 HOA
• Community pool
• Built 1966

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (3.9% below list).
• Recommended offer: $168k (23.6% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 0.8% in North 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 84/100 on livability (#21 in MD, #744 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment 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: Rents soft (-0.3%/yr); 447 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 17% of the median local income ($151k/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 $2k of loan paydown is wiped out by about $7k 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 ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $75k; list at $220k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $168,048 (23.6% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.96% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -30.6%
• Equity multiple: 0.02×
• Total profit: $-60,217
• Equity at exit: $32,788

10-year hold

• IRR: -62.1%
• Equity multiple: -0.61×
• Total profit: $-99,207
• Equity at exit: $19,013

Cash invested: $61,572 (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 20814

• Rents YoY: -0.3%
• Active inventory: 447
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$216 /mo · $2,596/yr
• Insurance: −$92
• HOA: −$502
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-294

Break-even live

Break-even rent $2,485

Max offer price $168,048

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10600 Montrose Ave Apt 201 Bethesda, MD	1.0	1.0	786	$1,800	$2.29	24d	1	0.06mi
10654 Montrose Ave #104 Bethesda, MD	2.0	1.0	1000	$2,380	$2.38	43d	1	0.09mi
10670 Weymouth St Apt 202 Bethesda, MD	1.0	1.0	780	$1,750	$2.24	43d	1	0.13mi
10506 Weymouth St #202 Bethesda, MD	1.0	1.0	779	$1,800	$2.31	43d	1	0.15mi
10624 Kenilworth Ave Bethesda, MD	2.0–3.0	1.0–1.5	1026	$1,795	$1.75	24d	2	0.16mi
10513 Weymouth St Unit 102 Bethesda, MD	2.0	1.5	1083	$2,915	$2.69	14d	1	0.20mi
10509 Montrose Ave Bethesda, MD	1.0	1.0	773	$1,999	$2.59	24d	1	0.34mi
10413 Montrose Ave Apt 201 Bethesda, MD	2.0	1.0	854	$2,300	$2.69	43d	1	0.49mi
10511 Strathmore Hall St Rockville, MD	3.0	1.0–2.5	1404	$5,482	$3.90	2d	32	0.51mi
10306 Strathmore Hall St North Bethesda, MD	3.0	1.0–2.0	1274	$2,203	$1.73	1d	1	0.59mi
10424 Rockville Pike #402 North Bethesda, MD	1.0	1.0	736	$1,875	$2.55	11d	1	0.63mi
10301 Montrose Ave Unit 101 Bethesda, MD	2.0	1.0	874	$2,400	$2.75	43d	1	0.66mi
10305 Montrose Ave #202 Bethesda, MD	2.0	1.0	842	$2,200	$2.61	14d	1	0.67mi
10320 Rockville Pike #401 North Bethesda, MD	1.0	1.0	736	$1,890	$2.57	7d	1	0.68mi
10224 Rockville Pike North Bethesda, MD	2.0	1.0	911	$2,000	$2.20	43d	1	0.70mi
10224 Rockville Pike #402 North Bethesda, MD	2.0	1.0	911	$2,100	$2.31	18d	1	0.70mi
10204 Rockville Pike #10204 Rockville, MD	2.0	1.0	911	$1,300	$1.43	43d	1	0.73mi
10401 Grosvenor Pl #1018 Rockville, MD	2.0	1.0	1090	$2,500	$2.29	18d	1	0.75mi
10301 Grosvenor Pl Rockville, MD	1.0–2.0	1.0–2.0	887	$2,172	$2.45	1d	8	0.82mi
10101 Grosvenor Pl #507 Rockville, MD	1.0	1.0	931	$1,815	$1.95	18d	1	0.82mi
10101 Grosvenor Pl #1909 Rockville, MD	1.0	1.0	904	$2,100	$2.32	24d	1	0.82mi
10101 Grosvenor Pl #1603 Rockville, MD	1.0	1.0	923	$2,180	$2.36	43d	1	0.82mi
10101 Grosvenor Pl Unit L07 Rockville, MD	1.0	1.0	1046	$1,995	$1.91	43d	1	0.82mi
10201 Grosvenor Pl #817 Rockville, MD	1.0	1.0	841	$1,900	$2.26	24d	1	0.83mi
10201 Grosvenor Pl #313 Rockville, MD	1.0	1.0	834	$2,000	$2.40	43d	1	0.83mi
10201 Grosvenor Pl #312 Rockville, MD	1.0	1.0	816	$1,850	$2.27	43d	1	0.83mi
5405 Tuckerman Ln Rockville, MD	1.0–3.0	1.0–2.0	1008	$1,937	$1.92	1d	22	0.85mi
10714 Kings Riding Way Unit T4 Rockville, MD	1.0	1.0	720	$1,875	$2.60	5d	1	1.09mi
5225 Pooks Hill Rd Unit 1206S Bethesda, MD	1.0	1.0	630	$1,600	$2.54	2d	1	1.20mi
5225 Pooks Hill Rd Bethesda, MD	1.0	1.0	630	$1,950	$3.10	43d	1	1.20mi
5225 Pooks Hill Rd Unit 1003S Bethesda, MD	1.0	1.0	630	$1,650	$2.62	43d	1	1.20mi
5225 Pooks Hill Rd Unit 724N Bethesda, MD	1.0	1.0	981	$1,900	$1.94	24d	1	1.20mi
5225 Pooks Hill Rd Unit 1211S Bethesda, MD	1.0	1.0	981	$2,000	$2.04	5d	1	1.20mi
5225 Pooks Hill Rd Unit 1517N Bethesda, MD	1.0	1.0	630	$1,800	$2.86	24d	1	1.20mi
5225 Pooks Hill Rd Unit 703N Bethesda, MD	1.0	1.0	630	$1,750	$2.78	22d	1	1.20mi
5454 Nicholson Ln Rockville, MD	3.0	1.0–2.0	834	$2,427	$2.91	1d	14	1.21mi
10703 Hampton Mill Ter #100 Rockville, MD	1.0	1.0	790	$2,200	$2.78	24d	1	1.23mi
5159 Pooks Hill Rd Bethesda, MD	2.0	1.0–2.0	778	$2,672	$3.43	2d	32	1.23mi
10713 Hampton Mill Ter Apt 100 North Bethesda, MD	2.0	2.0	1037	$2,500	$2.41	43d	1	1.25mi
5715 Chapman Mill Dr #310 North Bethesda, MD	2.0	2.5	1083	$2,800	$2.59	24d	1	1.25mi

HOA detail condo

• Monthly dues: $502 · $6,024/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-18
   status Pending 1038-char remark

   Show marketing remark (1038 chars)

   * Open House Sat 11am-1pm * Welcome to 10630 Montrose Ave #104 — where convenience, comfort, and location come together seamlessly. Ideally situated in the heart of North Bethesda, this beautifully maintained condo offers unbeatable access to everything the DMV has to offer. Just minutes from the Metro, I-495 (Beltway), and major commuter routes, getting around is effortless whether you're heading into downtown Bethesda, Pike & Rose, or Washington, DC. Enjoy being close to some of the area’s best dining, shopping, and entertainment destinations, all while tucked into a peaceful, well-kept community. Inside, the home has been meticulously maintained and is in excellent condition, offering a move-in ready opportunity for its next owner. Recent updates include a brand-new air handler installed in 2025, providing added comfort and peace of mind. Whether you're a first-time buyer, downsizer, or investor, this is an exceptional opportunity to own in one of Montgomery County’s most sought-after locations.

2. 2026-05-07
   historical Active Under Contract 1038-char remark

   Show marketing remark (1038 chars)

   * Open House Sat 11am-1pm * Welcome to 10630 Montrose Ave #104 — where convenience, comfort, and location come together seamlessly. Ideally situated in the heart of North Bethesda, this beautifully maintained condo offers unbeatable access to everything the DMV has to offer. Just minutes from the Metro, I-495 (Beltway), and major commuter routes, getting around is effortless whether you're heading into downtown Bethesda, Pike & Rose, or Washington, DC. Enjoy being close to some of the area’s best dining, shopping, and entertainment destinations, all while tucked into a peaceful, well-kept community. Inside, the home has been meticulously maintained and is in excellent condition, offering a move-in ready opportunity for its next owner. Recent updates include a brand-new air handler installed in 2025, providing added comfort and peace of mind. Whether you're a first-time buyer, downsizer, or investor, this is an exceptional opportunity to own in one of Montgomery County’s most sought-after locations.

3. 2026-04-15
   listed $219,900 Active 1038-char remark

   Show marketing remark (1038 chars)

   * Open House Sat 11am-1pm * Welcome to 10630 Montrose Ave #104 — where convenience, comfort, and location come together seamlessly. Ideally situated in the heart of North Bethesda, this beautifully maintained condo offers unbeatable access to everything the DMV has to offer. Just minutes from the Metro, I-495 (Beltway), and major commuter routes, getting around is effortless whether you're heading into downtown Bethesda, Pike & Rose, or Washington, DC. Enjoy being close to some of the area’s best dining, shopping, and entertainment destinations, all while tucked into a peaceful, well-kept community. Inside, the home has been meticulously maintained and is in excellent condition, offering a move-in ready opportunity for its next owner. Recent updates include a brand-new air handler installed in 2025, providing added comfort and peace of mind. Whether you're a first-time buyer, downsizer, or investor, this is an exceptional opportunity to own in one of Montgomery County’s most sought-after locations.

4. 2026-04-14
   historical $219,900 1038-char remark

   Show marketing remark (1038 chars)

   * Open House Sat 11am-1pm * Welcome to 10630 Montrose Ave #104 — where convenience, comfort, and location come together seamlessly. Ideally situated in the heart of North Bethesda, this beautifully maintained condo offers unbeatable access to everything the DMV has to offer. Just minutes from the Metro, I-495 (Beltway), and major commuter routes, getting around is effortless whether you're heading into downtown Bethesda, Pike & Rose, or Washington, DC. Enjoy being close to some of the area’s best dining, shopping, and entertainment destinations, all while tucked into a peaceful, well-kept community. Inside, the home has been meticulously maintained and is in excellent condition, offering a move-in ready opportunity for its next owner. Recent updates include a brand-new air handler installed in 2025, providing added comfort and peace of mind. Whether you're a first-time buyer, downsizer, or investor, this is an exceptional opportunity to own in one of Montgomery County’s most sought-after locations.

5. 2026-03-31
   historical
6. 2026-03-03
   status Active
7. 2026-02-28
   historical
8. 2025-09-12
   price $245,000
9. 2025-09-06
   listed $259,999 Active
10. 1999-05-20
    soldstatus $75,300
11. 1981-06-29
    soldstatus $50,000

ⓘ 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: $2,596 · $216/mo
• Projected year-2 tax: $2,596 · $216/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $25,361
• − Mortgage interest: −$12,318
• − Property taxes: −$2,596
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − HOA: −$6,024
• − Depreciation: −$6,397
• Taxable loss: −$7,131
• Est. tax savings @ 24.0%: +$1,711
• After-tax cash flow: $-1,811/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 Bethesda

• Score: 84/100
• State rank: #21
• US rank: #744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bethesda, MD
• County: Montgomery County · 961,106 people
• City population: 47,857
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 32,795
• Household income: $150,996
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 1328.0

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 (65%)
• Race & ethnicity: White 65% Asian 13% Two or more races 10% Hispanic / Latino 10% Black 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Scotch-Irish 5% Romanian 4% Lithuanian 4%
• Foreign-born: 25% · Canada, China, Jamaica
• Languages at home: 71% English-only · Spanish 7% Other Indo-European 5% French/Haitian/Cajun 4%

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: ▼ -603.88%
• Current HPI: 253.4497
• Rent YoY: ▼ -0.29%
• 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

+339.8% since first listed

11 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-07 Contingent — BRIGHT MLS
• 2026-04-15 Listed $219,900 BRIGHT MLS
• 2026-04-14 Coming Soon $219,900 BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-03-03 Relisted — BRIGHT MLS
• 2026-02-28 Listing Removed — BRIGHT MLS
• 2025-09-12 Price Changed $245,000 BRIGHT MLS
• 2025-09-06 Listed $259,999 BRIGHT MLS
• 1999-05-20 Sold (Public Records) $75,300 Public Records
• 1981-06-29 Sold (Public Records) $50,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,596 · +1.3% YoY. Source: county tax records.