17822 Buehler Rd Unit 1-B-2 · Olney, MD 20832

$160,000

1 bd · 1.0 ba · 719 sqft · Condo · 20 Days on market

Built 1973 Fair condition $467/mo HOA · 24% 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 +11.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Ground Floor (1st floor #180) . .. Bright with natural light . .. Unit is on the ground level with balcony & walkable convenience . .. Locate in the heart of Olney . .. Multiple shopping centers nearby . .. Minutes off from ICC . .. Unassigned parking with 2 parking permits and 1 guess parking permit . .. HVAC was replaced in 2019 . .. Electrical Panel was replaced in 2018 . .. Spacious balcony off from the living room and HUGE den / closet . .. Community swimming pool . .. MANY MORE !!! Agent: Tenant occupied . .. MUST make an appt 24 hours in advance for showing appointment!

Key facts

• Ground floor
• Balcony
• $467 HOA

Tags

• GROUND FLOOR
• BALCONY
• MULTIPLE SHOPPING CENTERS
• COMMUNITY SWIMMING POOL

Property features AI

Finance

• Financial info: Other monthly fee of $180
• HOA & community: Monthly condo fee of $445.31 covering exterior building maintenance, insurance, management, parking fee, pool(s), trash and water; Outdoor pool as an association amenity

Exterior

• Parking: Parking lot (community/association parking)
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit; Garden-style building (1–4 floors); Entry on level 1
• Construction: Brick front construction; Unit/flat structure
• Exterior features: Community outdoor pool; Parking lot

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (electric); Heat pump cooling (electric); Electric hot water
• Interior features: No basement; Living area reported by assessor
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-58 ($-700/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (5.3% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $152k (5.3% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 2.8% in Olney — 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 81/100 on livability (#40 in MD, #1,468 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: 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.
• Market conditions: 77 active listings in the ZIP; high-income renter base; 3,880 units permitted in Montgomery County in 2024 (2,054 in 5+ unit buildings).
• This rent is only 14% of the median local income ($169k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 20 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $151,565 (5.3% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 7.0

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-29,324
• Equity at exit: $23,857

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-29,032
• Equity at exit: $13,834

Cash invested: $44,800 (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 20832

• Active inventory: 77
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$467
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-58

Break-even live

Break-even rent $1,991

Max offer price $151,565

Occupancy floor 98%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: electricpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $160,000 Active 20 DOM
2. 2026-06-17
   days on market $160,000 Active 19 DOM
3. 2026-06-16
   days on market $160,000 Active 18 DOM
4. 2026-06-15
   days on market $160,000 Active 17 DOM
5. 2026-06-13
   days on market $160,000 Active 15 DOM
6. 2026-06-09
   days on market $160,000 Active 11 DOM
7. 2026-06-08
   days on market $160,000 Active 10 DOM
8. 2026-06-07
   days on market $160,000 Active 9 DOM
9. 2026-06-04
   days on market $160,000 Active 6 DOM
10. 2026-06-03
    days on market $160,000 Active 5 DOM
11. 2026-06-02
    days on market $160,000 Active 4 DOM
12. 2026-06-01
    days on market $160,000 Active 3 DOM
13. 2026-05-31
    days on market $160,000 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $23,004
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − HOA: −$5,604
• − Depreciation: −$4,655
• Taxable loss: −$3,098
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $44/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

The home is in fair condition with minor repairs needed, particularly in the paint and flooring areas. It has a good HVAC system and is located in a convenient area with multiple shopping centers nearby. Updates to the paint and interior can significantly increase its value.

Repairs flagged

• Minor paint — Paint appears slightly worn in some areas.
• None HVAC — HVAC was replaced in 2019, as per listing remarks. No visible signs of wear or damage.
• None flooring — Carpeted flooring in good condition, no visible signs of wear or damage.
• Minor interior walls — Paint appears slightly worn in some areas.
• None exterior — No exterior visible in the provided photos.
• None roof — No roof visible in the provided photos.
• None windows — No windows visible in the provided photos.
• None foundation/structure — No foundation or structure visible in the provided photos.
• None HVAC/mechanicals — HVAC was replaced in 2019, as per listing remarks. No visible signs of wear or damage.
• None landscaping/curb appeal — No landscaping or curb appeal visible in the provided photos.

Value-add opportunities

• Resale paint — Fresh paint can enhance the home's appearance and appeal to potential buyers.
• Rental landscaping — A well-maintained and attractive landscaping can increase rental value and attract tenants.
• Both interior updates — Updating the interior, such as flooring and paint, can improve both resale and rental value by making the home more appealing and functional.

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · Paint appears slightly worn in some areas.	Minor	$500–3,000
HVAC · HVAC was replaced in 2019, as per listing remarks. No visible signs of wear or damage.	None	$500–3,000
flooring · Carpeted flooring in good condition, no visible signs of wear or damage.	None	$500–3,000
interior walls · Paint appears slightly worn in some areas.	Minor	$500–3,000
exterior · No exterior visible in the provided photos.	None	$500–3,000
roof · No roof visible in the provided photos.	None	$500–3,000
windows · No windows visible in the provided photos.	None	$500–3,000
foundation/structure · No foundation or structure visible in the provided photos.	None	$500–3,000
HVAC/mechanicals · HVAC was replaced in 2019, as per listing remarks. No visible signs of wear or damage.	None	$500–3,000
landscaping/curb appeal · No landscaping or curb appeal visible in the provided photos.	None	$500–3,000
Total estimated repair cost · 10 items		$5,000–30,000

Value-add ROI direction

• Resale paint — Fresh paint can enhance the home's appearance and appeal to potential buyers. ↑
• Rental landscaping — A well-maintained and attractive landscaping can increase rental value and attract tenants. ↑
• Both interior updates — Updating the interior, such as flooring and paint, can improve both resale and rental value by making the home more appealing and functional. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Olney

• Score: 81/100
• State rank: #40
• US rank: #1468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olney, MD
• County: Montgomery County · 961,106 people
• City population: 25,553
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 25,553
• Household income: $168,524
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 374.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 56% Black 14% Two or more races 12% Hispanic / Latino 12% Asian 12%
• Common ancestry: Scotch-Irish 4% Italian 4% Romanian 3%
• Foreign-born: 22% · Canada, South Korea, China
• Languages at home: 73% English-only · Spanish 7% Other Indo-European 5% Korean 3%

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: ▼ -359.69%
• Current HPI: 270.4649
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-29 Listed $160,000 BRIGHT MLS