CashFlowRE
Sign in Sign up
4 Monroe St Unit 4-1109
D Composite 42.74
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 +10.0/10.0
  • Schools +5.0/10.0
  • Livability +4.2/5.0
  • Condition / age +4.0/5.0
  • Rent growth +2.4/5.0
  • Cash flow +2.1/30.0
  • DSCR +0.0/10.0
  • Appreciation +0.0/10.0

$139,000

4 Monroe St Unit 4-1109 · Rockville, MD 20850
1 bd · 1.0 ba · 870 sqft · Condo · 92 Days on market
Built 1971 Good condition Garage $160/sqft · 37% below area Est $222k · 37% under $1242/mo HOA · 58% of rent ↓ 16% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

All utilities are included in the condo fee! Enjoy stress-free living with one monthly payment covering electricity, gas, heat, water, sewer, and 24-hour security. Welcome to Unit 1109 at 4 Monroe Street in the heart of Rockville Town Square. This bright, move-in-ready condo features an updated kitchen with granite countertops and stainless steel appliances, a spacious bedroom with abundant natural light and generous closet space, an updated bathroom, and a new HVAC system (2025). Enjoy an unbeatable walkable lifestyle just steps from the Rockville Metro, Trader Joe’s, restaurants, cafés, shopping, entertainment, and year-round community events.

Key facts

  • $1,242 HOA
  • Garage
  • Community pool

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath condo listed at $139k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
  • To cash-flow at today's rent, offer at most $66k (52.4% below list).
  • Meets the 1% rule at list price ($2k rent vs $139k).
  • Recommended offer: $66k (52.4% below list) — sets the bar for cash-flow.

Location & tenants

  • Location reads 83/100 on livability (#28 in MD, #998 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, health & safety 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: Beall Elementary (math 39% / reading 41%, grade F, #100 of 860 statewide, top 12%, 497 students, 30% FRL); Julius West Middle (math 23% / reading 53%, grade F, #31 of 225 statewide, top 15%, 1,325 students, 40% FRL); Richard Montgomery High (math 68% / reading 77%, grade B+, #33 of 222 statewide, top 14%, 2,390 students, 33% FRL).
  • Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Montgomery County Public Schools average implies; a family-tenant draw the district grade alone would hide.
  • Market conditions: Rents soft (-0.3%/yr); 286 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $961 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 92 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts since 4y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

  • Watch-outs: HOA is 58% 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 $66,104 (52.4% 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 92 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
  3. Built in 1971 — 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 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?
  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
1.55%
Cap rate
1.94%
Cash-on-cash
-15.53%
DSCR
0.31
GRM
5.4

CMA / ARV

ARV (median comp)
$222,113
List price
$139,000
Delta
-37.42%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4 Monroe St #304 0.04mi 1/1.0 870 (0%) 0mo $142,000 $163 98
118 Monroe St #506 0.09mi 1/1.0 876 (+1%) 3mo $155,000 $177 93
501 Hungerford Dr #337 0.59mi 1/1.0 877 (+1%) 0mo $245,000 $279 70
22 Courthouse Sq #407 0.26mi 2/2.0 (+1) 917 (+5%) 2mo $365,000 $398 68
38 Maryland Ave #405 0.24mi 1/1.0 765 (-12%) 3mo $314,000 $410 66
24 Courthouse Sq #603 0.24mi 1/1.0 739 (-15%) 2mo $280,000 $379 62
102 N Horners Ln 0.36mi 2/1.0 (+1) 748 (-14%) 3mo $399,200 $534 52
1302 Coral Sea Dr 1.18mi 2/1.0 (+1) 806 (-7%) 1mo $460,000 $571 47
528 Beall Ave 0.99mi 2/2.0 (+1) 936 (+8%) 2mo $580,000 $620 42
876 College Pkwy #201 1.28mi 2/1.0 (+1) 999 (+15%) 1mo $257,000 $257 34
860 College Pkwy #202 1.39mi 2/1.5 (+1) 997 (+15%) 2mo $270,000 $271 32
878 College Pkwy #101 1.32mi 2/1.5 (+1) 996 (+14%) 3mo $276,000 $277 32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold
IRR
-57.3%
Equity multiple
-0.54×
Total profit
$-60,115
Equity at exit
$20,725
10-year hold
IRR
Equity multiple
-1.95×
Total profit
$-114,784
Equity at exit
$12,018

Cash invested: $38,920 (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.

Active competition Active MLS

For sale now
0 active · 3 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 20850

Rents YoY
-0.3%
Active inventory
286
Price-to-rent
5.4×

Monthly cashflow live

Estimated rent
$2,150 high interval (Pro) →
Mortgage (P&I)
$729
Tax est. 1.5%
$174 /mo · $2,085/yr
Insurance
$58
HOA
$1,242
Vacancy / Maint / Mgmt
$452
Net cashflow
$-504

Break-even live

Break-even rent $2,788
Max offer price $66,104
Occupancy floor

Sensitivity live

Price -10% $-408 -5% $-456 +0% $-504 +5% $-552 +10% $-600
Rent -10% $-674 -5% $-589 +0% $-504 +5% $-419 +10% $-334
Rate -1.0pp $-434 -0.5pp $-468 base $-504 +0.5pp $-540 +1.0pp $-576

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
$34,750
Closing costs
$4,170
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 24 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
6 Monroe St Unit 6-301 Rockville, MD 2.0 2.0 1053 $2,550 $2.42 64d 1 0.04mi
10 Monroe St Unit 302 Rockville, MD 1.0 1.0 821 $2,100 $2.56 4d 1 0.05mi
4 Monroe St Unit 4-308 Rockville, MD 1.0 1.0 870 $1,900 $2.18 66d 1 0.05mi
20 Monroe St Unit 20-102 Rockville, MD 1.0 1.0 702 $1,850 $2.64 93d 1 0.06mi
112 Monroe St Unit 20 Rockville, MD 1.0 1.0 821 $1,500 $1.83 10d 1 0.07mi
118 Monroe St Unit 1008 Rockville, MD 1.0 1.0 877 $2,250 $2.57 93d 1 0.08mi
118 Monroe St Rockville, MD 1.0 1.0 870 $2,249 $2.59 27d 1 0.08mi
102 Monroe St Rockville, MD 2.0 2.0 1053 $2,500 $2.37 93d 1 0.08mi
102 Monroe St #201 Rockville, MD 2.0 2.0 1053 $2,500 $2.37 42d 1 0.08mi
33 Monroe St Rockville, MD 2.0 1.0–2.0 865 $2,686 $3.10 0d 22 0.13mi
44 Maryland Ave Rockville, MD 2.0 1.0–2.0 873 $3,031 $3.47 0d 20 0.18mi
24 Courthouse Sq Rockville, MD 1.0 1.0 657 $1,959 $2.98 73d 1 0.21mi
38 Maryland Ave Rockville, MD 1.0 1.0 780 $2,175 $2.79 93d 1 0.22mi
24 Courthouse Sq Unit 6th Rockville, MD 1.0 1.0 657 $1,959 $2.98 93d 1 0.23mi
24 Courthouse Sq Rockville, MD 1.0 1.0 656 $1,954 $2.98 93d 2 0.24mi
20 Maryland Ave Rockville, MD 2.0 1.0–2.0 1118 $2,685 $2.40 0d 31 0.30mi
100 1st St Rockville, MD 1.0–2.0 1.0–2.0 1172 $2,212 $1.89 1d 9 0.56mi
501 Hungerford Dr Rockville, MD 1.0 1.0 1009 $1,722 $1.71 93d 2 0.59mi
501 Hungerford Dr Rockville, MD 1.0 1.0 865 $2,098 $2.42 73d 2 0.59mi
501 Hungerford Dr #110 Rockville, MD 1.0 1.0 877 $2,100 $2.39 62d 1 0.60mi
155 Talbott St #155 Rockville, MD 2.0 1.0 898 $1,200 $1.34 93d 1 1.12mi
868 College Pkwy Rockville, MD 2.0 1.0 991 $1,795 $1.81 10d 1 1.31mi
868 College Pkwy #102 Rockville, MD 1.0 1.0 795 $1,750 $2.20 36d 1 1.39mi
438 College Pkwy Rockville, MD 1.0 1.0 855 $1,752 $2.05 93d 1 1.41mi

Property features AI

Finance

HOA & community
Monthly condo fee of $1,242Condo fee includes electricity, gas, water, exterior building maintenance, insurance, management, recreation facility, reserve funds, snow removal, laundry, trash, parking fee, pest control, pool(s)Building amenities include community center, concierge, elevator, extra storage, laundry facilities, exercise/fitness room, meeting room, swimming pool, and security

Exterior

Parking
Detached underground garage with one parking space
Security
Building security (listed among association amenities)Concierge
Utilities
Public waterPublic sewer
Home design
Condominium unit in a high-rise (9+ floors)Unit/flatEntry level on floor 11Brick constructionPets allowed on a case-by-case basis
Construction
Brick constructionHi-rise building (9+ stories)
Exterior features
Community poolAbove- and below-grade structures (building has both)

Interior

Kitchen
Built-in microwaveCooktopDishwasherDisposal
Bedrooms
One bedroom on the entry/main level
Flooring
Wood floors
Bathrooms
One full bathroom (main/entry level)
Heating & cooling
Central heating (natural gas)Central air conditioning (electric)Natural gas hot water
Interior features
Open floor plan with separate/formal dining areaDining areaCountry-style kitchenTub with showerWalk-in closet(s)Window treatmentsWood floorsElevator access
Laundry & utility
No in-unit washer/dryer hook-upBuilding laundry facilities included in condo amenities

HOA detail $1,242/mo · $14,904/yr condo

Likely covers
watersewergaselectricsecurity
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-08-08
    days on market $139,000 Active 92 DOM
  2. 2026-08-06
    days on market $139,000 Active 90 DOM
  3. 2026-08-05
    days on market $139,000 Active 89 DOM
  4. 2026-08-04
    days on market $139,000 Active 88 DOM
  5. 2026-08-03
    days on market $139,000 Active 87 DOM
  6. 2026-07-31
    days on market $139,000 Active 84 DOM
  7. 2026-07-30
    days on market $139,000 Active 82 DOM
  8. 2026-07-28
    days on market $139,000 Active 81 DOM
  9. 2026-07-26
    days on market $139,000 Active 79 DOM
  10. 2026-07-24
    days on market $139,000 Active 77 DOM
  11. 2026-07-23
    days on market $139,000 Active 76 DOM
  12. 2026-07-22
    days on market $139,000 Active 75 DOM
  13. 2026-07-21
    days on market $139,000 Active 74 DOM
  14. 2026-07-20
    days on market $139,000 Active 73 DOM
  15. 2026-07-18
    days on market $139,000 Active 71 DOM
  16. 2026-07-18
    remarks 680-char remark
  17. 2026-07-18
    days on market $139,000 Active 70 DOM
  18. 2026-07-16
    days on market $139,000 Active 69 DOM
  19. 2026-07-15
    days on market $139,000 Active 68 DOM
  20. 2026-07-14
    days on market $139,000 Active 67 DOM
  21. 2026-07-13
    days on market $139,000 Active 66 DOM
  22. 2026-07-13
    days on market $139,000 Active 65 DOM
  23. 2026-07-11
    days on market $139,000 Active 64 DOM
  24. 2026-07-10
    days on market $139,000 Active 63 DOM
  25. 2026-07-09
    days on market $139,000 Active 62 DOM
  26. 2026-07-07
    days on market $139,000 Active 60 DOM
  27. 2026-07-06
    days on market $139,000 Active 59 DOM
  28. 2026-07-06
    days on market $139,000 Active 58 DOM
  29. 2026-07-05
    days on market $139,000 Active 57 DOM
  30. 2026-07-03
    days on market $139,000 Active 56 DOM
  31. 2026-07-02
    price $139,000 Active 55 DOM
  32. 2026-07-02
    days on market $151,900 Active 55 DOM
  33. 2026-07-01
    days on market $151,900 Active 54 DOM
  34. 2026-06-30
    days on market $151,900 Active 53 DOM
  35. 2026-06-29
    days on market $151,900 Active 52 DOM
  36. 2026-06-28
    days on market $151,900 Active 51 DOM
  37. 2026-06-27
    days on market $151,900 Active 50 DOM
  38. 2026-06-26
    days on market $151,900 Active 49 DOM
  39. 2026-06-24
    days on market $151,900 Active 47 DOM
  40. 2026-06-22
    days on market $151,900 Active 45 DOM
  41. 2026-06-21
    days on market $151,900 Active 44 DOM
  42. 2026-06-18
    days on market $151,900 Active 41 DOM
  43. 2026-06-17
    days on market $151,900 Active 40 DOM
  44. 2026-06-16
    days on market $151,900 Active 39 DOM
  45. 2026-06-15
    days on market $151,900 Active 38 DOM
  46. 2026-06-13
    days on market $151,900 Active 36 DOM
  47. 2026-06-09
    days on market $151,900 Active 32 DOM
  48. 2026-06-08
    days on market $151,900 Active 31 DOM
  49. 2026-06-07
    days on market $151,900 Active 30 DOM
  50. 2026-06-03
    days on market $151,900 Active 26 DOM

ⓘ 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 6/10 Major 7 d/yr ≥102°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 2 unhealthy d/yr today · 3 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$25,805
− Mortgage interest
−$7,786
− Property taxes
−$2,085
− Insurance
−$695
− Repairs & maintenance
−$2,064
− Management
−$2,064
− HOA
−$14,904
− Depreciation
−$4,044
Taxable loss
−$7,838
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,881
After-tax cash flow
$-4,164/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $4,350–$13,050 screening

This property is in good condition with minimal repairs needed. It has a good curb appeal and interior condition, making it a solid investment opportunity.

Value-add opportunities

  • Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
  • Both Updating the flooring — New flooring can improve the overall look and feel of the space.
  • Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
  • Both Renovating the bathroom — A fresh bathroom can significantly increase the property's value.
  • Both Landscaping improvements — Enhanced landscaping can improve the property's curb appeal and attract more potential buyers and renters.

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Beall Elementary F MD #100/860 Nat'l #19,354/41,679 Middle Julius West Middle F MD #31/225 Nat'l #6,571/14,009 High Richard Montgomery High B+ MD #33/222 Nat'l #1,843/17,239

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
A Composite livability gradescore 83/100

Livability — Rockville

Score
83/100
State rank
#28
US rank
#998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Rockville, MD
County
Montgomery County · 1,173,231 people
City population
113,479
Metro
Washington-Arlington-Alexandria, DC-VA-MD-WV
Population (ZIP)
50,353
Household income
$125,950
Rent vs Own
49.7% rent · 50.3% own
Severe rent burden
14% of renters

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 0.72)
Race & ethnicity
White 43% Asian 25% Hispanic / Latino 13% Black 12% Two or more races 10%
Hispanic origin (detail)
Mexican 1% Dominican 1%
Common ancestry
Romanian 3% Scotch-Irish 3% Italian 3%
Foreign-born
35% · China, Canada, South Korea
Languages at home
59% English-only · Chinese 12% Spanish 8% Other Indo-European 6%

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

Price history

-15.6% since first listed
4 events — show timeline
  • 2026-05-09 Listed $151,900 BRIGHT MLS
  • 2026-05-04 Coming Soon $151,900 BRIGHT MLS
  • 2022-09-30 Listing Removed BRIGHT MLS
  • 2022-06-01 Listed $180,000 BRIGHT MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…