525 Beebe Ct · Frederick, MD 21703

$275,000

3 bd · 1.0 ba · 1,120 sqft · Townhouse public records · 178 Days on market

Built 1984 1,742 sqft lot Est $288k · at est. $30/mo HOA · 1% 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 +13.6/30.0
• ARV discount +9.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

525 Beebe Ct, Frederick, MD Welcome to this charming interior townhouse—perfect as a starter home or an investment opportunity! Inside, you’ll find 3 spacious bedrooms and 1 full bathroom, a bright living/dining combo, and a spacious eat-in kitchen. Recent improvements include a 5-year-old roof and 6-year-old HVAC. The large, level fenced backyard with a storage shed is ideal for outdoor gatherings, pets, or extra storage. Low HOA fees add even more value. Prime Location: Close to schools and easy access to Route 15, I-270, and I-70, plus nearby shopping centers, dining, entertainment, and historic Downtown Frederick—making commuting and everyday living a breeze. This prop

Key facts

• 5 year old roof
• Interior townhouse
• 6 year old hvac

Tags

• INTERIOR TOWNHOUSE
• BRIGHT LIVING DINING COMBO
• SPACIOUS EAT IN KITCHEN
• 5 YEAR OLD ROOF
• 6 YEAR OLD HVAC
• LARGE LEVEL FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $16 ($198/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 $245k (10.8% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.3% in Frederick — 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 77/100 on livability (#80 in MD, #3,041 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities C-, crime D+, cost of living D+.
• Frederick County Public Schools (other): math 27% / reading 43% proficiency, ranked #4 of 24 in MD (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hillcrest Elementary (math 5% / reading 6%, grade F, #761 of 860 statewide, top 89%, 575 students, 92% FRL); West Frederick Middle (math 11% / reading 36%, grade F, #118 of 225 statewide, top 54%, 776 students, 61% FRL); Frederick High (math 42% / reading 64%, grade C-, #95 of 222 statewide, top 43%, 1,829 students, 51% FRL) — zoned schools average 68% FRL vs 20% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 175 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,562 units permitted in Frederick County in 2024 (374 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.
• Frederick County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $275k implies a 337% 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 $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $287,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Beebe Ct	0.00mi	3/1.0	1,120 (0%)	1mo	$275,000	$246	100
519 Beebe Ct	0.01mi	2/1.5 (-1)	1,126 (+0%)	0mo	$289,000	$257	91
545 Beebe Ct	0.04mi	3/1.5	1,160 (+4%)	3mo	$260,000	$224	88
534 Lancaster Pl #534	0.10mi	3/1.5	1,088 (-3%)	2mo	$325,000	$299	87
526 Essex Pl	0.19mi	3/1.5	1,088 (-3%)	1mo	$318,500	$293	83
615 Himes Ave #106	0.21mi	2/1.0 (-1)	1,074 (-4%)	3mo	$223,000	$208	76
557 Lancaster Pl #557	0.08mi	3/1.5	1,024 (-9%)	6mo	$326,601	$319	75
617 Himes Ave Unit VI110	0.19mi	2/2.0 (-1)	1,074 (-4%)	1mo	$230,000	$214	74
1031 Staghorn Ave	0.38mi	2/1.5 (-1)	1,120 (0%)	2mo	$300,000	$268	74
1369 David Ln	0.41mi	3/1.5	1,160 (+4%)	1mo	$315,000	$272	72
1228-E Danielle Dr Unit 1228E	0.40mi	2/2.5 (-1)	1,112 (-1%)	2mo	$255,000	$229	68
16 S Pendleton Ct	0.35mi	3/2.5	1,240 (+11%)	6mo	$301,000	$243	55

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 · 1.97% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-45,979
• Equity at exit: $41,003

10-year hold

• IRR: -11.0%
• Equity multiple: 0.37×
• Total profit: $-48,599
• Equity at exit: $23,777

Cash invested: $77,000 (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 21703

• Rents YoY: 2.0%
• Active inventory: 175
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$335 /mo · $4,017/yr
• Insurance: −$115
• HOA: −$30
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $16

Break-even live

Break-even rent $2,432

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $172	-5% $94	+0% $16	+5% $-61	+10% $-139
Rent	-10% $-177	-5% $-80	+0% $16	+5% $113	+10% $210
Rate	-1.0pp $155	-0.5pp $86	base $16	+0.5pp $-55	+1.0pp $-127

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Ellrose Ct Frederick, MD	4.0	2.5	1408	$3,000	$2.13	7d	1	0.10mi
567 Lancaster Pl #567 Frederick, MD	3.0	1.5	1024	$2,300	$2.25	45d	1	0.10mi
575 Lancaster Pl Frederick, MD	3.0	1.5	1088	$2,330	$2.14	45d	1	0.11mi
534 Lancaster Pl #534 Frederick, MD	3.0	1.5	1088	$2,150	$1.98	26d	1	0.13mi
546 Wellington Ct Frederick, MD	3.0	1.5	1024	$2,195	$2.14	45d	1	0.20mi
483 Arwell Ct #483 Frederick, MD	3.0	1.5	1088	$2,300	$2.11	12d	1	0.22mi
494 Arwell Ct Frederick, MD	3.0	1.5	1088	$2,100	$1.93	26d	1	0.23mi
476 Arwell Ct #476 Frederick, MD	3.0	1.5	1500	$2,800	$1.87	45d	1	0.25mi
607 Himes Ave #104 Frederick, MD	2.0	2.0	950	$2,000	$2.11	0d	1	0.30mi
909 Mansion Dr Frederick, MD	1.0–2.0	1.0–2.0	1008	$2,374	$2.36	0d	19	0.60mi
541 Primus Ct Unit 541 Frederick, MD	4.0	3.5	1316	$2,500	$1.90	20d	1	0.85mi
150 Willowdale Dr Frederick, MD	1.0–3.0	1.0–2.0	1000	$2,346	$2.34	0d	19	0.88mi
141 Willowdale Dr Frederick, MD	1.0–3.0	1.0–2.0	1037	$2,581	$2.49	0d	36	0.95mi
5835 White Lake Ln Frederick, MD	1.0–3.0	1.0–2.0	1062	$3,013	$2.84	0d	19	1.14mi
1420 Key Pkwy Frederick, MD	1.0–3.0	1.0–2.0	925	$2,173	$2.35	0d	27	1.15mi
1469 Key Pkwy Frederick, MD	1.0–3.0	1.0–1.5	828	$2,090	$2.52	0d	8	1.24mi
100 Alessandra Ct Frederick, MD	1.0–3.0	1.0–2.0	932	$2,526	$2.71	0d	22	1.26mi
607 Windview Way Frederick, MD	1.0–3.0	1.0–2.0	949	$2,355	$2.48	12d	11	1.28mi
402 Harlan Way Frederick, MD	1.0–3.0	1.0–2.0	1029	$2,142	$2.08	26d	1	1.39mi
524 W South St Frederick, MD	1.0–3.0	1.0–2.0	1022	$2,100	$2.05	45d	1	1.45mi
302 Baughmans Ln Unit M Frederick, MD	2.0	2.0	1100	$2,000	$1.82	23d	1	1.47mi
1001 Carroll Pkwy Frederick, MD	3.0	2.0	1400	$2,300	$1.64	45d	1	1.48mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 4 events

1. 2026-03-16
   status Pending
2. 2025-09-19
   listed $275,000 Active
3. 1987-06-01
   soldstatus $63,000
4. 1984-08-31
   soldstatus $50,490

ⓘ 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: $4,017 · $335/mo
• Projected year-2 tax: $4,017 · $335/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 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $29,437
• − Mortgage interest: −$15,404
• − Property taxes: −$4,017
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − HOA: −$360
• − Depreciation: −$8,000
• Taxable loss: −$4,429
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $1,261/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: Frederick County Public Schools
• NCES district ID: 2400330
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $84,020
• Composite: 33.54/100
• National rank: #5429
• State rank: #4 of 24 in MD

Livability — Frederick

• Score: 77/100
• State rank: #80
• US rank: #3041

Category grades

Amenities C- Commute F Cost of living D+ 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: Frederick, MD
• County: Frederick County · 171,753 people
• City population: 154,619
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 41,960
• Household income: $106,334
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1475.0

Population outlook (Frederick County) Hauer SSP2

• Today (2025): 269,438 people
• By 2030: 280,160 · +4.0%
• By 2040: 298,408 · +10.8%
• By 2050: 311,062 · +15.4%
• By 2075: 342,819 · +27.2%
• By 2100: 351,361 · +30.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 47% Hispanic / Latino 21% Black 17% Two or more races 14% Asian 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, South Korea, Jamaica
• Languages at home: 72% English-only · Spanish 16% Other Indo-European 3% Other Asian/Pacific 2%

Political lean MEDSL · Frederick

• 2024 margin: Lean D (+8.8) · D 53.2% · R 44.4% · Other 2.5%
• 2008→2024 swing: +9.9pp toward D · 2008: -1.0pp · 2024: 8.8pp
• All cycles: 2024: D+8.8 2020: D+9.6 2016: R+4.0 2012: R+3.9 2008: R+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.57%
• Current HPI: 278.7723
• Rent YoY: ▲ 1.97%
• 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

+444.7% since first listed

4 events — show timeline

• 2026-03-16 Pending — BRIGHT MLS
• 2025-09-19 Listed $275,000 BRIGHT MLS
• 1987-06-01 Sold (Public Records) $63,000 Public Records
• 1984-08-31 Sold (Public Records) $50,490 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,017 · +10.1% YoY. Source: county tax records.