3130 Beckenham Ct Unit 250-A · Leisure World, MD 20906

$98,000

1 bd · 1.0 ba · 666 sqft · Condo public records · 1 Days on market

Built 1975 $705/mo HOA · 45% 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 +10.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely unit, 1 bedroom and 1 bath

Key facts

• $705 HOA
• Community pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (10.2% below list).
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $88k (10.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $678 of loan paydown is wiped out by about $3k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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.
• Current owner paid $85k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 45% 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 $87,996 (10.2% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.61% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.4%
• Equity multiple: 0.15×
• Total profit: $-23,344
• Equity at exit: $14,612

10-year hold

• IRR: -61.9%
• Equity multiple: -0.45×
• Total profit: $-39,875
• Equity at exit: $8,473

Cash invested: $27,440 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$514
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$41
• HOA: −$705
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-57

Break-even live

Break-even rent $1,650

Max offer price $87,996

Occupancy floor 99%

Sensitivity live

Price	-10% $-1	-5% $-29	+0% $-57	+5% $-84	+10% $-112
Rent	-10% $-181	-5% $-119	+0% $-57	+5% $6	+10% $68
Rate	-1.0pp $-7	-0.5pp $-32	base $-57	+0.5pp $-82	+1.0pp $-108

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14120 Weeping Willow Dr Silver Spring, MD	1.0–3.0	1.0–2.0	1030	$1,450	$1.41	0d	151	0.78mi
3750 Bel Pre Rd Silver Spring, MD	1.0	1.0	722	$1,724	$2.39	20d	2	0.82mi
14217 Grand Pre Rd #204 Aspen Hill, MD	1.0	1.0	745	$1,699	$2.28	26d	1	0.92mi
14207 Grand Pre Rd Unit 101 Silver Spring, MD	1.0–2.0	1.0–2.0	872	$1,649	$1.89	14d	19	0.95mi
14301 Georgia Ave Silver Spring, MD	1.0–3.0	1.0–2.5	935	$1,445	$1.55	1d	50	1.00mi
4101 Postgate Ter Silver Spring, MD	1.0–2.0	1.0–2.0	855	$1,648	$1.93	0d	10	1.14mi
3364 Hewitt Ave Unit 301 Silver Spring, MD	1.0	1.0	728	$1,500	$2.06	13d	1	1.49mi
3364 Hewitt Ave Unit 301 Silver Spring, MD	1.0	1.0	728	$1,500	$2.06	19d	1	1.49mi
3364 Hewitt Ave Unit 301 Silver Spring, MD	1.0	1.0	728	$1,500	$2.06	26d	1	1.49mi

HOA detail condo

• Monthly dues: $705 · $8,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-04-22
   status Pending
2. 2026-04-21
   listed $98,000 Active
3. 2003-07-09
   soldstatus $85,000
4. 2003-06-24
   soldstatus $85,000
5. 2003-05-21
   historical
6. 2003-04-05
   listed $87,000
7. 2002-08-13
   soldstatus $80,000
8. 2002-07-31
   soldstatus $80,000
9. 2002-06-29
   historical
10. 2002-03-25
    listed $84,000
11. 1990-05-15
    soldstatus $69,000

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$271/yr (+$23/mo · 51.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $18,942
• − Mortgage interest: −$5,490
• − Property taxes: −$526
• − Insurance: −$490
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − HOA: −$8,460
• − Depreciation: −$2,851
• Taxable loss: −$1,906
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $-222/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

+42.0% since first listed

11 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-21 Listed $98,000 BRIGHT MLS
• 2003-07-09 Sold (Public Records) $85,000 Public Records
• 2003-06-24 Sold (MLS) $85,000 MRIS
• 2003-05-21 Delisted — MRIS
• 2003-04-05 Listed $87,000 MRIS
• 2002-08-13 Sold (Public Records) $80,000 Public Records
• 2002-07-31 Sold (MLS) $80,000 MRIS
• 2002-06-29 Delisted — MRIS
• 2002-03-25 Listed $84,000 MRIS
• 1990-05-15 Sold (Public Records) $69,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $526 · +28.4% YoY. Source: county tax records.