5100 Dorset Ave #111 · Bethesda, MD 20815

$189,000

1 bd · 1.0 ba · 840 sqft · Condo public records · 27 Days on market

Built 1962 $225/sqft · 24% below area Est $249k · 24% under $1136/mo HOA · 45% 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
• 1% rule +8.2/10.0
• Cash flow +5.3/30.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 1 BR unit located one level above ground level in hot Kenwood House. Price includes one under-cover parking space (#17). Amazing location adjacent to the Crescent Trail and a short distance to the Bethesda or Friendship Heights metro stops. The unit has fresh wall-to-wall carpeting, an updated kitchen, dining "L", generous LR, updated bathroom, spacious bedroom and huge, walk-in closet.

Key facts

• Sizable coat closet
• Expansive windows
• Walk-in closet

Tags

• ELEVATED FIRST FLOOR
• EXPANSIVE WINDOWS
• WALK-IN CLOSET
• WALK-IN LINEN CLOSET
• SIZABLE COAT CLOSET
• RENOVATED COMMON SPACES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (39.5% below list).
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $114k (39.5% below list) — sets the bar for cash-flow.
• Cap rate 3.6% 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 8d 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 15% 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 $6k 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 27 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 30y ago; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 45% 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 $114,354 (39.5% 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 1962 — 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: 1.32% ✓
• Cap rate: 3.61%
• Cash-on-cash: -9.58%
• DSCR: 0.57
• GRM: 6.3

CMA / ARV

• ARV (median comp): $249,416
• List price: $189,000
• Delta: -9.79%
• 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: -38.4%
• Equity multiple: -0.18×
• Total profit: $-62,346
• Equity at exit: $28,181

10-year hold

• IRR: -95.1%
• Equity multiple: -1.04×
• Total profit: $-107,704
• Equity at exit: $16,341

Cash invested: $52,920 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$991
• Tax from tax record: −$193 /mo · $2,322/yr
• Insurance: −$79
• HOA: −$1,136
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-423

Break-even live

Break-even rent $3,037

Max offer price $114,354

Occupancy floor —

Sensitivity live

Price	-10% $-316	-5% $-369	+0% $-423	+5% $-476	+10% $-530
Rent	-10% $-620	-5% $-521	+0% $-423	+5% $-324	+10% $-225
Rate	-1.0pp $-327	-0.5pp $-374	base $-423	+0.5pp $-472	+1.0pp $-521

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5101 River Rd Bethesda, MD	1.0–2.0	1.0–2.0	1176	$2,190	$1.86	3d	2	0.27mi
5301 Westbard Cir Bethesda, MD	1.0–3.0	1.0–2.0	1347	$2,500	$1.86	19d	1	0.48mi
5325 Westbard Ave Bethesda, MD	3.0	1.0–2.5	1166	$3,315	$2.84	2d	11	0.50mi
4701 Willard Ave Chevy Chase, MD	3.0	1.0–2.5	1471	$2,700	$1.84	2d	35	0.54mi
6644 Hillandale Rd Unit 1 Bethesda, MD	—	1.0	525	$1,600	$3.05	44d	1	0.59mi
4615 N Park Ave Chevy Chase, MD	1.0–3.0	1.0–2.0	1373	$1,843	$1.34	8d	12	0.60mi
4601 N Park Ave Unit 510K Chevy Chase, MD	1.0	1.0	860	$2,600	$3.02	24d	1	0.64mi
4601 N Park Ave Unit 210K Chevy Chase, MD	1.0	1.0	860	$2,350	$2.73	19d	1	0.64mi
4550 N Park Ave Chevy Chase, MD	1.0	1.0	1000	$2,300	$2.30	44d	1	0.70mi
4800 Chevy Chase Dr Chevy Chase, MD	1.0–3.0	1.0–2.0	1167	$2,350	$2.01	5d	1	0.72mi
5079 Bradley Blvd Bethesda, MD	1.0–3.0	1.0	782	$1,653	$2.11	3d	21	0.72mi
4515 Willard Ave Unit 1414S Chevy Chase, MD	1.0	1.0	883	$2,685	$3.04	5d	1	0.73mi
4515 Willard Ave Chevy Chase, MD	1.0	1.0	893	$2,518	$2.82	20d	2	0.74mi
4515 Willard Ave Chevy Chase, MD	1.0	1.0	781	$2,318	$2.97	44d	2	0.74mi
4500 N Park Ave Chevy Chase, MD	1.0	1.0	900	$2,450	$2.72	44d	1	0.74mi
5500 Friendship Blvd Chevy Chase, MD	2.0	1.0–2.0	801	$2,538	$3.17	3d	3	0.76mi
5500 Friendship Blvd Chevy Chase, MD	2.0	1.0–2.0	807	$2,250	$2.79	22d	5	0.76mi
6722 Offutt Ln Unit 204A Chevy Chase, MD	1.0	1.0	744	$2,100	$2.82	24d	1	0.78mi
4720 Chevy Chase Dr #401 Chevy Chase, MD	1.0	1.0	832	$2,350	$2.82	3d	1	0.78mi
7001 Arlington Rd Bethesda, MD	1.0–2.0	1.0–2.0	921	$2,532	$2.75	3d	10	0.83mi
5480 Wisconsin Ave Chevy Chase, MD	3.0	1.0–2.0	1034	$2,480	$2.40	5d	56	0.85mi
4733 Bradley Blvd #9 Chevy Chase, MD	1.0	1.0	535	$1,795	$3.36	8d	1	0.86mi
4440 Willard Ave Bethesda, MD	3.0	1.0–2.0	988	$3,385	$3.42	2d	36	0.89mi
7036 Strathmore St #109 Chevy Chase, MD	2.0	1.0	793	$2,695	$3.40	44d	1	0.92mi
7025 Strathmore St Chevy Chase, MD	1.0	1.0	820	$1,895	$2.31	15d	1	0.93mi
7000 Wisconsin Ave Chevy Chase, MD	2.0	1.0–2.0	920	$3,448	$3.75	2d	15	0.94mi
7170 Woodmont Ave Chevy Chase, MD	2.0–3.0	1.0–2.0	1068	$2,412	$2.26	3d	7	0.95mi
7131 Arlington Rd Bethesda, MD	1.0–2.0	1.0–2.5	987	$2,505	$2.54	3d	21	0.95mi
7111 Woodmont Ave Bethesda, MD	1.0	1.0–1.5	864	$2,700	$3.12	14d	2	0.97mi
7077 Woodmont Ave Bethesda, MD	2.0	1.0–2.0	976	$3,325	$3.41	2d	11	0.99mi
5300 Wisconsin Ave NW Washington, DC	3.0	1.0–2.5	1175	$4,206	$3.58	2d	77	1.04mi
4301 Military Rd NW #208 Washington, DC	2.0	2.0	898	$3,250	$3.62	24d	1	1.05mi
4710 Elm St Bethesda, MD	3.0	1.0–3.0	1099	$3,882	$3.53	3d	39	1.06mi
4700 Hampden Ln Bethesda, MD	2.0	1.0–2.0	765	$3,488	$4.56	2d	127	1.10mi
4901 Montgomery Ln Bethesda, MD	2.0	2.0	1068	$4,035	$3.78	3d	1	1.10mi
7342 Wisconsin Ave Bethesda, MD	2.0	1.0–2.0	974	$6,160	$6.32	1d	179	1.14mi
7500 Woodmont Ave Unit S702 Bethesda, MD	2.0	1.0	862	$2,700	$3.13	44d	1	1.14mi
7500 Woodmont Ave Unit 1113 Bethesda, MD	1.0	1.0	765	$2,300	$3.01	44d	1	1.14mi
7347 Wisconsin Ave #303 Bethesda, MD	1.0	1.0	850	$1,725	$2.03	44d	1	1.15mi
4315 Harrison St NW #6 Washington, DC	2.0	1.0	695	$3,600	$5.18	24d	1	1.19mi

HOA detail condo

• Monthly dues: $1,136 · $13,632/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $189,000 Active 27 DOM
2. 2026-06-17
   days on market $189,000 Active 26 DOM
3. 2026-06-16
   days on market $189,000 Active 25 DOM
4. 2026-06-15
   days on market $189,000 Active 24 DOM
5. 2026-06-13
   days on market $189,000 Active 22 DOM
6. 2026-06-09
   days on market $189,000 Active 18 DOM
7. 2026-06-08
   days on market $189,000 Active 17 DOM
8. 2026-06-07
   days on marketlisting id $189,000 Active 16 DOM
9. 2026-06-04
   days on market $189,000 Active 2 DOM
10. 2026-06-02
    remarks 699-char remark
11. 2026-06-02
    days on marketlisting id $189,000 Active 1 DOM
12. 2026-06-01
    days on market $189,000 Active 10 DOM
13. 2026-05-31
    days on market $189,000 Active 9 DOM
14. 2026-05-20
    historical
15. 2025-08-29
    status Active
16. 2025-08-28
    historical
17. 2025-05-01
    price $225,000
18. 2025-04-14
    price $229,000
19. 2025-03-03
    listed $239,000 Active
20. 2015-02-27
    soldstatus $182,500 409-char remark

    Show marketing remark (409 chars)

    Wonderful 1 BR unit located one level above ground level in hot Kenwood House. Price includes one under-cover parking space (#17). Amazing location adjacent to the Crescent Trail and a short distance to the Bethesda or Friendship Heights metro stops. The unit has fresh wall-to-wall carpeting, an updated kitchen, dining "L", generous LR, updated bathroom, spacious bedroom and huge, walk-in closet.

21. 2015-02-27
    soldstatus $182,500 Sold

    Show marketing remark (409 chars)

    Wonderful 1 BR unit located one level above ground level in hot Kenwood House. Price includes one under-cover parking space (#17). Amazing location adjacent to the Crescent Trail and a short distance to the Bethesda or Friendship Heights metro stops. The unit has fresh wall-to-wall carpeting, an updated kitchen, dining "L", generous LR, updated bathroom, spacious bedroom and huge, walk-in closet.

22. 2015-01-26
    status Contingent (No Kick Out)
23. 2015-01-25
    historical 409-char remark

    Show marketing remark (409 chars)

    Wonderful 1 BR unit located one level above ground level in hot Kenwood House. Price includes one under-cover parking space (#17). Amazing location adjacent to the Crescent Trail and a short distance to the Bethesda or Friendship Heights metro stops. The unit has fresh wall-to-wall carpeting, an updated kitchen, dining "L", generous LR, updated bathroom, spacious bedroom and huge, walk-in closet.

24. 2014-10-10
    status Active
25. 2014-08-21
    status Contingent (No Kick Out)
26. 2014-07-19
    listed $189,000 Active

    Show marketing remark (409 chars)

    Wonderful 1 BR unit located one level above ground level in hot Kenwood House. Price includes one under-cover parking space (#17). Amazing location adjacent to the Crescent Trail and a short distance to the Bethesda or Friendship Heights metro stops. The unit has fresh wall-to-wall carpeting, an updated kitchen, dining "L", generous LR, updated bathroom, spacious bedroom and huge, walk-in closet.

27. 2014-07-19
    listed $189,000 409-char remark

    Show marketing remark (409 chars)

    Wonderful 1 BR unit located one level above ground level in hot Kenwood House. Price includes one under-cover parking space (#17). Amazing location adjacent to the Crescent Trail and a short distance to the Bethesda or Friendship Heights metro stops. The unit has fresh wall-to-wall carpeting, an updated kitchen, dining "L", generous LR, updated bathroom, spacious bedroom and huge, walk-in closet.

28. 2012-05-24
    soldstatus $170,000
29. 2012-05-24
    soldstatus $170,000 Sold
30. 2012-04-10
    status Contingent (No Kick Out)
31. 2012-04-09
    historical
32. 2011-12-02
    listed $179,000 Active
33. 2011-12-02
    listed $179,000
34. 2011-10-14
    historical Expired
35. 2011-10-14
    historical
36. 2011-04-21
    listed Active
37. 2011-04-21
    listed $184,900
38. 2003-03-14
    soldstatus $165,000
39. 2003-01-22
    historical
40. 2002-09-21
    listed $174,900
41. 1996-08-15
    soldstatus $60,000
42. 1996-07-12
    historical
43. 1996-06-22
    listed $59,500

ⓘ 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: $2,322 · $193/mo
• Projected year-2 tax: $2,322 · $193/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $30,027
• − Mortgage interest: −$10,587
• − Property taxes: −$2,322
• − Insurance: −$945
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − HOA: −$13,632
• − Depreciation: −$5,498
• Taxable loss: −$7,761
• Est. tax savings @ 24.0%: +$1,863
• After-tax cash flow: $-3,208/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

+278.2% since first listed

30 events — show timeline

• 2026-05-20 Listing Removed — BRIGHT MLS
• 2025-08-29 Relisted — BRIGHT MLS
• 2025-08-28 Listing Removed — BRIGHT MLS
• 2025-05-01 Price Changed $225,000 BRIGHT MLS
• 2025-04-14 Price Changed $229,000 BRIGHT MLS
• 2025-03-03 Listed $239,000 BRIGHT MLS
• 2015-02-27 Sold (MLS) $182,500 MRIS
• 2015-02-27 Sold (MLS) $182,500 BRIGHT MLS
• 2015-01-26 Pending — MRIS
• 2015-01-25 Listing Removed — BRIGHT MLS
• 2014-10-10 Relisted — MRIS
• 2014-08-21 Pending — MRIS
• 2014-07-19 Listed $189,000 MRIS
• 2014-07-19 Listed $189,000 BRIGHT MLS
• 2012-05-24 Sold (MLS) $170,000 MRIS
• 2012-05-24 Sold (MLS) $170,000 BRIGHT MLS
• 2012-04-10 Pending — MRIS
• 2012-04-09 Listing Removed — BRIGHT MLS
• 2011-12-02 Listed $179,000 MRIS
• 2011-12-02 Listed $179,000 BRIGHT MLS
• 2011-10-14 Delisted — MRIS
• 2011-10-14 Listing Removed — BRIGHT MLS
• 2011-04-21 Listed — MRIS
• 2011-04-21 Listed $184,900 BRIGHT MLS
• 2003-03-14 Sold (MLS) $165,000 MRIS
• 2003-01-22 Delisted — MRIS
• 2002-09-21 Listed $174,900 MRIS
• 1996-08-15 Sold (MLS) $60,000 MRIS
• 1996-07-12 Delisted — MRIS
• 1996-06-22 Listed $59,500 MRIS

Property tax history

+6.7%/yr

Latest (2025): $2,322 · +2.3% YoY. Source: county tax records.