3130 Beckenham Ct Unit 250-A

Leisure World, MD 20906

$98,000D

1 bd · 1.0 ba · 666 sqft · Built 1975 · Condo · Pending · 1 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,578/mo
• Mortgage (P&I): −$514
• Tax + insurance: −$85
• HOA: −$705
• Vac / Maint / Mgmt: −$331
• Net cashflow: $-57/mo
• Annual: $-680/yr
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• 1% rule: 1.61%
• Cash to close: $27,440

Investor read

• This is a 1-bed/1.0-bath condo listed at $98k.
• 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).
• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $88k (10.2% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Watch-outs: HOA is 45% of rent.
• 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).
• Montgomery County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.