17413 Hoskinson Rd · Poolesville, MD 20837

$325,000

3 bd · 2.5 ba · 1,317 sqft · Townhouse public records · 23 Days on market

Built 1977 1,560 sqft lot Est $348k · 7% under $94/mo HOA · 3% 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 +13.5/30.0
• ARV discount +10.4/15.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Major updates already completed—move in with confidence as this home is being sold as-is! The home features a roof replaced in 2023, a Bryant HVAC system (2019), and a Rheem water heater installed in 2025, offering solid long-term value and peace of mind. Located in highly desirable Poolesville, this charming three-bedroom, two-and-a-half-bath home offers a functional and comfortable layout with incredible bones and room to make it your own. Enjoy the convenience of in-home laundry, assigned parking with additional guest spaces, and a sliding glass door that opens to a private fenced yard—perfect for relaxing or entertaining. Ideally situated within walking distance to Poolesvil

Key facts

• Rheem water heater
• Bryant hvac system
• In-home laundry

Tags

• ROOF REPLACED
• BRYANT HVAC SYSTEM
• RHEEM WATER HEATER
• IN-HOME LAUNDRY
• ASSIGNED PARKING
• PRIVATE FENCED YARD

Property features AI

Finance

• Other: Finished above-grade living area per assessor; No basement; Year built and living area source per assessor; In city limits (Town of Poolesville)
• HOA & community: HOA fee $282.95 quarterly; HOA covers snow removal; Community amenities include basketball courts and a tot lot/playground

Exterior

• Parking: Assigned parking in a parking lot (2 spaces). Assigned space number 17413
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Frame construction; Architectural shingle roof; Crawl space foundation
• Exterior features: Not on tidal water; Above grade and below grade structures noted

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet flooring
• Bathrooms: Two full bathrooms on upper level; One half bathroom on main level; Two full bathrooms total, one half bathroom total
• Heating & cooling: Forced air heating (electric); Central air conditioning with ceiling fans; Electric hot water
• Interior features: Has one fireplace; Property has a property manager

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $11 ($133/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (13.8% below list).
• Recommended offer: $280k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.0% in Poolesville — 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 70/100 on livability (#169 in MD) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities D-, commute F, 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: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k 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 23 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $325k implies a 491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $280,000 (13.8% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $347,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17413 Hoskinson Rd	0.00mi	3/2.5	1,317 (0%)	1mo	$325,000	$247	99
17425 Hughes Rd	0.10mi	3/2.5	1,317 (0%)	3mo	$356,100	$270	92
17500 Hoskinson Rd	0.06mi	3/2.5	1,349 (+2%)	6mo	$320,000	$237	88
19724 Wootton Ave	0.09mi	3/2.5	1,349 (+2%)	7mo	$354,000	$262	86
19728 Wootton Ave	0.10mi	3/2.5	1,413 (+7%)	2mo	$372,500	$264	81
19656 Wootton Ave	0.13mi	3/2.5	1,413 (+7%)	3mo	$240,000	$170	79
17422 Hughes Rd	0.06mi	3/2.5	1,413 (+7%)	7mo	$355,000	$251	79
17427 Hughes Rd	0.10mi	3/2.5	1,237 (-6%)	12mo	$213,000	$172	75
17422 Hoskinson Rd	0.05mi	4/2.5 (+1)	1,400 (+6%)	14mo	$374,750	$268	71
17532 Kohlhoss Rd	0.36mi	3/2.5	1,200 (-9%)	2mo	$390,000	$325	67
17607 Kohlhoss Rd	0.43mi	3/2.5	1,200 (-9%)	10mo	$360,000	$300	57
17677 Kohlhoss Rd	0.50mi	3/2.5	1,200 (-9%)	10mo	$396,000	$330	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-51,941
• Equity at exit: $48,459

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-44,259
• Equity at exit: $28,100

Cash invested: $91,000 (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 20837

• Home prices YoY: -34.2%
• Active inventory: 45
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$267 /mo · $3,206/yr
• Insurance: −$135
• HOA: −$94
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $11

Break-even live

Break-even rent $2,786

Max offer price $325,000

Occupancy floor 95%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18600 Jerusalem Church Rd Poolesville, MD	4.0	3.0	1150	$2,800	$2.43	24d	1	1.39mi

HOA detail

• Monthly dues: $94 · $1,128/yr
• Likely covers: waterpoolparking

Listing history 4 events

1. 2026-05-13
   status Pending
2. 2026-04-25
   historical Active Under Contract
3. 2026-04-02
   listed $325,000 Active
4. 1980-05-06
   soldstatus $55,000

ⓘ 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: $3,206 · $267/mo
• Projected year-2 tax: $3,374 · $281/mo
• Expected delta: +$168/yr (+$14/mo · 5.3%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$18,205
• − Property taxes: −$3,206
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$1,128
• − Depreciation: −$9,455
• Taxable loss: −$5,394
• Est. tax savings @ 24.0%: +$1,295
• After-tax cash flow: $1,428/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 — Poolesville

• Score: 70/100
• State rank: #169
• US rank: #7582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poolesville, MD
• Population (ZIP): 6,605

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 9% Asian 9% Black 3%
• Hispanic origin (detail): Mexican 2% Salvadoran 4%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Dominican Republic, China
• Languages at home: 80% English-only · Spanish 9% Tagalog/Filipino 6% Other Indo-European 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: ▼ -138.58%
• Current HPI: 266.7175
• Rent YoY: —
• Metro: —
• 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

+490.9% since first listed

4 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-04-25 Contingent — BRIGHT MLS
• 2026-04-02 Listed $325,000 BRIGHT MLS
• 1980-05-06 Sold (Public Records) $55,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,206 · +11.0% YoY. Source: county tax records.