12405 Hickory Tree Way #613 · Germantown, MD 20874

$205,000

2 bd · 1.0 ba · 889 sqft · Condo public records · 114 Days on market

Built 1982 $231/sqft · 10% below area Est $227k · 10% under $425/mo HOA · 20% 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 +11.9/15.0
• Cash flow +9.9/30.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exquisite lifestyle in the heart of Gunners View, where elegance meets comfort in this stunning 2-bedroom, 1-bathroom garden unit. Spanning 889 square feet, this residence boasts a harmonious blend of modern convenience and timeless charm. Enjoy the luxury of in-unit laundry, ensuring effortless living, while the meticulously maintained grounds invite you to unwind in serene surroundings. The association takes care of all your needs, including water, snow removal, and lawn maintenance, allowing you to focus on what truly matters. With a dedicated parking space and easy access to common areas, this home offers both privacy and community. Step outside to explore the lush landscapes of Gunners View, where every day feels like a retreat. This property is not just a home; it's a gateway to an exclusive lifestyle filled with comfort and tranquility. Embrace the opportunity to elevate your living experience in this remarkable residence-your dream home awaits!

Key facts

• Low association fees
• Prime location
• $425 HOA

Tags

• IN UNIT LAUNDRY HOOKUPS
• LOW ASSOCIATION FEES
• DEDICATED PARKING SPACE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (11.1% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $182k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.6% in Germantown — 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 81/100 on livability (#36 in MD, #1,312 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime 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.
• Zoned schools: Dr. Sally K. Ride Elementary (math 16% / reading 21%, grade F, #393 of 860 statewide, top 46%, 502 students, 63% FRL); Roberto W. Clemente Middle (math 19% / reading 43%, grade F, #61 of 225 statewide, top 28%, 857 students, 59% FRL); Seneca Valley High (math 37% / reading 56%, grade D-, #118 of 222 statewide, top 54%, 2,239 students, 57% FRL) — zoned schools average 60% FRL vs 26% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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 114 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask is 10150% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $140k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $182,343 (11.1% 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 114 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.01% ✓
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 8.2

CMA / ARV

• ARV (median comp): $227,311
• List price: $205,000
• Delta: -9.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.22×
• Total profit: $-44,653
• Equity at exit: $30,566

10-year hold

• IRR: -24.1%
• Equity multiple: -0.09×
• Total profit: $-62,324
• Equity at exit: $17,725

Cash invested: $57,400 (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 20874

• Rents YoY: 1.3%
• Active inventory: 190
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$183 /mo · $2,200/yr
• Insurance: −$85
• HOA: −$425
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-128

Break-even live

Break-even rent $2,239

Max offer price $182,343

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-70	+0% $-128	+5% $-186	+10% $-244
Rent	-10% $-292	-5% $-210	+0% $-128	+5% $-46	+10% $36
Rate	-1.0pp $-25	-0.5pp $-76	base $-128	+0.5pp $-181	+1.0pp $-235

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12508 Cross Ridge Way Germantown, MD	2.0	1.5	930	$1,999	$2.15	26d	1	0.24mi
19030 Partridge Wood Dr Unit 19030 Germantown, MD	3.0	3.0	1060	$3,000	$2.83	7d	1	0.56mi
19457 Zinnia Cir Germantown, MD	2.0	2.0	960	$2,250	$2.34	20d	1	0.62mi
19608 Twinflower Cir Germantown, MD	3.0	2.5	944	$2,295	$2.43	7d	1	0.63mi
18832 Bent Willow Cir Germantown, MD	1.0–3.0	1.0–2.0	1090	$2,104	$1.93	0d	17	0.69mi
12622 Grey Eagle Ct Germantown, MD	1.0–2.0	1.0–2.0	861	$2,090	$2.43	0d	13	0.70mi
19601 Gunners Branch Rd Unit L Germantown, MD	2.0	2.0	974	$1,750	$1.80	4d	1	0.70mi
19601 Gunners Branch Rd Unit M Germantown, MD	2.0	2.0	874	$2,200	$2.52	45d	1	0.70mi
19860 Century Blvd Germantown, MD	1.0–3.0	1.0–2.0	1027	$2,391	$2.33	1d	24	0.74mi
19609 Gunners Branch Rd Unit M Germantown, MD	2.0	2.0	900	$2,200	$2.44	26d	1	0.75mi
12205 Eagles Nest Ct Unit J Germantown, MD	2.0	2.0	1054	$2,100	$1.99	23d	1	0.76mi
18811 Birdseye Dr Germantown, MD	3.0	1.5	1064	$2,250	$2.11	45d	1	0.78mi
12221 Eagles Nest Ct Unit B Germantown, MD	2.0	2.0	1036	$2,000	$1.93	22d	1	0.80mi
12221 Eagles Nest Ct Unit B Germantown, MD	2.0	2.0	1036	$2,000	$1.93	45d	1	0.80mi
18889 Waring Station Rd Germantown, MD	2.0	1.0–1.5	940	$1,888	$2.01	26d	4	0.81mi
12201 Saint Peter Ct Unit F Germantown, MD	2.0	2.0	1087	$1,800	$1.66	20d	1	0.81mi
12220 Eagles Nest Ct Germantown, MD	2.0	2.0	1087	$1,825	$1.68	6d	2	0.82mi
12212 Eagles Nest Ct Unit H Germantown, MD	2.0	2.0	1054	$2,112	$2.00	45d	1	0.82mi
12212 Eagles Nest Ct Unit H Germantown, MD	2.0	2.0	1054	$1,950	$1.85	12d	1	0.82mi
12982 Pinnacle Dr Germantown, MD	2.0	1.0	870	$1,725	$1.98	45d	1	0.84mi
18704 Caledonia Ct Unit B Germantown, MD	2.0	2.0	1036	$1,995	$1.93	9d	1	0.87mi
12840 Locbury Cir Germantown, MD	1.0–3.0	1.0–2.0	922	$2,034	$2.20	1d	23	0.93mi
12309 Silvergate Way Unit 908C Germantown, MD	2.0	2.0	882	$1,850	$2.10	26d	1	0.94mi
20010 Frederick Rd Germantown, MD	1.0–2.0	1.0–2.0	859	$2,032	$2.36	1d	13	1.00mi
19520 Waters Rd Germantown, MD	1.0–3.0	1.0–2.0	1066	$2,468	$2.31	0d	19	1.03mi
11481 Stoney Point Pl Germantown, MD	1.0	1.0	750	$1,800	$2.40	21d	1	1.07mi
13108 Briarcliff Ter Unit 7-707 Germantown, MD	2.0	2.0	1058	$2,250	$2.13	20d	1	1.08mi
13113 Briarcliff Ter Unit 1-102 Germantown, MD	2.0	2.0	1048	$1,990	$1.90	4d	1	1.13mi
13505 Kildare Hills Ter #404 Germantown, MD	1.0	1.0	809	$1,875	$2.32	18d	1	1.13mi
19105 Frederick Rd Gaithersburg, MD	1.0–2.0	1.0	710	$2,034	$2.86	45d	1	1.19mi
20019 Sweetgum Cir Germantown, MD	1.0–2.0	1.0–2.0	863	$2,258	$2.61	0d	38	1.21mi
19611 Galway Bay Cir #102 Germantown, MD	2.0	2.0	984	$2,000	$2.03	26d	1	1.25mi
19611 Galway Bay Cir #102 Germantown, MD	2.0	2.0	984	$2,000	$2.03	4d	1	1.25mi
18501 Owl Run Way Germantown, MD	2.0	1.0	750	$1,995	$2.66	23d	1	1.25mi
2 Observation Ct Germantown, MD	1.0–2.0	1.0–2.0	945	$2,333	$2.47	7d	9	1.26mi
19601 Galway Bay Cir #202 Germantown, MD	1.0	1.0	689	$1,700	$2.47	45d	1	1.27mi
12712 Sesame Seed Ct Germantown, MD	3.0	1.0	1005	$2,250	$2.24	45d	1	1.32mi
35 Pickering Ct Unit 35-02 Germantown, MD	2.0	2.0	1110	$2,000	$1.80	45d	1	1.33mi
12835 Fairchild Dr Germantown, MD	1.0–2.0	1.0–2.0	1154	$2,813	$2.44	3d	11	1.36mi
13504 Derry Glen Ct #302 Germantown, MD	1.0	1.0	857	$1,700	$1.98	26d	1	1.36mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: waterlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-21
   days on market $205,000 Active 114 DOM
2. 2026-06-18
   days on market $205,000 Active 111 DOM
3. 2026-06-17
   days on market $205,000 Active 110 DOM
4. 2026-06-16
   days on market $205,000 Active 109 DOM
5. 2026-06-15
   days on market $205,000 Active 108 DOM
6. 2026-06-13
   days on market $205,000 Active 106 DOM
7. 2026-06-09
   days on market $205,000 Active 102 DOM
8. 2026-06-08
   days on market $205,000 Active 101 DOM
9. 2026-06-07
   days on market $205,000 Active 100 DOM
10. 2026-06-03
    days on market $205,000 Active 96 DOM
11. 2026-06-02
    days on market $205,000 Active 95 DOM
12. 2026-06-01
    days on market $205,000 Active 94 DOM
13. 2026-05-31
    days on market $205,000 Active 93 DOM
14. 2026-04-17
    price $205,000 978-char remark

    Show marketing remark (978 chars)

    Discover an exquisite lifestyle in the heart of Gunners View, where elegance meets comfort in this stunning 2-bedroom, 1-bathroom garden unit. Spanning 889 square feet, this residence boasts a harmonious blend of modern convenience and timeless charm. Enjoy the luxury of in-unit laundry, ensuring effortless living, while the meticulously maintained grounds invite you to unwind in serene surroundings. The association takes care of all your needs, including water, snow removal, and lawn maintenance, allowing you to focus on what truly matters. With a dedicated parking space and easy access to common areas, this home offers both privacy and community. Step outside to explore the lush landscapes of Gunners View, where every day feels like a retreat. This property is not just a home; it's a gateway to an exclusive lifestyle filled with comfort and tranquility. Embrace the opportunity to elevate your living experience in this remarkable residence-your dream home awaits!

15. 2026-04-01
    listed $2,000
16. 2026-03-24
    status Active 978-char remark

    Show marketing remark (978 chars)

    Discover an exquisite lifestyle in the heart of Gunners View, where elegance meets comfort in this stunning 2-bedroom, 1-bathroom garden unit. Spanning 889 square feet, this residence boasts a harmonious blend of modern convenience and timeless charm. Enjoy the luxury of in-unit laundry, ensuring effortless living, while the meticulously maintained grounds invite you to unwind in serene surroundings. The association takes care of all your needs, including water, snow removal, and lawn maintenance, allowing you to focus on what truly matters. With a dedicated parking space and easy access to common areas, this home offers both privacy and community. Step outside to explore the lush landscapes of Gunners View, where every day feels like a retreat. This property is not just a home; it's a gateway to an exclusive lifestyle filled with comfort and tranquility. Embrace the opportunity to elevate your living experience in this remarkable residence-your dream home awaits!

17. 2025-12-17
    historical 978-char remark

    Show marketing remark (978 chars)

    Discover an exquisite lifestyle in the heart of Gunners View, where elegance meets comfort in this stunning 2-bedroom, 1-bathroom garden unit. Spanning 889 square feet, this residence boasts a harmonious blend of modern convenience and timeless charm. Enjoy the luxury of in-unit laundry, ensuring effortless living, while the meticulously maintained grounds invite you to unwind in serene surroundings. The association takes care of all your needs, including water, snow removal, and lawn maintenance, allowing you to focus on what truly matters. With a dedicated parking space and easy access to common areas, this home offers both privacy and community. Step outside to explore the lush landscapes of Gunners View, where every day feels like a retreat. This property is not just a home; it's a gateway to an exclusive lifestyle filled with comfort and tranquility. Embrace the opportunity to elevate your living experience in this remarkable residence-your dream home awaits!

18. 2025-12-04
    price $219,000 978-char remark

    Show marketing remark (978 chars)

    Discover an exquisite lifestyle in the heart of Gunners View, where elegance meets comfort in this stunning 2-bedroom, 1-bathroom garden unit. Spanning 889 square feet, this residence boasts a harmonious blend of modern convenience and timeless charm. Enjoy the luxury of in-unit laundry, ensuring effortless living, while the meticulously maintained grounds invite you to unwind in serene surroundings. The association takes care of all your needs, including water, snow removal, and lawn maintenance, allowing you to focus on what truly matters. With a dedicated parking space and easy access to common areas, this home offers both privacy and community. Step outside to explore the lush landscapes of Gunners View, where every day feels like a retreat. This property is not just a home; it's a gateway to an exclusive lifestyle filled with comfort and tranquility. Embrace the opportunity to elevate your living experience in this remarkable residence-your dream home awaits!

19. 2025-12-04
    status Active 978-char remark

    Show marketing remark (978 chars)

    Discover an exquisite lifestyle in the heart of Gunners View, where elegance meets comfort in this stunning 2-bedroom, 1-bathroom garden unit. Spanning 889 square feet, this residence boasts a harmonious blend of modern convenience and timeless charm. Enjoy the luxury of in-unit laundry, ensuring effortless living, while the meticulously maintained grounds invite you to unwind in serene surroundings. The association takes care of all your needs, including water, snow removal, and lawn maintenance, allowing you to focus on what truly matters. With a dedicated parking space and easy access to common areas, this home offers both privacy and community. Step outside to explore the lush landscapes of Gunners View, where every day feels like a retreat. This property is not just a home; it's a gateway to an exclusive lifestyle filled with comfort and tranquility. Embrace the opportunity to elevate your living experience in this remarkable residence-your dream home awaits!

20. 2025-12-03
    price $220,000 978-char remark

    Show marketing remark (978 chars)

    Discover an exquisite lifestyle in the heart of Gunners View, where elegance meets comfort in this stunning 2-bedroom, 1-bathroom garden unit. Spanning 889 square feet, this residence boasts a harmonious blend of modern convenience and timeless charm. Enjoy the luxury of in-unit laundry, ensuring effortless living, while the meticulously maintained grounds invite you to unwind in serene surroundings. The association takes care of all your needs, including water, snow removal, and lawn maintenance, allowing you to focus on what truly matters. With a dedicated parking space and easy access to common areas, this home offers both privacy and community. Step outside to explore the lush landscapes of Gunners View, where every day feels like a retreat. This property is not just a home; it's a gateway to an exclusive lifestyle filled with comfort and tranquility. Embrace the opportunity to elevate your living experience in this remarkable residence-your dream home awaits!

21. 2025-12-03
    historical 978-char remark

    Show marketing remark (978 chars)

    Discover an exquisite lifestyle in the heart of Gunners View, where elegance meets comfort in this stunning 2-bedroom, 1-bathroom garden unit. Spanning 889 square feet, this residence boasts a harmonious blend of modern convenience and timeless charm. Enjoy the luxury of in-unit laundry, ensuring effortless living, while the meticulously maintained grounds invite you to unwind in serene surroundings. The association takes care of all your needs, including water, snow removal, and lawn maintenance, allowing you to focus on what truly matters. With a dedicated parking space and easy access to common areas, this home offers both privacy and community. Step outside to explore the lush landscapes of Gunners View, where every day feels like a retreat. This property is not just a home; it's a gateway to an exclusive lifestyle filled with comfort and tranquility. Embrace the opportunity to elevate your living experience in this remarkable residence-your dream home awaits!

22. 2025-11-21
    listed $239,000 Active 978-char remark

    Show marketing remark (978 chars)

    Discover an exquisite lifestyle in the heart of Gunners View, where elegance meets comfort in this stunning 2-bedroom, 1-bathroom garden unit. Spanning 889 square feet, this residence boasts a harmonious blend of modern convenience and timeless charm. Enjoy the luxury of in-unit laundry, ensuring effortless living, while the meticulously maintained grounds invite you to unwind in serene surroundings. The association takes care of all your needs, including water, snow removal, and lawn maintenance, allowing you to focus on what truly matters. With a dedicated parking space and easy access to common areas, this home offers both privacy and community. Step outside to explore the lush landscapes of Gunners View, where every day feels like a retreat. This property is not just a home; it's a gateway to an exclusive lifestyle filled with comfort and tranquility. Embrace the opportunity to elevate your living experience in this remarkable residence-your dream home awaits!

23. 2014-03-28
    soldstatus $140,000
24. 2014-03-14
    soldstatus $140,000 208-char remark

    Show marketing remark (208 chars)

    LARGE 2 BEDROOM CONDO, IN LIKE NEW CONDITION. THIS UNIT IS PRIDE OF OWNERSHIP, MANY UPDATES, BATHROOM, KITCHEN, HARD WOOD FLOORS, WINDOWS, FURNACE AND A/C. CLOSE TO TRANSPORTATION , SHOPS , SCHOOLS AND I-270.

25. 2014-03-14
    soldstatus $140,000 Sold

    Show marketing remark (208 chars)

    LARGE 2 BEDROOM CONDO, IN LIKE NEW CONDITION. THIS UNIT IS PRIDE OF OWNERSHIP, MANY UPDATES, BATHROOM, KITCHEN, HARD WOOD FLOORS, WINDOWS, FURNACE AND A/C. CLOSE TO TRANSPORTATION , SHOPS , SCHOOLS AND I-270.

26. 2014-02-10
    status Contract
27. 2014-02-09
    historical 208-char remark

    Show marketing remark (208 chars)

    LARGE 2 BEDROOM CONDO, IN LIKE NEW CONDITION. THIS UNIT IS PRIDE OF OWNERSHIP, MANY UPDATES, BATHROOM, KITCHEN, HARD WOOD FLOORS, WINDOWS, FURNACE AND A/C. CLOSE TO TRANSPORTATION , SHOPS , SCHOOLS AND I-270.

28. 2013-12-16
    listed $149,999 Active

    Show marketing remark (208 chars)

    LARGE 2 BEDROOM CONDO, IN LIKE NEW CONDITION. THIS UNIT IS PRIDE OF OWNERSHIP, MANY UPDATES, BATHROOM, KITCHEN, HARD WOOD FLOORS, WINDOWS, FURNACE AND A/C. CLOSE TO TRANSPORTATION , SHOPS , SCHOOLS AND I-270.

29. 2013-12-16
    listed $149,999 208-char remark

    Show marketing remark (208 chars)

    LARGE 2 BEDROOM CONDO, IN LIKE NEW CONDITION. THIS UNIT IS PRIDE OF OWNERSHIP, MANY UPDATES, BATHROOM, KITCHEN, HARD WOOD FLOORS, WINDOWS, FURNACE AND A/C. CLOSE TO TRANSPORTATION , SHOPS , SCHOOLS AND I-270.

30. 2010-01-11
    soldstatus $89,900
31. 2010-01-11
    soldstatus $89,900 Sold
32. 2009-12-02
    status Contract
33. 2009-12-02
    historical
34. 2009-11-18
    listed $89,900 Active
35. 2009-11-18
    listed $89,900
36. 2007-10-16
    soldstatus $199,900
37. 2007-06-28
    soldstatus $199,990
38. 2007-06-05
    historical
39. 2007-03-09
    listed $199,900
40. 1989-10-13
    soldstatus $65,000
41. 1983-05-13
    soldstatus $42,500

ⓘ 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: $2,200 · $183/mo
• Projected year-2 tax: $2,217 · $185/mo
• Expected delta: +$17/yr (+$1/mo · 0.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $24,919
• − Mortgage interest: −$11,483
• − Property taxes: −$2,200
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$5,100
• − Depreciation: −$5,964
• Taxable loss: −$4,839
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $-378/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 — Germantown

• Score: 81/100
• State rank: #36
• US rank: #1312

Category grades

Amenities C+ Commute A+ Cost of living F 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: Germantown, MD
• County: Montgomery County · 961,106 people
• City population: 89,144
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 62,738
• Household income: $115,022
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1766.0

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 0.77)
• Race & ethnicity: White 27% Black 25% Hispanic / Latino 25% Asian 18% Two or more races 14%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 38% · Canada, China, South Korea
• Languages at home: 51% English-only · Spanish 22% Other Indo-European 6% Chinese 5%

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: ▼ -280.90%
• Current HPI: 262.1762
• Rent YoY: ▲ 1.29%
• 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

+382.4% since first listed

28 events — show timeline

• 2026-04-17 Price Changed $205,000 BRIGHT MLS
• 2026-04-01 Listed for Rent $2,000 BRIGHTMLS
• 2026-03-24 Relisted — BRIGHT MLS
• 2025-12-17 Listing Removed — BRIGHT MLS
• 2025-12-04 Price Changed $219,000 BRIGHT MLS
• 2025-12-04 Relisted — BRIGHT MLS
• 2025-12-03 Price Changed $220,000 BRIGHT MLS
• 2025-12-03 Listing Removed — BRIGHT MLS
• 2025-11-21 Listed $239,000 BRIGHT MLS
• 2014-03-28 Sold (Public Records) $140,000 Public Records
• 2014-03-14 Sold (MLS) $140,000 MRIS
• 2014-03-14 Sold (MLS) $140,000 BRIGHT MLS
• 2014-02-10 Pending — MRIS
• 2014-02-09 Listing Removed — BRIGHT MLS
• 2013-12-16 Listed $149,999 MRIS
• 2013-12-16 Listed $149,999 BRIGHT MLS
• 2010-01-11 Sold (MLS) $89,900 MRIS
• 2010-01-11 Sold (MLS) $89,900 BRIGHT MLS
• 2009-12-02 Pending — MRIS
• 2009-12-02 Listing Removed — BRIGHT MLS
• 2009-11-18 Listed $89,900 MRIS
• 2009-11-18 Listed $89,900 BRIGHT MLS
• 2007-10-16 Sold (Public Records) $199,900 Public Records
• 2007-06-28 Sold (MLS) $199,990 MRIS
• 2007-06-05 Delisted — MRIS
• 2007-03-09 Listed $199,900 MRIS
• 1989-10-13 Sold (Public Records) $65,000 Public Records
• 1983-05-13 Sold (Public Records) $42,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,200 · +10.4% YoY. Source: county tax records.