36742 Woodbush Dr · Rock Point, MD 20618

$138,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 14 Days on market

Built 1974 10,019 sqft lot $13/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to the Longview Beach community! This single-level ranch home sits on approximately 0.23 acres and offers a great opportunity for buyers looking to renovate and make it their own. Enjoy access to the Potomac River with nearby community amenities including beach, pier, and boat ramp. Property being sold as is.

Key facts

• Pier
• Community amenities
• Boat ramp

Tags

• ACCESS TO POTOMAC RIVER
• COMMUNITY AMENITIES
• PIER
• BOAT RAMP

Property features AI

Finance

• HOA & community: HOA fee of $150 annually

Exterior

• Parking: Detached garage (1 space)
• Utilities: Well water; Septic with pump
• Home design: Detached structure; Fee simple ownership; Year built: estimated
• Construction: Wood siding and vinyl siding; Crawl space foundation; Above-grade finished living space
• Exterior features: Water-oriented property on a river; Located within city limits; Directions: Kindly use GPS

Interior

• Bedrooms: Three bedrooms located on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump with electric backup; Electric heating fuel; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).

Location & tenants

• Location reads 52/100 on livability (#434 in MD) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A, cost of living B; Watch: schools F, amenities F, commute F.
• St. Mary'S County Public Schools (rural): math 23% / reading 38% proficiency, ranked #8 of 24 in MD (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 265 units permitted in St. Mary's County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($954 loan paydown + $2k appreciation (1.8% local appreciation)).
• St. Mary's County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 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.
• Current owner paid $17k; list at $138k implies a 712% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 27% 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 $138,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.05%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $360,448
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22801 Pleasant Ln	0.36mi	3/2.0	1,326 (-6%)	8mo	$340,000	$256	63
36849 Valley Dr	0.59mi	3/2.0	1,380 (-2%)	21mo	$380,000	$275	48
23136 Upland Dr	0.64mi	3/2.0	1,200 (-15%)	20mo	$250,000	$208	25

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

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.54×
• Total profit: $59,418
• Equity at exit: $52,890

10-year hold

• IRR: 30.5%
• Equity multiple: 4.90×
• Total profit: $150,831
• Equity at exit: $74,996

Cash invested: $38,640 (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 20618

• Home prices YoY: 0.8%
• Active inventory: 15
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$58
• HOA: −$13
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $807

Break-even live

Break-even rent $1,189

Max offer price $138,000

Occupancy floor 59%

Sensitivity live

Price	-10% $885	-5% $846	+0% $807	+5% $768	+10% $729
Rent	-10% $632	-5% $719	+0% $807	+5% $894	+10% $981
Rate	-1.0pp $876	-0.5pp $842	base $807	+0.5pp $771	+1.0pp $735

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 9 events

1. 2026-06-02
   days on market $138,000 Active 14 DOM
2. 2026-06-01
   days on market $138,000 Active 13 DOM
3. 2026-05-31
   days on market $138,000 Active 12 DOM
4. 2026-05-30
   days on market $138,000 Active 11 DOM
5. 2026-05-22
   price $138,000
6. 2026-05-22
   status Active
7. 2026-05-08
   historical Active Under Contract
8. 2026-05-04
   listed $143,500 Active
9. 2010-10-25
   soldstatus $17,000

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,526
• − Mortgage interest: −$7,730
• − Property taxes: −$1,745
• − Insurance: −$690
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − HOA: −$156
• − Depreciation: −$4,015
• Taxable income: $7,946
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $7,773/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: St. Mary'S County Public Schools
• NCES district ID: 2400600
• Math proficiency: 23% ▼ -23.00%
• Reading proficiency: 38% ▼ -12.00%
• Median HH income: $83,240
• Composite: 29.74/100
• National rank: #6444
• State rank: #8 of 24 in MD

Livability — Rock Point

• Score: 52/100
• State rank: #434
• US rank: #24824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,513

Population outlook (St. Mary's County) Hauer SSP2

• Today (2025): 123,125 people
• By 2030: 128,374 · +4.3%
• By 2040: 137,305 · +11.5%
• By 2050: 143,065 · +16.2%
• By 2075: 153,408 · +24.6%
• By 2100: 151,790 · +23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 38% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Mary's

• 2024 margin: R (+17.2) · D 40.2% · R 57.4% · Other 2.4%
• 2008→2024 swing: -4.4pp toward R · 2008: -12.8pp · 2024: -17.2pp
• All cycles: 2024: R+17.2 2020: R+13.8 2016: R+24.6 2012: R+16.1 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.79%
• Current HPI: 240.1185
• 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

+711.8% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $138,000 BRIGHT MLS
• 2026-05-22 Relisted — BRIGHT MLS
• 2026-05-08 Contingent — BRIGHT MLS
• 2026-05-04 Listed $143,500 BRIGHT MLS
• 2010-10-25 Sold (Public Records) $17,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,745 · +2.9% YoY. Source: county tax records.