ADAMS Plan · La Plata, MD 20646

$389,990

4 bd · 3.5 ba · 1,889 sqft · Townhouse · 439 Days on market

Excellent condition ↓ 4% 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 +8.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Adams townhome design by D. R. Horton offers a cozy and modern living space, spanning 1,889 sq. ft. , featuring 3 bedrooms, 3.5 bathrooms, and a 1-car garage. This home includes top-of-the-line finishes, such as quartz countertops, stainless steel appliances, and recessed lighting in the kitchen. Customize the lower level bonus space into a rec room, home office, or 4th bedroom to suit your lifestyle. Additional highlights of the Adams design include spacious 9 ft ceilings on the main level, an oversized kitchen island, upgraded maple cabinets, luxury plank flooring on the main level, and the inclusion of the Home is Connected technology package.

Key facts

• Recessed lighting
• Granite countertops
• Garage

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• RECESSED LIGHTING
• LOWER LEVEL BONUS SPACE
• OVERSIZED KITCHEN ISLAND
• UPGRADED MAPLE CABINETS

🏗️ New construction. The $389,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $413,131.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $390k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (18.3% below list).
• Recommended offer: $318k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.7% 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: 282 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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

• It's been on market 439 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.

Recommended offer $318,440 (18.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 439 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $413,131
• List price: $389,990
• Delta: -5.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Soft Rush Ln	0.27mi	4/3.5	1,889 (0%)	1mo	$417,390	$221	86
206 Soft Rush Ln	0.27mi	4/3.5	1,889 (0%)	1mo	$398,990	$211	86
204 Soft Rush Ln	0.27mi	4/3.5	1,889 (0%)	1mo	$399,990	$212	86
202 Soft Rush Ln	0.27mi	4/3.5	1,889 (0%)	1mo	$405,000	$214	86
216 Soft Rush Ln	0.27mi	4/3.5	1,889 (0%)	2mo	$409,990	$217	86
214 Soft Rush Ln	0.27mi	4/3.5	1,889 (0%)	2mo	$399,990	$212	86
434 Whirl Ln	0.22mi	3/3.5 (-1)	2,020 (+7%)	1mo	$425,990	$211	72
232 Soft Rush Ln	0.23mi	3/3.5 (-1)	2,020 (+7%)	1mo	$429,990	$213	71
190 Soft Rush Ln	0.27mi	3/3.5 (-1)	2,020 (+7%)	0mo	$444,990	$220	70
222 Soft Rush Ln	0.27mi	3/3.5 (-1)	2,020 (+7%)	1mo	$454,390	$225	70
212 Soft Rush Ln	0.27mi	3/3.5 (-1)	2,020 (+7%)	1mo	$444,000	$220	70
200 Soft Rush Ln	0.27mi	3/3.5 (-1)	2,020 (+7%)	1mo	$435,000	$215	70

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-88,512
• Equity at exit: $61,599

10-year hold

• IRR: -16.2%
• Equity multiple: 0.09×
• Total profit: $-104,713
• Equity at exit: $35,720

Cash invested: $115,677 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 26 under contract
• Months of supply: 1.3 mo (76%/mo absorbed)
• Median asking: $409,990 ($206/sqft)
• Median days on market: 19 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 20646

• Active inventory: 282
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,184 high
• Mortgage (P&I): −$2,167
• Tax est. 1.5%: −$516 /mo · $6,197/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-339

Break-even live

Break-even rent $3,614

Max offer price $364,022

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-197	+0% $-339	+5% $-482	+10% $-625
Rent	-10% $-591	-5% $-465	+0% $-339	+5% $-214	+10% $-88
Rate	-1.0pp $-131	-0.5pp $-234	base $-339	+0.5pp $-446	+1.0pp $-555

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: $103,283
• Closing costs: $12,394
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Soft Rush Ln La Plata, MD	3.0	3.5	2061	$3,400	$1.65	67d	1	0.17mi
519 Swift Heron Ave La Plata, MD	4.0	3.5	1900	$3,000	$1.58	35d	1	0.19mi
546 Swift Heron Ave La Plata, MD	4.0	3.5	1889	$3,200	$1.69	3d	1	0.21mi
436 Whirl Ln La Plata, MD	4.0	3.5	1889	$3,300	$1.75	73d	1	0.25mi
436 Whirl Ln La Plata, MD	4.0	3.5	1889	$3,100	$1.64	48d	1	0.25mi
442 Whirl Ln La Plata, MD	3.0	3.5	2020	$3,195	$1.58	10d	1	0.26mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1088	$3,160	$2.90	1d	12	0.45mi
138 Rosewick Corner Pl La Plata, MD	1.0–3.0	1.0–3.0	1242	$3,565	$2.87	0d	14	0.99mi
5925 Washington Ave La Plata, MD	3.0	1.0	1300	$2,150	$1.65	32d	1	1.02mi
109 Shallow Brook Way La Plata, MD	4.0	2.5	2340	$3,700	$1.58	93d	1	1.26mi
1056 Rye Dr La Plata, MD	4.0	3.5	2336	$2,800	$1.20	38d	1	1.35mi
3908 Glacier Bay Pl White Plains, MD	4.0	2.5	2388	$3,200	$1.34	39d	1	1.38mi
981 Rye Dr La Plata, MD	3.0	3.5	2380	$3,000	$1.26	73d	1	1.49mi

Listing history 50 events

1. 2026-08-06
   days on market $389,990 Active 439 DOM
2. 2026-08-05
   days on market $389,990 Active 438 DOM
3. 2026-08-04
   days on market $389,990 Active 437 DOM
4. 2026-08-03
   days on market $389,990 Active 436 DOM
5. 2026-07-31
   days on market $389,990 Active 433 DOM
6. 2026-07-30
   days on market $389,990 Active 431 DOM
7. 2026-07-28
   days on market $389,990 Active 430 DOM
8. 2026-07-26
   days on market $389,990 Active 428 DOM
9. 2026-07-24
   days on market $389,990 Active 426 DOM
10. 2026-07-23
    days on market $389,990 Active 425 DOM
11. 2026-07-22
    days on market $389,990 Active 424 DOM
12. 2026-07-21
    days on market $389,990 Active 423 DOM
13. 2026-07-20
    days on market $389,990 Active 422 DOM
14. 2026-07-18
    days on market $389,990 Active 420 DOM
15. 2026-07-18
    days on market $389,990 Active 419 DOM
16. 2026-07-16
    days on market $389,990 Active 418 DOM
17. 2026-07-15
    days on market $389,990 Active 417 DOM
18. 2026-07-14
    days on market $389,990 Active 416 DOM
19. 2026-07-13
    days on market $389,990 Active 415 DOM
20. 2026-07-13
    days on market $389,990 Active 414 DOM
21. 2026-07-11
    days on market $389,990 Active 413 DOM
22. 2026-07-10
    days on market $389,990 Active 412 DOM
23. 2026-07-09
    days on market $389,990 Active 411 DOM
24. 2026-07-07
    days on market $389,990 Active 409 DOM
25. 2026-07-06
    days on market $389,990 Active 408 DOM
26. 2026-07-06
    days on market $389,990 Active 407 DOM
27. 2026-07-05
    days on market $389,990 Active 406 DOM
28. 2026-07-03
    days on market $389,990 Active 405 DOM
29. 2026-07-02
    days on market $389,990 Active 404 DOM
30. 2026-07-01
    days on market $389,990 Active 403 DOM
31. 2026-06-30
    days on market $389,990 Active 402 DOM
32. 2026-06-29
    days on market $389,990 Active 401 DOM
33. 2026-06-28
    days on market $389,990 Active 400 DOM
34. 2026-06-27
    days on market $389,990 Active 399 DOM
35. 2026-06-26
    pricedays on market $389,990 Active 398 DOM
36. 2026-06-24
    days on market $394,990 Active 396 DOM
37. 2026-06-22
    days on market $394,990 Active 394 DOM
38. 2026-06-21
    days on market $394,990 Active 393 DOM
39. 2026-06-18
    days on market $394,990 Active 390 DOM
40. 2026-06-17
    days on market $394,990 Active 389 DOM
41. 2026-06-16
    days on market $394,990 Active 388 DOM
42. 2026-06-15
    days on market $394,990 Active 387 DOM
43. 2026-06-13
    days on market $394,990 Active 385 DOM
44. 2026-06-10
    days on market $394,990 Active 381 DOM
45. 2026-06-08
    days on market $394,990 Active 380 DOM
46. 2026-06-07
    days on market $394,990 Active 379 DOM
47. 2026-06-04
    days on market $394,990 Active 376 DOM
48. 2026-06-03
    days on market $394,990 Active 375 DOM
49. 2026-06-02
    days on market $394,990 Active 374 DOM
50. 2026-06-01
    days on market $394,990 Active 373 DOM

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

Taxation est. · year 1

• Rental income: $38,213
• − Mortgage interest: −$23,142
• − Property taxes: −$6,197
• − Insurance: −$2,066
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − Depreciation: −$12,018
• Taxable loss: −$11,324
• Est. tax savings @ 24.0%: +$2,718
• After-tax cash flow: $-1,355/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 · 13 photos

Excellent 95/100 None rehab

This new construction townhouse is in excellent condition with modern finishes and a welcoming exterior. It offers a great opportunity for both resale and rental markets with minor updates that can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can add value to the home. ↑
• Both Adding smart home features — Smart home features improve convenience and can increase the home's marketability. ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make the bathrooms more appealing to potential buyers. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Mary H. Matula Elementary School F MD #393/860 Nat'l #34,688/41,679 Middle Milton M. Somers Middle School F MD #97/225 Nat'l #10,204/14,009 High La Plata High School B- MD #62/222 Nat'l #3,176/17,239

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

B Composite livability gradescore 73/100

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
• County: Charles · 176,616 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 21,601
• Household income: $130,008
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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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

-4.4% since first listed

2 events — show timeline

• 2026-01-21 Price Changed $394,990 Zillow
• 2025-05-24 Listed $412,990 Zillow