45729 Buck Hewitt Rd · California, MD 20634

$299,900

4 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 3 Days on market

Built 1967 0.46 ac lot Est $323k · 7% under

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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 +14.0/30.0
• ARV discount +10.7/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CHARMING!! 4-bedroom, 2-bath rancher offering approximately 1,680 square feet of comfortable single-level living. Inside, you'll find a spacious living room, a cozy family room with a fireplace, an open dining area, and an eat-in kitchen that provides plenty of space for everyday living and entertaining. The primary suite features a private full bath, while two additional bedrooms and a second full bath offer flexibility for family, guests, or a home office. Thoughtfully designed with multiple gathering spaces, this home provides room to spread out while maintaining a warm and inviting atmosphere. Step outside to enjoy the covered deck and patio overlooking the spacious backyard, creating t

Key facts

• Covered deck
• Spacious backyard
• Paved driveway

Tags

• COVERED DECK
• SPACIOUS BACKYARD
• DEDICATED LAUNDRY ROOM
• MATURE LANDSCAPING
• PAVED DRIVEWAY
• MULTIPLE GATHERING SPACES

Property features AI

Finance

• Other: Not in a federal flood zone; Accessible features listed as 'Other'; Pets allowed with no pet restrictions; Ground rent payment: annually

Exterior

• Parking: Asphalt driveway; Driveway parking; 4 total garage and parking spaces; Driveway holds 4 cars
• Utilities: Public water; Public sewer; Broadband and cable internet available; Electric hot water; Oil heating fuel; Public utilities
• Home design: Detached property; Architectural shingle roof; Fee simple ownership; Property in good condition
• Construction: Vinyl siding and brick exterior; Composition (roof) / Architectural shingle; Crawl space foundation; Year built source: Assessor
• Exterior features: Backs to trees; Roofed outdoor living area; Deck(s); Porch(es); Shed on the property; Above- and below-grade structures noted

Interior

• Kitchen: Microwave; Electric oven/range; Range hood; Stove; Stainless steel appliances; Refrigerator; Kitchen designed for eat-in/table space
• Basement: No basement
• Bedrooms: 4 bedrooms on the main level; Rooms listed include living room, dining room, master bedroom, three additional bedrooms, kitchen, foyer, and two bathrooms
• Flooring: Carpet; Vinyl; Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms (both on the main level); Master bathroom present
• Fireplace: One fireplace with mantel and insert
• Heating & cooling: Forced air heating; Oil-fired heating fuel; Central air conditioning; Ceiling fans; Electric cooling fuel; Electric hot water
• Interior features: Attic; Walk-in shower in a bathroom; Tub/shower; Ceiling fans; Formal dining room; Dining area; Family room off the kitchen; Traditional floor plan; Eat-in kitchen / table space; Master bathroom; Wood stove; Dry wall walls and ceilings; Storm door(s); Elevator
• Laundry & utility: Washer and dryer in unit; Main-floor laundry; Water heater included

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $40 ($478/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 $267k (10.8% below list).
• Recommended offer: $267k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in California — 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 (#127 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime D+, 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.
• Zoned schools: Greenview Knolls Elementary (math 12% / reading 17%, grade F, #477 of 860 statewide, top 59%, 412 students, 62% FRL); Esperanza Middle (math 18% / reading 41%, grade F, #67 of 225 statewide, top 32%, 875 students, 41% FRL); Great Mills High (math 42% / reading 55%, grade D, #111 of 222 statewide, top 50%, 1,779 students, 55% FRL) — zoned schools average 53% FRL vs 28% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; high-income renter base; 265 units permitted in St. Mary's County in 2024 (0 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.
• St. Mary's County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $63k; list at $300k implies a 379% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,390 (10.8% below list)

Questions for the listing agent

1. Built in 1967 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $322,560
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22209 Lilac Way	0.15mi	4/3.0	1,637 (-3%)	9mo	$315,000	$192	76
45642 Taras Ct	0.48mi	4/2.5	1,572 (-6%)	1mo	$415,000	$264	62
21982 Brigantine Ct	0.33mi	3/2.5 (-1)	1,526 (-9%)	3mo	$293,000	$192	58
21990 Brigantine Ct	0.31mi	5/3.0 (+1)	1,764 (+5%)	10mo	$350,000	$198	58
45753 Horsehead Rd	0.56mi	4/2.0	1,664 (-1%)	23mo	$320,000	$192	51
22381 Mellencamp Ct	0.55mi	3/2.0 (-1)	1,837 (+9%)	15mo	$260,000	$142	39
45765 Oliver Ct	0.57mi	3/3.0 (-1)	1,922 (+14%)	1mo	$360,000	$187	38
45523 Longfields Blvd	0.66mi	3/2.5 (-1)	1,789 (+6%)	16mo	$410,000	$229	36
22467 Cornwall Dr	0.73mi	3/2.0 (-1)	1,551 (-8%)	13mo	$250,000	$161	35
22425 Greenview Pkwy	0.58mi	3/2.5 (-1)	1,916 (+14%)	23mo	$425,000	$222	22

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-46,019
• Equity at exit: $44,716

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-36,641
• Equity at exit: $25,930

Cash invested: $83,972 (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 20634

• Home prices YoY: -5.7%
• Active inventory: 30
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,674 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $40

Break-even live

Break-even rent $2,623

Max offer price $299,900

Occupancy floor 94%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $299,900 Active 3 DOM
2. 2026-06-18
   days on market $299,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $299,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $32,087
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − Depreciation: −$8,724
• Taxable loss: −$4,569
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $1,575/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 — California

• Score: 73/100
• State rank: #127
• US rank: #5421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California, MD
• County: Saint Marys County · 48,152 people
• City population: 14,212
• Metro: California-Lexington Park, MD
• Population (ZIP): 7,088
• Household income: $139,375
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 111.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Black 31% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -14.78%
• Current HPI: 244.1447
• Rent YoY: —
• Metro: California-Lexington Park, MD
• 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

+465.8% since first listed

3 events — show timeline

• 2026-06-16 Listed $299,900 BRIGHT MLS
• 1980-03-31 Sold (Public Records) $62,635 Public Records
• 1978-10-06 Sold (Public Records) $53,000 Public Records

Property tax history

-14.8%/yr

Latest (2025): $105 · +2.0% YoY. Source: county tax records.