1605-G Berry Rose Ct Unit 3 2C · Frederick, MD 21701

$215,000

2 bd · 2.0 ba · 1,190 sqft · Condo · 14 Days on market

Built 1993 Good condition $181/sqft · 19% below area Est $266k · 19% under $355/mo HOA · 16% 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 +15.0/15.0
• Cash flow +11.9/30.0
• 1% rule +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Schools +3.4/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

If you missed it the first time you are in luck! Buyers financing fell through the week before settlement! Great opportunity to earn some instant equity. Second story unit with a great layout. To the left is a large bedroom and one full bathroom. A large open floor plan in the middle with a living room, kitchen, dining area with lots of light. The master bedroom is in the back and has an en suite bath. The washer and dryer are in good working order and there is a nice sized laundry utility room with cabinets. Enjoy the peace and quiet on the newer deck. The unit does need some love but the price reflects that. With some cosmetic upgrades you can make this space your own. Great location to 2

Key facts

• $355 HOA
• Parking
• Built 1993

Property features AI

Finance

• HOA & community: Monthly condo fee of $355; HOA covers exterior building maintenance, management, insurance, and reserve funds; Community amenities include bike trails and playgrounds; Pets allowed (cats and dogs permitted)

Exterior

• Parking: One assigned off-street parking space (space G)
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Second-floor entry
• Construction: Combination and brick construction; Slab foundation; Double-pane windows; Built by RYAN
• Exterior features: Sidewalks; Balcony; Backs to open common area; Water view

Interior

• Kitchen: Combination kitchen/dining (appliances not listed)
• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Open floor plan; Breakfast area; Kitchen and dining combined; Primary suite with private bath
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-53 ($-638/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (3.6% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $207k (3.6% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.3% in Frederick — 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 77/100 on livability (#80 in MD, #3,041 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities C-, crime D+, cost of living D+.
• Frederick County Public Schools (other): math 27% / reading 43% proficiency, ranked #4 of 24 in MD (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 269 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,562 units permitted in Frederick County in 2024 (374 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 $6k of value loss. Plan a longer hold.
• Frederick County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,306 (3.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.05% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 7.9

CMA / ARV

• ARV (median comp): $266,226
• List price: $215,000
• Delta: -19.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-42,832
• Equity at exit: $32,057

10-year hold

• IRR: -21.9%
• Equity multiple: 0.01×
• Total profit: $-59,714
• Equity at exit: $18,589

Cash invested: $60,200 (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 21701

• Rents YoY: 0.8%
• Active inventory: 269
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$355
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-53

Break-even live

Break-even rent $2,330

Max offer price $207,306

Occupancy floor 97%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 London Ct Frederick, MD	3.0	2.0	1432	$2,850	$1.99	10d	1	0.18mi
812 Stratford Way Unit J Frederick, MD	2.0	2.0	1000	$1,750	$1.75	24d	1	0.41mi
808 Stratford Way Unit D Frederick, MD	2.0	1.0	963	$1,800	$1.87	44d	1	0.42mi
1601 Pinder St Frederick, MD	1.0–3.0	1.0–2.0	1134	$2,812	$2.48	2d	19	0.54mi
1707 N Market St Frederick, MD	1.0–2.0	1.0–2.0	1101	$2,857	$2.59	5d	11	0.59mi
100 Holling Dr Frederick, MD	2.0	2.0	1128	$2,635	$2.34	44d	1	0.65mi
815 Aztec Dr Unit B Frederick, MD	3.0	1.0	1100	$2,300	$2.09	44d	1	0.72mi
300 Cormorant Pl Frederick, MD	1.0–3.0	1.0–2.0	1020	$2,295	$2.25	2d	13	0.87mi
550 Stanton St Frederick, MD	1.0–3.0	1.0–2.0	1025	$2,400	$2.34	2d	30	0.93mi
110 W 14th St Frederick, MD	3.0	1.0	1260	$2,900	$2.30	19d	1	0.97mi
119 Fairfield Dr Frederick, MD	3.0	1.5	1280	$2,500	$1.95	44d	1	0.99mi
123 E 8th St Frederick, MD	2.0	1.0	1000	$1,550	$1.55	44d	2	1.15mi
400 E 7th St Frederick, MD	3.0	1.0–2.0	920	$2,736	$2.97	2d	32	1.15mi
1418 Taney Ave Frederick, MD	1.0–3.0	1.0–2.0	851	$1,922	$2.26	3d	9	1.16mi
1418 A Taney Ave Frederick, MD	1.0–2.0	1.0	1075	$2,019	$1.88	1d	6	1.20mi
114 E 8th St Frederick, MD	1.0	1.0	740	$1,400	$1.89	15d	1	1.21mi
250 E 7th St Frederick, MD	2.0	1.5	1176	$2,200	$1.87	11d	1	1.22mi
830 Heather Ridge Dr Unit 22C Frederick, MD	2.0	1.0	980	$1,600	$1.63	44d	1	1.23mi
830 Heather Ridge Dr Frederick, MD	2.0	1.0	980	$1,600	$1.63	44d	1	1.23mi
2470 Merchant St Frederick, MD	1.0–2.0	1.0–2.0	1039	$2,552	$2.46	3d	2	1.23mi
1404 Taney Ave Frederick, MD	1.0	1.0	950	$1,779	$1.87	4d	1	1.26mi
1404 Taney Ave Frederick, MD	2.0	1.0	1200	$2,099	$1.75	22d	1	1.26mi
1404 Taney Ave Frederick, MD	2.0	1.0	1200	$2,059	$1.72	13d	1	1.26mi
1404 Taney Ave Frederick, MD	2.0	1.0	1200	$2,019	$1.68	19d	1	1.26mi
111 E 7th St Unit 2 Frederick, MD	2.0	1.0	1200	$1,825	$1.52	5d	1	1.27mi
111 E 7th St Frederick, MD	2.0	1.0	1200	$1,825	$1.52	2d	1	1.27mi
8294 Black Haw Ct Frederick, MD	3.0	3.5	1280	$2,150	$1.68	44d	1	1.29mi
1201 Riverwalk Pl Frederick, MD	1.0–3.0	1.0–2.0	1178	$2,172	$1.84	44d	1	1.29mi
1758 Springfield Ln Frederick, MD	3.0	1.0	1060	$3,000	$2.83	10d	1	1.29mi
8204 Blue Heron Dr Unit 1C Frederick, MD	2.0	2.0	1052	$2,050	$1.95	20d	1	1.34mi
1000 Columbine Dr Unit 820 Frederick, MD	1.0	1.0	779	$1,750	$2.25	5d	1	1.34mi
700 Heather Ridge Dr Unit 13M Frederick, MD	2.0	1.0	950	$1,700	$1.79	24d	1	1.36mi
640 Trail Ave Frederick, MD	3.0	1.5	1260	$2,349	$1.86	3d	1	1.47mi
325 E 3rd St Frederick, MD	3.0	2.0	1240	$2,750	$2.22	44d	1	1.48mi

HOA detail condo

• Monthly dues: $355 · $4,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-16
   status $215,000 Pending 14 DOM
2. 2026-06-15
   days on market $215,000 Active 14 DOM
3. 2026-06-13
   days on market $215,000 Active 12 DOM
4. 2026-06-13
   days on market $215,000 Active 11 DOM
5. 2026-06-09
   days on market $215,000 Active 8 DOM
6. 2026-06-08
   days on market $215,000 Active 7 DOM
7. 2026-06-07
   remarks 699-char remark
8. 2026-06-07
   days on market $215,000 Active 6 DOM
9. 2026-06-04
   statusdays on market $215,000 Active 3 DOM
10. 2026-05-10
    status Pending
11. 2026-05-08
    listed $215,000 Active
12. 2026-05-01
    historical $215,000

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,154
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$4,260
• − Depreciation: −$6,255
• Taxable loss: −$4,048
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $334/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 80/100 Cosmetic rehab

This townhouse is in good condition with a good exterior and interior. It has potential for further value through cosmetic updates and smart home integration.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace carpets — Fresh carpets improve comfort and value
• Resale Update kitchen appliances — Modern appliances can increase appeal and value
• Both Install smart home devices — Smart home devices can increase convenience and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace carpets — Fresh carpets improve comfort and value ↑
• Resale Update kitchen appliances — Modern appliances can increase appeal and value ↑
• Both Install smart home devices — Smart home devices can increase convenience and value ↑

ⓘ 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: Frederick County Public Schools
• NCES district ID: 2400330
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $84,020
• Composite: 33.54/100
• National rank: #5429
• State rank: #4 of 24 in MD

Livability — Frederick

• Score: 77/100
• State rank: #80
• US rank: #3041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frederick, MD
• County: Frederick County · 171,753 people
• City population: 154,619
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 43,048
• Household income: $106,577
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 1440.0

Population outlook (Frederick County) Hauer SSP2

• Today (2025): 269,438 people
• By 2030: 280,160 · +4.0%
• By 2040: 298,408 · +10.8%
• By 2050: 311,062 · +15.4%
• By 2075: 342,819 · +27.2%
• By 2100: 351,361 · +30.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 12% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Frederick

• 2024 margin: Lean D (+8.8) · D 53.2% · R 44.4% · Other 2.5%
• 2008→2024 swing: +9.9pp toward D · 2008: -1.0pp · 2024: 8.8pp
• All cycles: 2024: D+8.8 2020: D+9.6 2016: R+4.0 2012: R+3.9 2008: R+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.35%
• Current HPI: 276.5028
• Rent YoY: ▲ 0.82%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-16 Pending — BRIGHT MLS
• 2026-06-03 Relisted — BRIGHT MLS
• 2026-05-10 Pending — BRIGHT MLS
• 2026-05-08 Listed $215,000 BRIGHT MLS
• 2026-05-01 Coming Soon $215,000 BRIGHT MLS