46 Circle Ave · Potomac Heights, MD 20640

$99,990

2 bd · 1.0 ba · 672 sqft · Townhouse public records · 11 Days on market

Built 1943 Est $110k · 9% under $400/mo HOA · 26% of rent

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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 +22.1/30.0
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +7.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic 2 bed 1 bath completely move in ready house for 85k!!!! This home is located in the Potomac Heights Subdivision which is one of the best coops in the area. House has been well maintained and updated by the owner over the years. The owner has upgraded the windows, put in new carpets, installed a stainless steel refrigerator, updated stove with gas cooktop, heavy up to the panel box competed, fresh paint, new toilet and vanity in bathroom with ceramic floors. Community is charming and has a lot of amenities including ball fields, huge community pool, playgrounds, community center and church. This house is a rare find and will not last. PNC is the only bank that can finance. Low down payment is available.

Key facts

• Private deck
• Walking trail
• Community pool

Tags

• PRIVATE DECK
• COMMUNITY POOL
• SPORTS FIELDS
• PLAYGROUNDS
• COMMUNITY CENTER
• WALKING TRAIL

Property features AI

Finance

• Other: Ownership interest: Cooperative; Property manager present; Ground rent paid annually; Pets allowed with size/weight and breed restrictions
• HOA & community: Monthly condo/coop fee of $400.73; HOA covers common area maintenance, pool(s), road maintenance, sewer, snow removal, taxes, trash, and water; Community amenities include common grounds, community center, outdoor pool, tot lots/playground, and basketball courts

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Level entry to main floor; Building listed as winterized
• Construction: Vinyl siding; Crawl space foundation; Above-grade and below-grade structures noted; Property built (year source: assessor)
• Exterior features: Fully fenced yard; Deck(s); Shed; Community in-ground pool

Interior

• Kitchen: Refrigerator; Gas oven/range
• Bedrooms: Two bedrooms on the main level
• Flooring: Laminate plank flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (oil); Central air conditioning (electric); Natural gas hot water
• Interior features: Crown moldings; Traditional floor plan; Kitchen with table space; Tub with shower; Recessed lighting
• Laundry & utility: In-unit washer and dryer; Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 67/100 on livability (#218 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: housing C-, health & safety C-, schools D-.
• 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.
• Market conditions: 58 active listings in the ZIP; 2 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 $692 of loan paydown is wiped out by about $3k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago 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 $80k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,990

Questions for the listing agent

1. Built in 1943 — 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 D-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: 1.54% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $110,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Elder Pl	0.18mi	2/1.0	672 (0%)	7mo	$90,000	$134	86
62 Circle Ave	0.03mi	2/1.0	672 (0%)	16mo	$100,000	$149	85
49 Circle Ave	0.03mi	2/1.0	672 (0%)	18mo	$123,500	$184	83
140 Circle Ave	0.15mi	2/1.0	672 (0%)	14mo	$115,000	$171	82
12 Circle Ave	0.05mi	2/1.0	672 (0%)	20mo	$110,000	$164	81
22 Fairmont Pl	0.24mi	2/1.0	672 (0%)	12mo	$118,000	$176	79
1 Fairmont Pl	0.27mi	2/1.0	672 (0%)	10mo	$95,000	$141	79
15 Greenwood Pl	0.41mi	2/1.0	672 (0%)	5mo	$80,000	$119	77
22 Greenwood Pl	0.42mi	2/1.0	672 (0%)	5mo	$117,000	$174	76
4 Kenwood Pl	0.37mi	2/1.0	672 (0%)	11mo	$99,000	$147	73
43 Highland Pl	0.43mi	1/1.0 (-1)	680 (+1%)	9mo	$98,999	$146	66
10 Greenwood Pl	0.40mi	2/1.0	772 (+15%)	9mo	$135,000	$175	49

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-5,676
• Equity at exit: $14,909

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $9,296
• Equity at exit: $8,645

Cash invested: $27,997 (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 20640

• Home prices YoY: -6.0%
• Active inventory: 58
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$42
• HOA: −$400
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $161

Break-even live

Break-even rent $1,335

Max offer price $99,990

Occupancy floor 85%

Sensitivity live

Price	-10% $218	-5% $190	+0% $161	+5% $133	+10% $105
Rent	-10% $40	-5% $101	+0% $161	+5% $222	+10% $283
Rate	-1.0pp $212	-0.5pp $187	base $161	+0.5pp $135	+1.0pp $109

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5120 Indian Head Hwy Indian Head, MD	2.0	1.0	700	$1,550	$2.21	44d	1	0.26mi
4601 Strauss Ave #3 Indian Head, MD	1.0	1.0	733	$1,500	$2.05	5d	1	0.91mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: gaslandscapingpool

Listing history 7 events

1. 2026-06-21
   days on market $99,990 Active 11 DOM
2. 2026-06-18
   days on market $99,990 Active 8 DOM
3. 2026-06-17
   days on market $99,990 Active 7 DOM
4. 2026-06-16
   days on market $99,990 Active 6 DOM
5. 2026-06-15
   days on market $99,990 Active 5 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $99,990 Active 3 DOM

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: +$13/yr (+$1/mo · 1.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,471
• − Mortgage interest: −$5,601
• − Property taxes: −$1,063
• − Insurance: −$500
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − HOA: −$4,800
• − Depreciation: −$2,909
• Taxable income: $643
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $1,783/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 — Potomac Heights

• Score: 67/100
• State rank: #218
• US rank: #10755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Potomac Heights, MD
• Population (ZIP): 10,254

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 0.62)
• Race & ethnicity: Black 51% White 35% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 1% Romanian 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -15.36%
• Current HPI: 238.7767
• 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

+17.6% since first listed

5 events — show timeline

• 2026-06-10 Listed $99,990 BRIGHT MLS
• 2026-06-10 Coming Soon $99,990 BRIGHT MLS
• 2024-03-15 Sold (MLS) $79,500 BRIGHT MLS
• 2024-02-08 Pending — BRIGHT MLS
• 2024-01-07 Listed $85,000 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2025): $1,063 · +8.2% YoY. Source: county tax records.