9285 Old Stagecoach Rd · La Plata, MD 20646

$299,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 10 Days on market

Built 1961 5.00 ac lot Est $424k · 29% under

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Why this score? — see what drove the C+ 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

OFFER DEADLINE TUESDAY MARCH 31, 2026 AT 6:00 PM- NO EXCEPTIONS. Welcome to 9285 Old Stagecoach Rd in La Plata, MD—a rare opportunity to own a home situated on a beautiful 5-acre parcel offering space, privacy, and endless potential. This property features 3 bedrooms and 1 full bath with a functional layout ready for your personal touch. A large 2-car attached garage provides ample room for parking, storage, or a workshop, while the expansive lot offers plenty of room for outdoor enjoyment, gardening, or future possibilities. With a little TLC, this home can truly be transformed into a showcase property. Cash or rehab loan required. Conveniently located near local amenities while stil

Key facts

• Expansive lot
• 5 acre parcel
• 5 acre lot

Tags

• 5 ACRE PARCEL
• LARGE 2 CAR ATTACHED GARAGE
• EXPANSIVE LOT
• PEACEFUL COUNTRY LIKE SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 8.5% vs local median 3.6% in La Plata — 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 73/100 on livability (#132 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute B; Watch: health & safety C-, amenities F, cost of living F.
• Charles County Public Schools (suburban): math 13% / reading 29% proficiency, ranked #14 of 24 in MD (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Walter J. Mitchell Elementary School (math 19% / reading 29%, grade F, #282 of 860 statewide, top 33%, 637 students, 32% FRL); Piccowaxen Middle School (math 14% / reading 38%, grade F, #91 of 225 statewide, top 42%, 616 students, 27% FRL); Maurice J. Mcdonough High School (math 27% / reading 55%, grade F, #129 of 222 statewide, top 58%, 1,087 students, 32% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 213 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,542 units permitted in Charles County in 2024 (516 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Charles County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $423,900
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9285 Old Stagecoach Rd	0.00mi	3/1.0	1,350 (0%)	1mo	$299,000	$221	100
7420 Saint Marys Ave	0.63mi	3/2.0	1,352 (+0%)	15mo	$425,000	$314	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-13,012
• Equity at exit: $44,582

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $33,988
• Equity at exit: $25,852

Cash invested: $83,720 (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 20646

• Active inventory: 213
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $558

Break-even live

Break-even rent $2,288

Max offer price $299,000

Occupancy floor 76%

Sensitivity live

Price	-10% $727	-5% $643	+0% $558	+5% $474	+10% $389
Rent	-10% $322	-5% $440	+0% $558	+5% $677	+10% $795
Rate	-1.0pp $709	-0.5pp $634	base $558	+0.5pp $481	+1.0pp $402

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Derby Dr La Plata, MD	3.0	3.5	1670	$2,995	$1.79	44d	1	0.96mi

Listing history 2 events

1. 2026-04-02
   status Pending
2. 2026-03-23
   listed $299,000 Active

ⓘ 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: $1,383 · $115/mo
• Projected year-2 tax: $2,321 · $193/mo
• Expected delta: +$938/yr (+$78/mo · 67.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,940
• − Mortgage interest: −$16,749
• − Property taxes: −$1,383
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − Depreciation: −$8,698
• Taxable income: $1,865
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $6,251/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: Charles County Public Schools
• NCES district ID: 2400270
• Math proficiency: 13% ▼ -19.00%
• Reading proficiency: 29% ▼ -13.00%
• Median HH income: $90,389
• Composite: 22.54/100
• National rank: #8087
• State rank: #14 of 24 in MD

Livability — La Plata

• Score: 73/100
• State rank: #132
• US rank: #5547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,601

Population outlook (Charles County) Hauer SSP2

• Today (2025): 176,616 people
• By 2030: 186,471 · +5.6%
• By 2040: 206,472 · +16.9%
• By 2050: 224,883 · +27.3%
• By 2075: 272,101 · +54.1%
• By 2100: 303,564 · +71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 24% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 3% Romanian 2% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% Tagalog/Filipino 1%

Political lean MEDSL · Charles

• 2024 margin: Solid D (+40.7) · D 69.2% · R 28.5% · Other 2.2%
• 2008→2024 swing: +15.2pp toward D · 2008: 25.5pp · 2024: 40.7pp
• All cycles: 2024: D+40.7 2020: D+40.9 2016: D+30.2 2012: D+31.3 2008: D+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.48%
• Current HPI: 238.0634
• 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

2 events — show timeline

• 2026-04-02 Pending — BRIGHT MLS
• 2026-03-23 Listed $299,000 BRIGHT MLS

Property tax history

-2.6%/yr

Latest (2025): $1,383 · -18.3% YoY. Source: county tax records.