218 Soft Rush Ln · La Plata, MD 20646

$407,900

4 bd · 3.5 ba · 1,889 sqft · Townhouse · 13 Days on market

Built 2026 Good condition 1,840 sqft lot Est $400k · at est. $142/mo HOA · 4% of rent ↓ 2% since listing

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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 +13.5/30.0
• ARV discount +6.7/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Adams townhome—a beautifully designed new construction residence in La Plata, MD offering 1,889 sq. ft. , 4 bedrooms, 3.5 bathrooms, and a 1-car garage. This thoughtfully crafted three-level home combines modern style, comfort, and everyday functionality. The entry level features an oversized 1-car garage complete with a built-in electric vehicle charger—an increasingly rare and valuable upgrade. This level also includes a versatile bonus space that can easily serve as a fourth bedroom, guest suite, rec room, or home office, giving you the flexibility to tailor the space to your needs. This space includes a full private bathroom located within the room itself. Ups

Key facts

• Private deck
• Community pool
• Access to shopping

Tags

• NEW CONSTRUCTION RESIDENCE
• VERSATILE BONUS SPACE
• PRIVATE DECK
• COMMUNITY POOL
• ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $408k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $14 ($167/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (20.3% below list).
• Recommended offer: $325k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Mary H. Matula Elementary School (math 14% / reading 23%, grade F, #393 of 860 statewide, top 46%, 551 students, 36% FRL); Milton M. Somers Middle School (math 15% / reading 36%, grade F, #97 of 225 statewide, top 46%, 666 students, 39% FRL); La Plata High School (math 51% / reading 74%, grade B-, #62 of 222 statewide, top 29%, 1,222 students, 25% FRL).
• Zoned-school proficiency averages 36% at this address vs 21% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Charles County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 221 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $325,019 (20.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $400,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Soft Rush Ln	0.03mi	4/3.5	1,889 (0%)	2mo	$399,990	$212	97
230 Soft Rush Ln	0.04mi	4/3.5	1,889 (0%)	2mo	$399,990	$212	97
426 Whirl Ln	0.05mi	4/3.5	1,889 (0%)	3mo	$396,115	$210	95
436 Whirl Ln	0.06mi	4/3.5	1,889 (0%)	3mo	$399,990	$212	95
242 Soft Rush Ln	0.06mi	4/3.5	1,889 (0%)	3mo	$389,990	$206	95
446 Whirl Ln	0.06mi	4/3.5	1,889 (0%)	3mo	$409,990	$217	95
444 Whirl Ln	0.06mi	4/3.5	1,889 (0%)	3mo	$399,990	$212	95
226 Soft Rush Ln	0.03mi	3/3.5 (-1)	2,020 (+7%)	1mo	$445,990	$221	81
442 Whirl Ln	0.06mi	3/3.5 (-1)	2,020 (+7%)	0mo	$424,990	$210	80
438 Whirl Ln	0.06mi	3/3.5 (-1)	2,020 (+7%)	2mo	$429,990	$213	79
430 Whirl Ln	0.06mi	3/3.5 (-1)	2,020 (+7%)	3mo	$434,990	$215	78
424 Whirl Ln	0.05mi	3/3.5 (-1)	2,020 (+7%)	3mo	$439,990	$218	78

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-65,327
• Equity at exit: $60,819

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-56,209
• Equity at exit: $35,268

Cash invested: $114,212 (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: 221
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,250 high
• Mortgage (P&I): −$2,139
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$170
• HOA: −$142
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $14

Break-even live

Break-even rent $3,233

Max offer price $407,900

Occupancy floor 95%

Sensitivity live

Price	-10% $245	-5% $129	+0% $14	+5% $-102	+10% $-217
Rent	-10% $-243	-5% $-114	+0% $14	+5% $142	+10% $271
Rate	-1.0pp $219	-0.5pp $118	base $14	+0.5pp $-92	+1.0pp $-199

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: $101,975
• Closing costs: $12,237
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
436 Whirl Ln La Plata, MD	4.0	3.5	1889	$3,100	$1.64	0d	1	0.06mi
436 Whirl Ln La Plata, MD	4.0	3.5	1889	$3,300	$1.75	26d	1	0.06mi
280 Soft Rush Ln La Plata, MD	3.0	3.5	2061	$3,400	$1.65	20d	1	0.14mi
109 Shallow Brook Way La Plata, MD	4.0	2.5	2340	$3,700	$1.58	45d	1	1.18mi
1056 Rye Dr La Plata, MD	4.0	3.5	2336	$3,000	$1.28	45d	1	1.40mi
14 Chesapeake St La Plata, MD	3.0	2.5	1732	$3,000	$1.73	45d	1	1.46mi

HOA detail

• Monthly dues: $142 · $1,704/yr
• Likely covers: electric

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-04-17
   price $407,900
3. 2026-04-04
   listed $399,990 Active
4. 2026-04-02
   historical
5. 2026-03-10
   price $399,990
6. 2026-03-10
   listed $417,390 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: $1,233 · $103/mo
• Projected year-2 tax: $2,839 · $237/mo
• Expected delta: +$1,607/yr (+$134/mo · 130.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,002
• − Mortgage interest: −$22,849
• − Property taxes: −$1,233
• − Insurance: −$2,040
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − HOA: −$1,704
• − Depreciation: −$11,866
• Taxable loss: −$6,929
• Est. tax savings @ 24.0%: +$1,663
• After-tax cash flow: $1,830/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 · 12 photos

Good 80/100 None rehab

This new construction townhome in La Plata, MD is in excellent condition with modern amenities and a well-maintained exterior. It offers a great opportunity for both resale and rental value with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the kitchen appliances — Modern appliances can increase both resale and rental value
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the kitchen appliances — Modern appliances can increase both resale and rental value ↑
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters ↑

ⓘ 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: 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

• Census place: La Plata, MD
• 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

-2.3% since first listed

6 events — show timeline

• 2026-04-17 Pending — BRIGHT MLS
• 2026-04-17 Price Changed $407,900 BRIGHT MLS
• 2026-04-04 Listed $399,990 BRIGHT MLS
• 2026-04-02 Listing Removed — BRIGHT MLS
• 2026-03-10 Price Changed $399,990 BRIGHT MLS
• 2026-03-10 Listed $417,390 BRIGHT MLS