M
Mike Fielder · The Key Home Team
Comparative Market Analysis
421 McArthur Dr
Rockville, MD 20850
Prepared for
Colin & Sukim
$350k – $660k
Comparable Sales Range
$479k – $499k
Recommended List Range
~34 days
Avg. DOM in Market
Subject Property
Your Home at a Glance
Property Details
Address
421 McArthur Dr
City / Zip
Rockville, 20850
Bedrooms
3 BD
Bathrooms
2 Full
Sq Ft Above Grade
To confirm at walkthrough
Purchase Price
$450,000 (2022)
Ownership
~4 Years
Target Timeline
June 2026
Known Conditions & Factors
Active roof leak noted; must be addressed before or disclosed at listing
Basement leaks present; buyers and their lenders will flag this on inspection
No major kitchen or bathroom renovations; condition grades as "good" (dated but functional)
Bathroom freshly painted; light fixtures updated; landscaping in good shape
Strong location: close to transit and parks, desirable pocket of Rockville
Square footage discrepancy between tax record and prior MLS listing; to be verified at walkthrough
Comparable Sales
What the Market Is Telling Us
Twelve closed sales within 0.4 miles, covering November 2025 through March 2026. This range ($350k to $660k) is wide on purpose. Condition and updates are the primary driver of where any home lands within it. These are sorted by close price so you can see the full picture.
| Address | Dist. | MLS # | Beds | Baths | Sqft | List Price | Close Price | $/Sqft | Close Date | DOM | vs. List |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Lower Range — Condition / Value Pricing | |||||||||||
| 101 N Horners Ln | 0.1 mi | MDMC2205032 | 3 | 2 | 1,335 | $399,900 | $350,000 | $262 | Nov 28 '25 | 18 | ↓ $50k |
| 712 Crabb Ave | 0.2 mi | MDMC2171982 | 2 | 1 | 988 | $390,000 | $380,000 | $384 | Dec 1 '25 | 41 | ↓ $10k |
| 804 1st St | 0.3 mi | MDMC2213448 | 3 | 1.5 | 1,125 | $330,000 | $380,000 | $338 | Feb 3 '26 | 4 | ↑ $50k |
| 634 Lincoln St | 0.3 mi | MDMC2191340 | 3 | 1 | 816 | $439,900 | $425,000 | $521 | Dec 2 '25 | 74 | ↓ $15k |
| 205 Reading Ter | 0.2 mi | MDMC2196994 | 3 | 2 | 1,496 | $485,000 | $425,000 | $284 | Mar 3 '26 | 171 | ↓ $60k |
| Mid Range — Good Condition, Repaired | |||||||||||
| 504 N Horners Ln | 0.3 mi | MDMC2212336 | 4 | 3 | 864 | $479,900 | $490,000 | $567 | Mar 17 '26 | 4 | ↑ $10k |
| 402 Horners Ln | 0.1 mi | MDMC2209016 | 3 | 2 | 936 | $499,900 | $499,900 | $534 | Dec 23 '25 | 16 | At List |
| Upper Range — Updated / Move-In Ready | |||||||||||
| 704 Crabb Ave | 0.2 mi | MDMC2214448 | 5 | 2 | 864 | $525,000 | $525,000 | $608 | Jan 20 '26 | 1 | At List |
| 617 Denham Rd | 0.4 mi | MDMC2205848 | 4 | 2 | 1,026 | $560,000 | $555,000 | $541 | Jan 16 '26 | 26 | ↓ $5k |
| 403 Joseph St | 0.4 mi | MDMC2210648 | 3 | 2 | 864 | $575,000 | $582,000 | $674 | Feb 18 '26 | 43 | ↑ $7k |
| 327 Howard Ave | 0.3 mi | MDMC2214114 | 4 | 2 | 936 | $599,900 | $605,000 | $646 | Mar 20 '26 | 7 | ↑ $5k |
| 503 Grandin Ave | 0.3 mi | MDMC2218786 | 4 | 3 | 1,140 | $625,000 | $660,000 | $579 | Mar 27 '26 | 2 | ↑ $35k |
A lesson from 205 Reading Ter
205 Reading Terrace is the most instructive comp in this set. It was a 3-bed, 2-bath home with more square footage than most, but it sat on the market for 171 days and closed $60,000 below its original list price. The listing overestimated what buyers would pay for unupdated condition at $485,000. When price and condition don't match buyer expectations, the home sits, the price drops, and the seller leaves money on the table. The antidote is simple: price it right from day one.
Market Insights
What This Market Rewards and Punishes
Right-Priced Homes Move Fast
Five of twelve comps sold at or above list price. Four of those five closed in under 10 days. 503 Grandin Ave sold in 2 days and went $35k over list. Buyers in this neighborhood are active and competitive when a home is priced correctly and shows well.
Condition Drives the Range
The $310,000 spread between the lowest and highest comp is not about square footage. Comparable-sized homes are selling anywhere from $425k to $660k based almost entirely on condition and updates. Where your home lands in that range is a prep decision, not a market decision.
Overpricing Has a Real Cost
Overpriced homes in this neighborhood average 80+ days on market before reducing. The final sale price ends up lower than a correct initial price would have achieved, and the extended time on market creates a "what's wrong with it?" stigma with buyers.
Pricing Strategy
Three Paths to Market
These scenarios reflect realistic outcomes based on the comps above. Prep investment estimates are rough until we walk the home together. Net figures assume 3.5% listing side commission plus 2.5% buyer agent commission (6% total) and typical closing costs. Final pricing to be confirmed after the walkthrough.
Path 1
As-Is
$449,000
Disclose known issues, price for condition
Roof and basement leaks disclosed upfront
Buyers will factor $15,000–$25,000+ in repair costs into their offers
Attracts investors and flippers more than traditional buyers
Least prep work and fastest to list
Reference: 634 Lincoln St ($425k, 3/1) and 101 N Horners Ln ($350k)
Estimated Net to Seller
~$407,000
After 6% commission + est. closing costs
Recommended
Path 2
Repaired
$479,000–$499,000
Fix must-fixes, expand buyer pool
Roof leak and basement leaks addressed before listing
Home qualifies for conventional financing without condition flags
Buyer pool expands significantly: first-time buyers, FHA, conventional all eligible
Pay-at-closing contractor options may be available; no out-of-pocket required
Reference: 402 Horners Ln ($499,900, 3/2) and 504 N Horners Ln ($490k)
Estimated Net to Seller
~$436,000–$454,000
After 6% commission + est. closing costs
Path 3
Repaired + Refreshed
$499,000–$519,000
Repairs plus cosmetic refresh
All must-fix repairs completed
Fresh interior paint throughout, minor staging
Cleaned up landscaping, strong curb appeal in listing photos
Positions competitively against the mid-range comps
Best shot at multiple offers and a fast close
Estimated Net to Seller
~$454,000–$472,000
After 6% commission + est. closing costs
Note on Square Footage
A discrepancy exists between the tax record square footage and the prior MLS listing for this property. This affects how the home compares to some comps and will be clarified at the walkthrough. It does not change the strategic picture materially, but it will sharpen the final list price recommendation.
What Comes Next
Your Roadmap to a June Listing
The single most important next step is scheduling the in-person walkthrough. Everything in this report will sharpen once I can see the home and confirm square footage, condition, and what prep makes sense for your timeline and budget.
Alongside that, connecting with a lender now is critical. Since you're planning to use sale proceeds for your next purchase, a lender needs to walk you through your options on contingency, bridge financing, and how to protect yourself in both transactions. I can make a direct introduction to someone I trust.
On the repair side, I'm working on confirming whether a pay-at-closing contractor option is available for your scope of work in Montgomery County. The goal is to get the roof and basement addressed without requiring out-of-pocket spend before closing.