123 Tw Prod · Travilah, MD 99999

$98,800

1 bd · 1.0 ba · 1,001 sqft · SingleFamily · 1 Days on market

Built 2020

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Why this score? — see what drove the B- 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Community pool
• Built 2020

Property features AI

Exterior

• Parking: Alley access
• Utilities: Aerobic septic
• Home design: Detached property; Fee simple ownership; Estimated year built
• Construction: Brick construction; Active radon mitigation system; Above grade living area
• Exterior features: Community pool; Outside city limits; Property accessed from the north (directions)

Interior

• Bedrooms: 1 bedroom on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 9.2% vs local median 1.3% in Travilah — 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 63/100 on livability (#305 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A-; Watch: amenities F, 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.
• Zoned schools: Potomac Elementary (math 53% / reading 53%, grade C, #27 of 860 statewide, top 3%, 443 students, 7% FRL); Herbert Hoover Middle (math 42% / reading 74%, grade B, #2 of 225 statewide, top 0%, 925 students, 10% FRL); Winston Churchill High (math 84% / reading 82%, grade A, #13 of 222 statewide, top 6%, 2,234 students, 10% FRL) — zoned schools average 9% FRL vs 26% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 36% district-wide (+29 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: 1 active listings in the ZIP; 3,880 units permitted in Montgomery County in 2024 (2,054 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($683 loan paydown + $3k appreciation (3.0% local appreciation)).
• Montgomery County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 4y 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.

Recommended offer $98,800

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.2%
• Equity multiple: 1.98×
• Total profit: $27,152
• Equity at exit: $44,425

10-year hold

• IRR: 18.7%
• Equity multiple: 3.72×
• Total profit: $75,350
• Equity at exit: $68,464

Cash invested: $27,664 (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 99999

• Active inventory: 1
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$518
• Tax est. 1.5%: −$124 /mo · $1,482/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $239

Break-even live

Break-even rent $864

Max offer price $98,800

Occupancy floor 75%

Sensitivity live

Price	-10% $307	-5% $273	+0% $239	+5% $205	+10% $171
Rent	-10% $147	-5% $193	+0% $239	+5% $285	+10% $331
Rate	-1.0pp $289	-0.5pp $264	base $239	+0.5pp $214	+1.0pp $188

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: $24,700
• Closing costs: $2,964
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-05-27
   listed $98,800 Active
2. 2025-09-30
   historical
3. 2025-09-30
   listed $90,099
4. 2025-09-30
   price $90,099
5. 2022-09-21
   historical
6. 2022-09-21
   listed $50,088
7. 2022-09-21
   historical
8. 2022-09-21
   listed $50,088
9. 2022-09-21
   historical
10. 2022-09-21
    listed $50,088
11. 2022-09-21
    historical
12. 2022-09-13
    status Active
13. 2022-09-13
    price $50,088
14. 2022-09-13
    historical
15. 2022-09-13
    listed $50,088
16. 2022-09-13
    listed $50,088
17. 2022-09-13
    historical
18. 2022-09-13
    historical
19. 2022-09-13
    listed $50,088
20. 2022-09-06
    historical
21. 2022-09-06
    listed $50,088
22. 2022-09-06
    historical
23. 2022-09-06
    listed $50,088
24. 2022-09-06
    listed $50,088
25. 2022-09-06
    historical
26. 2022-09-06
    historical
27. 2022-09-06
    listed $50,088
28. 2022-09-02
    status Active
29. 2022-09-02
    status Active
30. 2022-09-02
    price $90,088
31. 2022-09-02
    historical
32. 2022-09-02
    historical
33. 2022-09-02
    historical
34. 2022-09-02
    listed $50,088
35. 2022-08-31
    historical
36. 2022-08-31
    listed $500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,004
• − Mortgage interest: −$5,534
• − Property taxes: −$1,482
• − Insurance: −$494
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,874
• Taxable income: $1,379
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,539/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 — Travilah

• Score: 63/100
• State rank: #305
• US rank: #16009

Category grades

Amenities F 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: Travilah, MD

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+9.7% since first listed

36 events — show timeline

• 2026-05-27 Listed $98,800 BRIGHT MLS
• 2025-09-30 Price Changed $90,099 BRIGHT MLS
• 2025-09-30 Listed $90,099 BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2022-09-21 Listing Removed — BRIGHT MLS
• 2022-09-21 Listed $50,088 BRIGHT MLS
• 2022-09-21 Listing Removed — BRIGHT MLS
• 2022-09-21 Listed $50,088 BRIGHT MLS
• 2022-09-21 Listing Removed — BRIGHT MLS
• 2022-09-21 Listed $50,088 BRIGHT MLS
• 2022-09-21 Listing Removed — BRIGHT MLS
• 2022-09-13 Relisted — BRIGHT MLS
• 2022-09-13 Price Changed $50,088 BRIGHT MLS
• 2022-09-13 Listed $50,088 BRIGHT MLS
• 2022-09-13 Listing Removed — BRIGHT MLS
• 2022-09-13 Listing Removed — BRIGHT MLS
• 2022-09-13 Listed $50,088 BRIGHT MLS
• 2022-09-13 Listed $50,088 BRIGHT MLS
• 2022-09-13 Listing Removed — BRIGHT MLS
• 2022-09-06 Listed $50,088 BRIGHT MLS
• 2022-09-06 Listing Removed — BRIGHT MLS
• 2022-09-06 Listing Removed — BRIGHT MLS
• 2022-09-06 Listed $50,088 BRIGHT MLS
• 2022-09-06 Listed $50,088 BRIGHT MLS
• 2022-09-06 Listing Removed — BRIGHT MLS
• 2022-09-06 Listed $50,088 BRIGHT MLS
• 2022-09-06 Listing Removed — BRIGHT MLS
• 2022-09-02 Relisted — BRIGHT MLS
• 2022-09-02 Relisted — BRIGHT MLS
• 2022-09-02 Listed $50,088 BRIGHT MLS
• 2022-09-02 Listing Removed — BRIGHT MLS
• 2022-09-02 Listing Removed — BRIGHT MLS
• 2022-09-02 Listing Removed — BRIGHT MLS
• 2022-09-02 Price Changed $90,088 BRIGHT MLS
• 2022-08-31 Listed $500 BRIGHT MLS
• 2022-08-31 Listing Removed — BRIGHT MLS