192 Soft Rush Ln · La Plata, MD 20646

$409,990

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

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

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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 +13.2/30.0
• ARV discount +6.4/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Adams townhome design by D. R. Horton offers a cozy and modern living space spanning 1,889 sq. ft. , featuring 4 bedrooms, 3.5 bathrooms, and a 1-car garage. This home includes top-of-the-line amenities, such as quartz countertops, stainless steel appliances, and recessed lighting in the kitchen. With D. R. Horton's smart home features, below market interest rates, and generous closing assistance, this home provides exceptional value. Customize the lower-level bonus space into a rec room, home office, or 4th bedroom to suit your lifestyle. Additional highlights of the Pinegrove neighborhood include walking trails, playgrounds and dog parks. This Quick Move In Home waiting for you! July

Key facts

• Quartz countertops
• Recessed lighting
• Smart home features

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• RECESSED LIGHTING
• SMART HOME FEATURES
• LOWER-LEVEL BONUS SPACE

Property features AI

Finance

• Other: Pets allowed with no pet restrictions
• HOA & community: HOA fee $142 monthly

Exterior

• Parking: Attached front-entry garage with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric heating and cooling; Cable TV available; Phone available; Underground utilities; Sewer available; Water available
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Excellent condition; Construction by D. R. Horton homes; Estimated year built
• Construction: Architectural shingle roof; Concrete foundation (slab); Frame construction with shingle and vinyl siding; Batts and blown-in insulation; Double-pane, energy-efficient, insulated low-E windows with screens and vinyl-clad frames; Construction not completed
• Exterior features: Not in a federal flood zone; Irrigation water rights; Above-grade other structures

Interior

• Kitchen: ENERGY STAR refrigerator; ENERGY STAR dishwasher; Icemaker; Microwave; Electric range/oven; Stainless steel appliances; Refrigerator
• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Flooring: Carpet
• Bathrooms: Three full bathrooms total (including two full bathrooms on upper levels and one full on main level); One half bathroom on an upper level
• Heating & cooling: Energy Star heating system with electric fuel; Central air conditioning with programmable thermostat; Electric hot water
• Interior features: Carpet; Open floor plan; Master bath(s); Recessed lighting; Walk-in closet(s); Sliding glass door(s); Drywall walls and ceilings
• Laundry & utility: Washer/dryer hookups only; High-efficiency water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $410k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-8 ($-98/yr) — negative.
• To cash-flow at today's rent, offer at most $409k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (21.0% below list).
• Recommended offer: $324k (21.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $323,722 (21.0% 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. 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. 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: 0.79% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.6

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
446 Whirl Ln	0.03mi	4/3.5	1,889 (0%)	3mo	$409,990	$217	96
444 Whirl Ln	0.04mi	4/3.5	1,889 (0%)	3mo	$399,990	$212	96
436 Whirl Ln	0.05mi	4/3.5	1,889 (0%)	3mo	$399,990	$212	95
230 Soft Rush Ln	0.08mi	4/3.5	1,889 (0%)	2mo	$399,990	$212	95
228 Soft Rush Ln	0.08mi	4/3.5	1,889 (0%)	2mo	$399,990	$212	95
426 Whirl Ln	0.07mi	4/3.5	1,889 (0%)	3mo	$396,115	$210	95
242 Soft Rush Ln	0.09mi	4/3.5	1,889 (0%)	3mo	$389,990	$206	94
442 Whirl Ln	0.04mi	3/3.5 (-1)	2,020 (+7%)	0mo	$424,990	$210	81
438 Whirl Ln	0.05mi	3/3.5 (-1)	2,020 (+7%)	2mo	$429,990	$213	79
226 Soft Rush Ln	0.08mi	3/3.5 (-1)	2,020 (+7%)	1mo	$445,990	$221	79
430 Whirl Ln	0.06mi	3/3.5 (-1)	2,020 (+7%)	3mo	$434,990	$215	78
424 Whirl Ln	0.07mi	3/3.5 (-1)	2,020 (+7%)	3mo	$439,990	$218	77

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-67,073
• Equity at exit: $61,131

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-59,548
• Equity at exit: $35,448

Cash invested: $114,797 (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: 10.6×

Monthly cashflow live

• Estimated rent: $3,237 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$171
• HOA: −$142
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-8

Break-even live

Break-even rent $3,248

Max offer price $408,543

Occupancy floor 95%

Sensitivity live

Price	-10% $224	-5% $108	+0% $-8	+5% $-124	+10% $-240
Rent	-10% $-264	-5% $-136	+0% $-8	+5% $120	+10% $248
Rate	-1.0pp $198	-0.5pp $96	base $-8	+0.5pp $-114	+1.0pp $-223

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: $102,498
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.09mi
436 Whirl Ln La Plata, MD	4.0	3.5	1889	$3,300	$1.75	26d	1	0.09mi
280 Soft Rush Ln La Plata, MD	3.0	3.5	2061	$3,400	$1.65	20d	1	0.18mi
109 Shallow Brook Way La Plata, MD	4.0	2.5	2340	$3,700	$1.58	45d	1	1.11mi
1056 Rye Dr La Plata, MD	4.0	3.5	2336	$3,000	$1.28	45d	1	1.35mi
14 Chesapeake St La Plata, MD	3.0	2.5	1732	$3,000	$1.73	45d	1	1.41mi
981 Rye Dr La Plata, MD	3.0	3.5	2380	$3,000	$1.26	26d	1	1.49mi

HOA detail

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

Listing history 3 events

1. 2026-06-01
   status $409,990 Pending 4 DOM
2. 2026-05-31
   days on market $409,990 Active 4 DOM
3. 2026-05-27
   listed $409,990 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: $2,851 · $238/mo
• Expected delta: +$1,618/yr (+$135/mo · 131.2%)

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

Taxation est. · year 1

• Rental income: $38,847
• − Mortgage interest: −$22,966
• − Property taxes: −$1,233
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$1,704
• − Depreciation: −$11,927
• Taxable loss: −$7,248
• Est. tax savings @ 24.0%: +$1,740
• After-tax cash flow: $1,641/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 · 1 photo

Good 80/100 None rehab

This move-in-ready townhome by D. R. Horton offers a modern and well-maintained living space with top-of-the-line amenities and smart home features.

Value-add opportunities

• Both Customize the lower-level bonus space — Creates additional living space and enhances functionality.
• Both Add smart home features — Enhances convenience and appeal to potential buyers/renters.
• Both Improve landscaping — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Customize the lower-level bonus space — Creates additional living space and enhances functionality. ↑
• Both Add smart home features — Enhances convenience and appeal to potential buyers/renters. ↑
• Both Improve landscaping — Enhances curb appeal and adds value to the property. ↑

ⓘ 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

1 event — show timeline

• 2026-05-27 Listed $409,990 BRIGHT MLS