8908 Battery Pl #5 · Bethesda, MD 20814

$260,000

1 bd · 1.0 ba · 642 sqft · Condo public records · 24 Days on market

Built 1985 $405/sqft · at area comps Est $248k · at est. $535/mo HOA · 19% 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).

• Cash flow +13.1/30.0
• 1% rule +5.9/10.0
• ARV discount +5.4/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Set in the heart of downtown Bethesda, this freshly painted condo offers low maintenance living in an exceptionally convenient location surrounded by shopping, dining, and everyday amenities. Updated fixtures and laminate plank flooring create a clean, modern feel throughout the home, while multiple closets provide practical storage rarely found in condo living. One assigned parking space conveys with the unit, and additional visitor parking spaces are available within the community. The renovated kitchen blends style and function with granite countertops, timeless shaker-style cabinetry, sleek appliances, and table space for casual dining or morning coffee. Just beyond, the spacious living

Key facts

• $535 HOA
• Built 1985
• Listed 24 days

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: Condo fee of $535 monthly; HOA fee includes snow removal and trash

Exterior

• Parking: Parking lot
• Utilities: Public water; Private sewer; Electric hot water
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry level: 1
• Construction: Concrete construction; Double-pane, sliding windows with screens and vinyl-clad frames
• Exterior features: No basement; Pets allowed on a case-by-case basis; Above-grade and below-grade structures noted

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning (electric)
• Interior features: Open floor plan; Combination kitchen/dining area; Kitchen with table space; Upgraded countertops; Tub/shower; Drywall walls and ceilings; Entry-level bedroom
• Laundry & utility: In-unit washer; In-unit dryer; Washer/dryer hookups on main floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-7 ($-89/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (0.5% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: commute A+, employment A+, crime 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.
• Zoned schools: Bethesda Elementary (math 48% / reading 52%, grade D+, #37 of 860 statewide, top 4%, 611 students, 21% FRL); Westland Middle (math 30% / reading 65%, grade C-, #12 of 225 statewide, top 5%, 845 students, 18% FRL); Bethesda-Chevy Chase High (math 71% / reading 87%, grade A-, #19 of 222 statewide, top 8%, 2,335 students, 26% FRL).
• Zoned-school proficiency averages 59% at this address vs 36% district-wide (+23 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); 464 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 24 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago 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 $225k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $256,100 (1.5% 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. 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 7.6

CMA / ARV

• ARV (median comp): $248,202
• List price: $260,000
• Delta: 4.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.7%
• Equity multiple: 0.30×
• Total profit: $-50,601
• Equity at exit: $38,767

10-year hold

• IRR: -26.0%
• Equity multiple: -0.04×
• Total profit: $-75,509
• Equity at exit: $22,480

Cash invested: $72,800 (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: 464
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,838 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$242 /mo · $2,909/yr
• Insurance: −$108
• HOA: −$535
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-7

Break-even live

Break-even rent $2,847

Max offer price $258,683

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $66	+0% $-7	+5% $-81	+10% $-155
Rent	-10% $-232	-5% $-120	+0% $-7	+5% $105	+10% $217
Rate	-1.0pp $123	-0.5pp $59	base $-7	+0.5pp $-75	+1.0pp $-143

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8015 Old Georgetown Rd Bethesda, MD	2.0	1.0–2.0	974	$3,693	$3.79	1d	35	0.08mi
4909 Auburn Ave Bethesda, MD	2.0	1.0–2.5	787	$3,828	$4.86	1d	40	0.16mi
4800 Auburn Ave Bethesda, MD	2.0	1.0–3.0	1096	$3,930	$3.58	0d	37	0.23mi
4850 Rugby Ave Bethesda, MD	2.0	1.0–2.0	971	$3,550	$3.66	3d	32	0.23mi
4836 Rugby Ave Unit 1040027P Bethesda, MD	1.0	1.0	731	$6,570	$8.99	22d	1	0.24mi
4836 Rugby Ave Unit 1040084P Bethesda, MD	1.0	1.0	731	$5,670	$7.76	24d	1	0.24mi
4836 Rugby Ave Unit 1041733P Bethesda, MD	1.0	1.0	731	$5,670	$7.76	45d	1	0.24mi
4853 Cordell Ave Bethesda, MD	2.0	1.0–2.0	837	$2,414	$2.88	0d	19	0.30mi
4835 Cordell Ave Bethesda, MD	2.0	1.0–2.0	880	$3,056	$3.47	0d	9	0.30mi
8200 Woodmont Ave Bethesda, MD	2.0	1.0–2.0	822	$2,062	$2.51	5d	52	0.33mi
4924 Saint Elmo Ave #1069 Bethesda, MD	1.0	1.0	603	$2,560	$4.25	5d	2	0.34mi
4918 Saint Elmo Ave Bethesda, MD	2.0	1.0–2.0	885	$3,386	$3.83	5d	17	0.34mi
4924 Saint Elmo Ave Bethesda, MD	3.0	1.0–3.0	974	$4,407	$4.52	0d	37	0.35mi
8300 Wisconsin Ave Bethesda, MD	3.0	1.0–3.5	1245	$3,958	$3.18	0d	23	0.39mi
4801 Fairmont Ave Bethesda, MD	1.0	1.0	668	$1,995	$2.99	3d	1	0.40mi
7770 Norfolk Ave Bethesda, MD	2.0	1.0–2.5	1193	$4,188	$3.51	0d	9	0.41mi
4801 Fairmont Ave Bethesda, MD	1.0	1.0	668	$2,075	$3.11	9d	2	0.41mi
4720 Rosedale Ave Bethesda, MD	1.0	1.0	717	$2,172	$3.03	1d	5	0.41mi
4900 Moorland Ln Bethesda, MD	1.0–2.0	1.0–2.0	905	$1,582	$1.75	0d	19	0.46mi
4808 Moorland Ln #501 Bethesda, MD	1.0	1.0	537	$2,200	$4.10	4d	1	0.47mi
4808 Moorland Ln Bethesda, MD	1.0	1.0	550	$2,800	$5.09	45d	1	0.47mi
4903 Edgemoor Ln Bethesda, MD	2.0	1.0–2.0	1044	$2,626	$2.51	3d	9	0.49mi
4885 Edgemoor Ln Bethesda, MD	1.0–2.0	1.0–2.0	938	$2,520	$2.69	1d	7	0.51mi
7607 Old Georgetown Rd Bethesda, MD	1.0–2.0	1.0–2.0	961	$2,500	$2.60	1d	25	0.52mi
7707 Wisconsin Ave Bethesda, MD	1.0–2.0	1.0–2.0	978	$2,458	$2.51	0d	11	0.54mi
7131 Arlington Rd Bethesda, MD	1.0–2.0	1.0–2.5	987	$2,505	$2.54	5d	21	0.70mi
7342 Wisconsin Ave Bethesda, MD	2.0	1.0–2.0	974	$6,370	$6.54	1d	178	0.72mi
4700 Hampden Ln Bethesda, MD	2.0	1.0–2.0	765	$3,488	$4.56	1d	126	0.74mi
4710 Elm St Bethesda, MD	3.0	1.0–3.0	1130	$3,960	$3.50	0d	38	0.79mi
7170 Woodmont Ave Chevy Chase, MD	2.0–3.0	1.0–2.0	1068	$2,412	$2.26	1d	9	0.83mi
7001 Arlington Rd Bethesda, MD	1.0–2.0	1.0–2.0	921	$2,532	$2.75	0d	11	0.83mi
4400 East West Hwy Bethesda, MD	2.0	1.0–2.0	792	$2,659	$3.36	22d	1	0.83mi
5079 Bradley Blvd Bethesda, MD	1.0–3.0	1.0	782	$1,653	$2.11	4d	21	0.89mi
7111 Woodmont Ave #515 Chevy Chase, MD	—	1.0	600	$1,900	$3.17	1d	1	0.90mi
7077 Woodmont Ave Bethesda, MD	2.0	1.0–2.0	972	$3,325	$3.42	1d	13	0.93mi
4242 East West Hwy Bethesda, MD	1.0	1.0	651	$2,200	$3.38	16d	2	0.97mi
4242 East West Hwy #801 Chevy Chase, MD	1.0	1.0	710	$2,200	$3.10	16d	1	0.97mi
4733 Bradley Blvd #9 Chevy Chase, MD	1.0	1.0	535	$1,795	$3.36	9d	1	0.99mi
4733 Bradley Blvd Unit 2 Chevy Chase, MD	1.0	1.0	500	$1,425	$2.85	45d	1	0.99mi
7000 Wisconsin Ave Chevy Chase, MD	2.0	1.0–2.0	920	$3,522	$3.83	0d	13	1.00mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $260,000 Active 24 DOM
2. 2026-06-18
   days on market $260,000 Active 21 DOM
3. 2026-06-17
   days on market $260,000 Active 20 DOM
4. 2026-06-16
   days on market $260,000 Active 19 DOM
5. 2026-06-15
   days on market $260,000 Active 18 DOM
6. 2026-06-13
   days on market $260,000 Active 16 DOM
7. 2026-06-09
   days on market $260,000 Active 12 DOM
8. 2026-06-08
   days on market $260,000 Active 11 DOM
9. 2026-06-07
   days on market $260,000 Active 10 DOM
10. 2026-06-04
    days on market $260,000 Active 7 DOM
11. 2026-06-03
    days on market $260,000 Active 6 DOM
12. 2026-06-02
    days on market $260,000 Active 5 DOM
13. 2026-06-01
    days on market $260,000 Active 4 DOM
14. 2026-05-31
    days on market $260,000 Active 3 DOM
15. 2026-05-15
    historical $260,000 11-char remark
16. 2023-07-22
    historical
17. 2008-10-01
    historical
18. 2008-03-20
    listed
19. 2003-10-27
    soldstatus $225,000
20. 2003-10-27
    soldstatus $225,000
21. 2003-10-22
    soldstatus $225,000
22. 2003-09-17
    historical
23. 2003-09-12
    listed $219,900
24. 2002-07-16
    soldstatus $160,000
25. 2002-07-16
    soldstatus $160,000
26. 2002-06-27
    soldstatus $160,000
27. 2002-05-20
    historical
28. 2002-05-16
    listed $160,000
29. 1997-10-07
    soldstatus $79,000
30. 1996-09-10
    soldstatus $139,000
31. 1988-06-17
    soldstatus $44,586

ⓘ 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: $2,909 · $242/mo
• Projected year-2 tax: $2,909 · $242/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 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $34,053
• − Mortgage interest: −$14,564
• − Property taxes: −$2,909
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,724
• − Management: −$2,724
• − HOA: −$6,420
• − Depreciation: −$7,564
• Taxable loss: −$4,153
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $907/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): 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

+483.1% since first listed

18 events — show timeline

• 2026-05-28 Listed $260,000 BRIGHT MLS
• 2026-05-15 Coming Soon $260,000 BRIGHT MLS
• 2023-07-22 Rental Removed — APPFOLIO
• 2008-10-01 Delisted — MRIS
• 2008-03-20 Listed — MRIS
• 2003-10-27 Sold (Public Records) $225,000 Public Records
• 2003-10-27 Sold (Public Records) $225,000 Public Records
• 2003-10-22 Sold (MLS) $225,000 MRIS
• 2003-09-17 Delisted — MRIS
• 2003-09-12 Listed $219,900 MRIS
• 2002-07-16 Sold (Public Records) $160,000 Public Records
• 2002-07-16 Sold (Public Records) $160,000 Public Records
• 2002-06-27 Sold (MLS) $160,000 MRIS
• 2002-05-20 Delisted — MRIS
• 2002-05-16 Listed $160,000 MRIS
• 1997-10-07 Sold (Public Records) $79,000 Public Records
• 1996-09-10 Sold (Public Records) $139,000 Public Records
• 1988-06-17 Sold (Public Records) $44,586 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,909 · +0.5% YoY. Source: county tax records.