3500 Forest Edge Dr Unit 15-2E · Leisure World, MD 20906

$180,000

2 bd · 2.0 ba · 1,157 sqft · Condo public records · 140 Days on market

Built 1977 $156/sqft · 17% below area Est $217k · 17% under $844/mo HOA · 39% of rent

---

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 +15.0/15.0
• Cash flow +7.1/30.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale - Has been approved by the bank for $180,000. Bank will not accept less. Agents, please note that there is a Leisure World Contribution Fee that is 3% of the sale price and a $350 Membership Transfer Fee. Don't Miss Out on this Beautifully updated 2-bedroom, 2-bath condo in the gated 55+ Leisure World community of Silver Spring. This condo features an open floor plan, 2022 Thompson Creek windows and sliding glass doors, hot water heater 2021, Dishwasher 2021, A/C 2020, Stove 2023, Bathroom and Kitchen Faucets 2024, a bright & airy living and dining area, a functional kitchen, private oversized balcony, carport, ample closest for storage and extra storage unit. Enjoy resort-style amenities including clubhouses, golf course, swimming pools, fitness center, walking trails, movie theater, and more — all in a secure, active adult neighborhood.

Key facts

• $844 HOA
• Parking
• Community pool

Tags

• PRIVATE OVERSIZED BALCONY
• RESORT-STYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (25.4% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $134k (25.4% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 2.4% in Leisure World — 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 71/100 on livability (#158 in MD) — a middle-class / working-renter tenant base. Strengths: housing A, employment B+, commute B; Watch: cost of living C-, health & safety C-, amenities D-.
• 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: Flower Valley Elementary (math 28% / reading 38%, grade F, #169 of 860 statewide, top 20%, 540 students, 33% FRL); Earle B. Wood Middle (math 14% / reading 45%, grade F, #67 of 225 statewide, top 32%, 1,068 students, 50% FRL); Rockville High (math 47% / reading 72%, grade C+, #73 of 222 statewide, top 34%, 1,516 students, 50% FRL) — zoned schools average 44% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $5k 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 140 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $180k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $134,308 (25.4% 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 140 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.21% ✓
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 6.9

CMA / ARV

• ARV (median comp): $216,981
• List price: $180,000
• Delta: -17.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.24% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.01×
• Total profit: $-51,061
• Equity at exit: $26,839

10-year hold

• IRR: -74.4%
• Equity multiple: -0.72×
• Total profit: $-86,631
• Equity at exit: $15,563

Cash invested: $50,400 (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 20906

• Rents YoY: 0.2%
• Active inventory: 246
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$944
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$75
• HOA: −$844
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-259

Break-even live

Break-even rent $2,514

Max offer price $134,308

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-208	+0% $-259	+5% $-310	+10% $-361
Rent	-10% $-431	-5% $-345	+0% $-259	+5% $-172	+10% $-86
Rate	-1.0pp $-168	-0.5pp $-213	base $-259	+0.5pp $-305	+1.0pp $-353

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15101 Glade Dr Unit 10-3G Silver Spring, MD	3.0	2.0	1415	$2,550	$1.80	0d	1	0.09mi
15100 Interlachen Dr Apt 815 Silver Spring, MD	2.0	2.0	1115	$2,300	$2.06	45d	1	0.15mi
15100 Interlachen Dr Unit 4-111 Silver Spring, MD	1.0	1.0	945	$2,150	$2.28	26d	1	0.15mi
15101 Interlachen Dr Unit 1-820 Silver Spring, MD	2.0	2.0	980	$2,275	$2.32	4d	1	0.17mi
3310 N Leisure World Blvd #625 Silver Spring, MD	2.0	2.0	1115	$2,350	$2.11	5d	1	0.20mi
3310 N Leisure World Blvd Unit 6-629 Silver Spring, MD	1.0	1.0	850	$1,900	$2.24	45d	1	0.20mi
3210 N Leisure World Blvd #514 Silver Spring, MD	2.0	2.0	1090	$2,350	$2.16	26d	1	0.33mi
15310 Beaverbrook Ct Unit 89-1B Silver Spring, MD	1.0	1.0	867	$1,950	$2.25	16d	1	0.52mi
3850 Clara Downey Ave #24 Silver Spring, MD	2.0	2.0	1040	$2,850	$2.74	20d	1	0.53mi
15210 Elkridge Way Unit 91-3K Silver Spring, MD	3.0	2.0	1340	$2,700	$2.01	1d	1	0.59mi
15011 Candover Ct Unit 280D Silver Spring, MD	2.0	2.5	1359	$2,750	$2.02	21d	1	0.62mi
2921 N Leisure World Blvd Unit 1-303 Silver Spring, MD	1.0	1.5	803	$1,850	$2.30	20d	1	0.69mi
14201 Woolen Oak Ct Unit 9-32 Aspen Hill, MD	2.0	2.0	968	$1,975	$2.04	45d	1	0.76mi
14201 Woolen Oak Ct Unit 10-32 Aspen Hill, MD	2.0	2.0	864	$1,950	$2.26	16d	1	0.76mi
2607 Camelback Ln #6 Silver Spring, MD	3.0	2.0	978	$2,600	$2.66	22d	1	0.78mi
2601 Camelback Ln #12 Silver Spring, MD	2.0	2.0	1057	$2,250	$2.13	6d	1	0.78mi
3822 Gawayne Ter Unit 32-382 Silver Spring, MD	3.0	2.5	1309	$3,400	$2.60	45d	1	0.79mi
2806 Clear Shot Dr #3 Silver Spring, MD	3.0	2.0	1047	$2,200	$2.10	7d	1	0.81mi
2806 Clear Shot Dr Aspen Hill, MD	3.0	2.0	1047	$2,200	$2.10	9d	1	0.81mi
14203 Wolf Creek Pl Unit 4-23 Silver Spring, MD	2.0	2.0	935	$1,850	$1.98	20d	1	0.83mi
2800 Clear Shot Dr #5 Silver Spring, MD	2.0	2.0	939	$1,900	$2.02	18d	1	0.85mi
3750 Bel Pre Rd Silver Spring, MD	1.0	1.0	722	$1,724	$2.39	20d	2	0.96mi
14905 Cleese Ct Unit E Silver Spring, MD	3.0	2.0	1040	$2,300	$2.21	45d	1	1.00mi
14301 Georgia Ave Silver Spring, MD	1.0–3.0	1.0–2.5	935	$2,106	$2.25	1d	50	1.05mi
14225 Grand Pre Rd Unit A3 Aspen Hill, MD	2.0	2.0	1000	$1,700	$1.70	7d	1	1.05mi
14217 Grand Pre Rd #204 Aspen Hill, MD	1.0	1.0	745	$1,699	$2.28	26d	1	1.06mi
4118 Peppertree Ln #4118 Silver Spring, MD	3.0	2.0	1305	$2,500	$1.92	23d	1	1.06mi
14229 Grand Pre Rd #304 Aspen Hill, MD	2.0	2.0	1000	$1,925	$1.93	26d	1	1.06mi
14207 Grand Pre Rd #201 Silver Spring, MD	2.0	2.0	1000	$1,800	$1.80	7d	1	1.07mi
14207 Grand Pre Rd #203 Silver Spring, MD	2.0	2.0	1000	$1,625	$1.62	7d	1	1.07mi
4108 Peppertree Ln #4108 Silver Spring, MD	3.0	2.0	1311	$2,500	$1.91	21d	1	1.07mi
14233 Grand Pre Rd Unit A1 Aspen Hill, MD	1.0	1.0	1000	$1,500	$1.50	7d	1	1.07mi
14207 Grand Pre Rd #102 Silver Spring, MD	2.0	2.0	1000	$1,750	$1.75	0d	1	1.09mi
2407 Normandy Square Pl Unit A Aspen Hill, MD	3.0	2.0	1046	$2,300	$2.20	45d	1	1.09mi
3004 Bel Pre Rd Aspen Hill, MD	1.0–2.0	1.0–2.0	945	$2,200	$2.33	4d	14	1.11mi
14207 Grand Pre Rd Unit 101 Silver Spring, MD	1.0–2.0	1.0–2.0	872	$1,975	$2.26	14d	19	1.12mi
14120 Weeping Willow Dr Silver Spring, MD	1.0–3.0	1.0–2.0	1030	$1,900	$1.84	0d	151	1.12mi
4101 Postgate Ter Silver Spring, MD	1.0–2.0	1.0–2.0	855	$2,498	$2.92	0d	10	1.23mi
14120 Grand Pre Rd Aspen Hill, MD	1.0–2.0	1.0–2.0	905	$1,961	$2.17	0d	3	1.26mi
3810 Chesterwood Dr #3810 Silver Spring, MD	3.0	2.5	1350	$2,500	$1.85	5d	1	1.28mi

HOA detail condo

• Monthly dues: $844 · $10,128/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $180,000 Active 140 DOM
2. 2026-06-18
   days on market $180,000 Active 137 DOM
3. 2026-06-17
   days on market $180,000 Active 136 DOM
4. 2026-06-16
   days on market $180,000 Active 135 DOM
5. 2026-06-15
   days on market $180,000 Active 134 DOM
6. 2026-06-13
   days on market $180,000 Active 132 DOM
7. 2026-06-09
   days on market $180,000 Active 128 DOM
8. 2026-06-08
   days on market $180,000 Active 127 DOM
9. 2026-06-07
   days on market $180,000 Active 126 DOM
10. 2026-06-03
    days on market $180,000 Active 122 DOM
11. 2026-06-02
    days on market $180,000 Active 121 DOM
12. 2026-06-01
    days on market $180,000 Active 120 DOM
13. 2026-05-31
    days on market $180,000 Active 119 DOM
14. 2026-04-30
    status Active 873-char remark

    Show marketing remark (873 chars)

    Short Sale - Has been approved by the bank for $180,000. Bank will not accept less. Agents, please note that there is a Leisure World Contribution Fee that is 3% of the sale price and a $350 Membership Transfer Fee. Don't Miss Out on this Beautifully updated 2-bedroom, 2-bath condo in the gated 55+ Leisure World community of Silver Spring. This condo features an open floor plan, 2022 Thompson Creek windows and sliding glass doors, hot water heater 2021, Dishwasher 2021, A/C 2020, Stove 2023, Bathroom and Kitchen Faucets 2024, a bright & airy living and dining area, a functional kitchen, private oversized balcony, carport, ample closest for storage and extra storage unit. Enjoy resort-style amenities including clubhouses, golf course, swimming pools, fitness center, walking trails, movie theater, and more — all in a secure, active adult neighborhood.

15. 2026-01-19
    historical Active Under Contract 873-char remark

    Show marketing remark (873 chars)

    Short Sale - Has been approved by the bank for $180,000. Bank will not accept less. Agents, please note that there is a Leisure World Contribution Fee that is 3% of the sale price and a $350 Membership Transfer Fee. Don't Miss Out on this Beautifully updated 2-bedroom, 2-bath condo in the gated 55+ Leisure World community of Silver Spring. This condo features an open floor plan, 2022 Thompson Creek windows and sliding glass doors, hot water heater 2021, Dishwasher 2021, A/C 2020, Stove 2023, Bathroom and Kitchen Faucets 2024, a bright & airy living and dining area, a functional kitchen, private oversized balcony, carport, ample closest for storage and extra storage unit. Enjoy resort-style amenities including clubhouses, golf course, swimming pools, fitness center, walking trails, movie theater, and more — all in a secure, active adult neighborhood.

16. 2026-01-15
    price $180,000 873-char remark

    Show marketing remark (873 chars)

    Short Sale - Has been approved by the bank for $180,000. Bank will not accept less. Agents, please note that there is a Leisure World Contribution Fee that is 3% of the sale price and a $350 Membership Transfer Fee. Don't Miss Out on this Beautifully updated 2-bedroom, 2-bath condo in the gated 55+ Leisure World community of Silver Spring. This condo features an open floor plan, 2022 Thompson Creek windows and sliding glass doors, hot water heater 2021, Dishwasher 2021, A/C 2020, Stove 2023, Bathroom and Kitchen Faucets 2024, a bright & airy living and dining area, a functional kitchen, private oversized balcony, carport, ample closest for storage and extra storage unit. Enjoy resort-style amenities including clubhouses, golf course, swimming pools, fitness center, walking trails, movie theater, and more — all in a secure, active adult neighborhood.

17. 2026-01-15
    status Active 873-char remark

    Show marketing remark (873 chars)

    Short Sale - Has been approved by the bank for $180,000. Bank will not accept less. Agents, please note that there is a Leisure World Contribution Fee that is 3% of the sale price and a $350 Membership Transfer Fee. Don't Miss Out on this Beautifully updated 2-bedroom, 2-bath condo in the gated 55+ Leisure World community of Silver Spring. This condo features an open floor plan, 2022 Thompson Creek windows and sliding glass doors, hot water heater 2021, Dishwasher 2021, A/C 2020, Stove 2023, Bathroom and Kitchen Faucets 2024, a bright & airy living and dining area, a functional kitchen, private oversized balcony, carport, ample closest for storage and extra storage unit. Enjoy resort-style amenities including clubhouses, golf course, swimming pools, fitness center, walking trails, movie theater, and more — all in a secure, active adult neighborhood.

18. 2025-11-19
    historical Active Under Contract 873-char remark

    Show marketing remark (873 chars)

    Short Sale - Has been approved by the bank for $180,000. Bank will not accept less. Agents, please note that there is a Leisure World Contribution Fee that is 3% of the sale price and a $350 Membership Transfer Fee. Don't Miss Out on this Beautifully updated 2-bedroom, 2-bath condo in the gated 55+ Leisure World community of Silver Spring. This condo features an open floor plan, 2022 Thompson Creek windows and sliding glass doors, hot water heater 2021, Dishwasher 2021, A/C 2020, Stove 2023, Bathroom and Kitchen Faucets 2024, a bright & airy living and dining area, a functional kitchen, private oversized balcony, carport, ample closest for storage and extra storage unit. Enjoy resort-style amenities including clubhouses, golf course, swimming pools, fitness center, walking trails, movie theater, and more — all in a secure, active adult neighborhood.

19. 2025-11-14
    price $159,900 873-char remark

    Show marketing remark (873 chars)

    Short Sale - Has been approved by the bank for $180,000. Bank will not accept less. Agents, please note that there is a Leisure World Contribution Fee that is 3% of the sale price and a $350 Membership Transfer Fee. Don't Miss Out on this Beautifully updated 2-bedroom, 2-bath condo in the gated 55+ Leisure World community of Silver Spring. This condo features an open floor plan, 2022 Thompson Creek windows and sliding glass doors, hot water heater 2021, Dishwasher 2021, A/C 2020, Stove 2023, Bathroom and Kitchen Faucets 2024, a bright & airy living and dining area, a functional kitchen, private oversized balcony, carport, ample closest for storage and extra storage unit. Enjoy resort-style amenities including clubhouses, golf course, swimming pools, fitness center, walking trails, movie theater, and more — all in a secure, active adult neighborhood.

20. 2025-10-13
    price $189,900 873-char remark

    Show marketing remark (873 chars)

    Short Sale - Has been approved by the bank for $180,000. Bank will not accept less. Agents, please note that there is a Leisure World Contribution Fee that is 3% of the sale price and a $350 Membership Transfer Fee. Don't Miss Out on this Beautifully updated 2-bedroom, 2-bath condo in the gated 55+ Leisure World community of Silver Spring. This condo features an open floor plan, 2022 Thompson Creek windows and sliding glass doors, hot water heater 2021, Dishwasher 2021, A/C 2020, Stove 2023, Bathroom and Kitchen Faucets 2024, a bright & airy living and dining area, a functional kitchen, private oversized balcony, carport, ample closest for storage and extra storage unit. Enjoy resort-style amenities including clubhouses, golf course, swimming pools, fitness center, walking trails, movie theater, and more — all in a secure, active adult neighborhood.

21. 2025-08-27
    listed $199,900 Active 873-char remark

    Show marketing remark (873 chars)

    Short Sale - Has been approved by the bank for $180,000. Bank will not accept less. Agents, please note that there is a Leisure World Contribution Fee that is 3% of the sale price and a $350 Membership Transfer Fee. Don't Miss Out on this Beautifully updated 2-bedroom, 2-bath condo in the gated 55+ Leisure World community of Silver Spring. This condo features an open floor plan, 2022 Thompson Creek windows and sliding glass doors, hot water heater 2021, Dishwasher 2021, A/C 2020, Stove 2023, Bathroom and Kitchen Faucets 2024, a bright & airy living and dining area, a functional kitchen, private oversized balcony, carport, ample closest for storage and extra storage unit. Enjoy resort-style amenities including clubhouses, golf course, swimming pools, fitness center, walking trails, movie theater, and more — all in a secure, active adult neighborhood.

22. 2025-08-21
    historical
23. 2025-05-23
    listed $225,000 Active
24. 2025-05-22
    historical
25. 2014-05-30
    soldstatus $120,000
26. 2008-08-25
    soldstatus $155,921 Sold
27. 2008-07-25
    historical
28. 2008-07-01
    price $155,921
29. 2008-06-28
    price $164,921
30. 2008-05-08
    listed $199,000
31. 2008-05-08
    historical
32. 2008-05-05
    status
33. 2008-05-05
    historical
34. 2008-02-04
    listed
35. 1999-12-23
    soldstatus $125,000
36. 1999-12-22
    soldstatus $125,000
37. 1999-11-30
    historical
38. 1999-10-16
    listed $129,500
39. 1977-01-21
    soldstatus $43,000

ⓘ 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: $1,474 · $123/mo
• Projected year-2 tax: $1,718 · $143/mo
• Expected delta: +$244/yr (+$20/mo · 16.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,235
• − Mortgage interest: −$10,083
• − Property taxes: −$1,474
• − Insurance: −$900
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − HOA: −$10,128
• − Depreciation: −$5,236
• Taxable loss: −$5,784
• Est. tax savings @ 24.0%: +$1,388
• After-tax cash flow: $-1,716/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 — Leisure World

• Score: 71/100
• State rank: #158
• US rank: #7075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure World, MD
• County: Montgomery County · 961,106 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 70,595
• Household income: $97,521
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2967.0

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 0.76)
• Race & ethnicity: Hispanic / Latino 32% White 26% Black 25% Asian 11% Two or more races 10%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Estonian 2% Romanian 2% Scotch-Irish 1%
• Foreign-born: 42% · Canada, South Korea, Vietnam
• Languages at home: 46% English-only · Spanish 30% Other Indo-European 6% French/Haitian/Cajun 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: ▼ -366.58%
• Current HPI: 256.9059
• Rent YoY: ▲ 0.24%
• 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

+318.6% since first listed

26 events — show timeline

• 2026-04-30 Relisted — BRIGHT MLS
• 2026-01-19 Contingent — BRIGHT MLS
• 2026-01-15 Price Changed $180,000 BRIGHT MLS
• 2026-01-15 Relisted — BRIGHT MLS
• 2025-11-19 Contingent — BRIGHT MLS
• 2025-11-14 Price Changed $159,900 BRIGHT MLS
• 2025-10-13 Price Changed $189,900 BRIGHT MLS
• 2025-08-27 Listed $199,900 BRIGHT MLS
• 2025-08-21 Listing Removed — BRIGHT MLS
• 2025-05-23 Listed $225,000 BRIGHT MLS
• 2025-05-22 Coming Soon — BRIGHT MLS
• 2014-05-30 Sold (Public Records) $120,000 Public Records
• 2008-08-25 Sold (MLS) $155,921 MRIS
• 2008-07-25 Delisted — MRIS
• 2008-07-01 Price Changed $155,921 MRIS
• 2008-06-28 Price Changed $164,921 MRIS
• 2008-05-08 Listed $199,000 MRIS
• 2008-05-08 Delisted — MRIS
• 2008-05-05 Relisted — MRIS
• 2008-05-05 Delisted — MRIS
• 2008-02-04 Listed — MRIS
• 1999-12-23 Sold (Public Records) $125,000 Public Records
• 1999-12-22 Sold (MLS) $125,000 MRIS
• 1999-11-30 Delisted — MRIS
• 1999-10-16 Listed $129,500 MRIS
• 1977-01-21 Sold (Public Records) $43,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,474 · +14.8% YoY. Source: county tax records.