5225 Pooks Hill Rd Unit 803 N · Bethesda, MD 20814

$142,000

1 bd · 1.0 ba · 630 sqft · Condo public records · 130 Days on market

Built 1970 $225/sqft · 11% below area Est $160k · 11% under $843/mo HOA · 44% of rent ↓ 11% since listing

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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 +12.6/15.0
• 1% rule +8.5/10.0
• Cash flow +6.7/30.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Promenade of Bethesda, offering a resort-style living experience with easy access to lifestyle amenities. This one-bedroom home features 630 sq ft of naturally bright living space, a primary bedroom, walk-in closet, and an updated bathroom with a shower. The updated kitchen enhances the modern appeal. Amenities include an indoor pool and jacuzzi, an outdoor Olympic-size pool, sauna, tennis courts, a 24-hour fitness center, concierge services, and more. You'll also find Chef Tony’s Restaurant, a market/grocery store, dry cleaners, beauty salon, party room, game and card rooms, plus EV charging and car wash stations. Conveniently located near I-270 and I-495 exits, with public transportation just steps away, including a Ride-On bus that offers a 15-minute ride to Metro stations. Nearby attractions include the Wildwood Shopping Center, NIH, Walter Reed Hospital, Montgomery Mall, and downtown Bethesda, all surrounded by shopping, dining, and vibrant community events Move-in fee 500

Key facts

• Ev charging
• Tennis courts
• Concierge services

Tags

• INDOOR POOL
• OUTDOOR OLYMPIC SIZE POOL
• TENNIS COURTS
• 24 HOUR FITNESS CENTER
• CONCIERGE SERVICES
• EV CHARGING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $142k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (28.2% below list).
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $102k (28.2% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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: Ashburton Elementary (math 39% / reading 45%, grade F, #84 of 860 statewide, top 10%, 810 students, 20% FRL); North Bethesda Middle (math 36% / reading 69%, grade C+, #6 of 225 statewide, top 3%, 1,110 students, 14% FRL); Walter Johnson High (math 82% / reading 84%, grade A, #13 of 222 statewide, top 6%, 2,942 students, 18% 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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 ($151k/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 $982 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 130 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% 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 $101,988 (28.2% 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 130 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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 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?
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: 1.35% ✓
• Cap rate: 4.38%
• Cash-on-cash: -6.84%
• DSCR: 0.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $160,258
• List price: $142,000
• Delta: -11.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -34.6%
• Equity multiple: -0.07×
• Total profit: $-42,564
• Equity at exit: $21,173

10-year hold

• IRR: -94.7%
• Equity multiple: -0.90×
• Total profit: $-75,358
• Equity at exit: $12,278

Cash invested: $39,760 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$745
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$59
• HOA: −$843
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-226

Break-even live

Break-even rent $2,206

Max offer price $101,988

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-186	+0% $-226	+5% $-267	+10% $-307
Rent	-10% $-378	-5% $-302	+0% $-226	+5% $-151	+10% $-75
Rate	-1.0pp $-155	-0.5pp $-190	base $-226	+0.5pp $-263	+1.0pp $-301

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5225 Pooks Hill Rd Unit 703N Bethesda, MD	1.0	1.0	630	$1,750	$2.78	23d	1	0.03mi
5225 Pooks Hill Rd Unit 1517N Bethesda, MD	1.0	1.0	630	$1,800	$2.86	25d	1	0.03mi
5225 Pooks Hill Rd Bethesda, MD	1.0	1.0	630	$1,950	$3.10	45d	1	0.03mi
5225 Pooks Hill Rd Unit 1003S Bethesda, MD	1.0	1.0	630	$1,650	$2.62	45d	1	0.03mi
5225 Pooks Hill Rd Unit 1206S Bethesda, MD	1.0	1.0	630	$1,600	$2.54	3d	1	0.03mi
5307 Pooks Hill Rd Bethesda, MD	1.0	1.0	721	$1,595	$2.21	45d	1	0.12mi
5159 Pooks Hill Rd Bethesda, MD	2.0	1.0–2.0	778	$2,667	$3.43	0d	33	0.17mi
10201 Grosvenor Pl #1407 Rockville, MD	1.0	1.0	494	$1,650	$3.34	15d	1	0.53mi
10201 Grosvenor Pl #1702 Rockville, MD	—	1.0	356	$1,775	$4.99	16d	1	0.53mi
10312 Rockville Pike Apt 101 North Bethesda, MD	—	1.0	502	$1,575	$3.14	0d	1	0.66mi
10320 Rockville Pike #401 North Bethesda, MD	1.0	1.0	736	$1,890	$2.57	9d	1	0.67mi
10306 Strathmore Hall St North Bethesda, MD	3.0	1.0–2.0	1274	$2,193	$1.72	0d	1	0.69mi
10401 Grosvenor Pl #328 Rockville, MD	—	1.0	350	$1,550	$4.43	4d	1	0.73mi
10401 Grosvenor Pl #1308 Rockville, MD	1.0	1.0	515	$1,890	$3.67	21d	1	0.73mi
10424 Rockville Pike #402 North Bethesda, MD	1.0	1.0	736	$1,875	$2.55	13d	1	0.75mi
10511 Strathmore Hall St Rockville, MD	3.0	1.0–2.5	1404	$5,482	$3.90	0d	33	0.83mi
10500 Rockville Pike Rockville, MD	—	1.0	458	$1,800	$3.93	45d	1	0.86mi
5405 Tuckerman Ln Rockville, MD	1.0–3.0	1.0–2.0	1008	$1,937	$1.92	0d	19	0.89mi
6425 Rock Forest Dr Bethesda, MD	1.0–3.0	1.0–2.0	1038	$2,035	$1.96	0d	20	1.45mi

HOA detail condo

• Monthly dues: $843 · $10,116/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $142,000 Active 130 DOM
2. 2026-06-18
   days on market $142,000 Active 127 DOM
3. 2026-06-17
   days on market $142,000 Active 126 DOM
4. 2026-06-16
   days on market $142,000 Active 125 DOM
5. 2026-06-15
   days on market $142,000 Active 124 DOM
6. 2026-06-13
   days on market $142,000 Active 122 DOM
7. 2026-06-09
   days on market $142,000 Active 118 DOM
8. 2026-06-08
   days on market $142,000 Active 117 DOM
9. 2026-06-07
   days on market $142,000 Active 116 DOM
10. 2026-06-03
    days on market $142,000 Active 112 DOM
11. 2026-06-02
    days on market $142,000 Active 111 DOM
12. 2026-06-01
    days on market $142,000 Active 110 DOM
13. 2026-05-31
    days on market $142,000 Active 109 DOM
14. 2026-03-31
    price $142,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to the Promenade of Bethesda, offering a resort-style living experience with easy access to lifestyle amenities. This one-bedroom home features 630 sq ft of naturally bright living space, a primary bedroom, walk-in closet, and an updated bathroom with a shower. The updated kitchen enhances the modern appeal. Amenities include an indoor pool and jacuzzi, an outdoor Olympic-size pool, sauna, tennis courts, a 24-hour fitness center, concierge services, and more. You'll also find Chef Tony’s Restaurant, a market/grocery store, dry cleaners, beauty salon, party room, game and card rooms, plus EV charging and car wash stations. Conveniently located near I-270 and I-495 exits, with public transportation just steps away, including a Ride-On bus that offers a 15-minute ride to Metro stations. Nearby attractions include the Wildwood Shopping Center, NIH, Walter Reed Hospital, Montgomery Mall, and downtown Bethesda, all surrounded by shopping, dining, and vibrant community events Move-in fee 500

15. 2026-02-11
    listed $150,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to the Promenade of Bethesda, offering a resort-style living experience with easy access to lifestyle amenities. This one-bedroom home features 630 sq ft of naturally bright living space, a primary bedroom, walk-in closet, and an updated bathroom with a shower. The updated kitchen enhances the modern appeal. Amenities include an indoor pool and jacuzzi, an outdoor Olympic-size pool, sauna, tennis courts, a 24-hour fitness center, concierge services, and more. You'll also find Chef Tony’s Restaurant, a market/grocery store, dry cleaners, beauty salon, party room, game and card rooms, plus EV charging and car wash stations. Conveniently located near I-270 and I-495 exits, with public transportation just steps away, including a Ride-On bus that offers a 15-minute ride to Metro stations. Nearby attractions include the Wildwood Shopping Center, NIH, Walter Reed Hospital, Montgomery Mall, and downtown Bethesda, all surrounded by shopping, dining, and vibrant community events Move-in fee 500

16. 2025-03-30
    historical
17. 2025-03-20
    historical Active Under Contract
18. 2025-03-18
    historical $1,775
19. 2025-02-26
    listed $1,775
20. 2025-02-25
    status Active
21. 2025-02-11
    historical $1,775
22. 2025-02-11
    historical Active Under Contract
23. 2025-02-01
    listed $1,775
24. 2025-01-30
    listed $159,000 Active
25. 2024-03-27
    historical
26. 2024-03-17
    historical $1,690
27. 2024-03-08
    listed $165,000 Active
28. 2024-03-08
    historical
29. 2024-03-06
    listed $265,000 Active
30. 2024-03-06
    historical
31. 2024-03-06
    listed $1,690
32. 2019-11-06
    historical
33. 2019-10-21
    listed $160,000 Active
34. 2015-07-14
    historical
35. 2015-07-14
    soldstatus $150,000 Sold
36. 2015-07-14
    soldstatus $150,000
37. 2015-06-04
    status Contingent (No Kick Out)
38. 2015-05-24
    listed $160,000 Active
39. 2015-05-24
    listed $160,000

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$198/yr (+$17/mo · 17.2%)

ⓘ 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 14% 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: $23,032
• − Mortgage interest: −$7,954
• − Property taxes: −$1,151
• − Insurance: −$710
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − HOA: −$10,116
• − Depreciation: −$4,131
• Taxable loss: −$4,716
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $-1,586/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

-11.2% since first listed

26 events — show timeline

• 2026-03-31 Price Changed $142,000 BRIGHT MLS
• 2026-02-11 Listed $150,000 BRIGHT MLS
• 2025-03-30 Listing Removed — BRIGHT MLS
• 2025-03-20 Contingent — BRIGHT MLS
• 2025-03-18 Rental Removed $1,775 BRIGHTMLS
• 2025-02-26 Listed for Rent $1,775 BRIGHTMLS
• 2025-02-25 Relisted — BRIGHT MLS
• 2025-02-11 Rental Removed $1,775 BRIGHTMLS
• 2025-02-11 Contingent — BRIGHT MLS
• 2025-02-01 Listed for Rent $1,775 BRIGHTMLS
• 2025-01-30 Listed $159,000 BRIGHT MLS
• 2024-03-27 Listing Removed — BRIGHT MLS
• 2024-03-17 Rental Removed $1,690 BRIGHTMLS
• 2024-03-08 Listing Removed — BRIGHT MLS
• 2024-03-08 Listed $165,000 BRIGHT MLS
• 2024-03-06 Listed $265,000 BRIGHT MLS
• 2024-03-06 Coming Soon — BRIGHT MLS
• 2024-03-06 Listed for Rent $1,690 BRIGHTMLS
• 2019-11-06 Listing Removed — BRIGHT MLS
• 2019-10-21 Listed $160,000 BRIGHT MLS
• 2015-07-14 Delisted — MRIS
• 2015-07-14 Sold (MLS) $150,000 BRIGHT MLS
• 2015-07-14 Sold (MLS) $150,000 MRIS
• 2015-06-04 Pending — MRIS
• 2015-05-24 Listed $160,000 MRIS
• 2015-05-24 Listed $160,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2025): $1,151 · -36.4% YoY. Source: county tax records.