194 Soft Rush Ln · La Plata, MD 20646

$417,390

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

Built 2026 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 +13.6/30.0
• ARV discount +5.6/15.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Adams floorplan at Pinegrove in La Plata, a beautifully designed 4-bedroom, 3.5-bath townhome by DR Horton offering the perfect blend of style, comfort, and convenience. This thoughtfully designed interior unit features a 1-car garage, spacious walk-in closets, and an open-concept layout ideal for entertaining and everyday living. The modern kitchen with a large island creates the perfect gathering space, while smart home technology adds comfort and ease to your daily routine. Enjoy life in the amenity-rich Pinegrove community with scenic walking trails, dog parks, playgrounds, and outdoor spaces designed for connection and relaxation. Buyers can also take advantage of money

Key facts

• Interior unit
• Large island
• Modern kitchen

Tags

• INTERIOR UNIT
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• LARGE ISLAND
• SMART HOME TECHNOLOGY
• SCENIC WALKING TRAILS

Property features AI

Finance

• Other: Irrigation water rights
• HOA & community: HOA fee $142 monthly; Front foot fee $300 annually; Pets allowed with no pet restrictions

Exterior

• Parking: Attached front-entry garage with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Under-ground utilities; Cable TV available; Phone available; Sewer available; Water available
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Excellent condition; Construction not completed (builder: D. R. Horton homes); Estimated year built; Finished above-grade living area (estimated)
• Construction: Concrete and frame construction; Shingle siding and vinyl siding; Architectural shingle roof; Batts and blown-in insulation; Slab foundation; Double-pane, energy-efficient, insulated windows with low-E and screens; vinyl-clad
• Exterior features: Not in a federal flood zone; Above-grade other structures; Tidal water: No

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $417k.

Deal economics

• At list price, monthly cash flow is $20 ($240/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 $333k (20.3% below list).
• Recommended offer: $333k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: schools C-, health & safety C-, amenities 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.
• Market conditions: 213 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $13k 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 $332,596 (20.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.5

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	0.03mi	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	96
230 Soft Rush Ln	0.07mi	4/3.5	1,889 (0%)	2mo	$399,990	$212	95
228 Soft Rush Ln	0.07mi	4/3.5	1,889 (0%)	2mo	$399,990	$212	95
426 Whirl Ln	0.06mi	4/3.5	1,889 (0%)	3mo	$396,115	$210	95
242 Soft Rush Ln	0.08mi	4/3.5	1,889 (0%)	3mo	$389,990	$206	94
442 Whirl Ln	0.03mi	3/3.5 (-1)	2,020 (+7%)	0mo	$424,990	$210	82
438 Whirl Ln	0.04mi	3/3.5 (-1)	2,020 (+7%)	2mo	$429,990	$213	80
226 Soft Rush Ln	0.07mi	3/3.5 (-1)	2,020 (+7%)	1mo	$445,990	$221	80
430 Whirl Ln	0.05mi	3/3.5 (-1)	2,020 (+7%)	3mo	$434,990	$215	78
424 Whirl Ln	0.06mi	3/3.5 (-1)	2,020 (+7%)	3mo	$439,990	$218	78

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-66,480
• Equity at exit: $62,234

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-56,735
• Equity at exit: $36,088

Cash invested: $116,869 (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: 213
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,326 high
• Mortgage (P&I): −$2,189
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$174
• HOA: −$142
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $20

Break-even live

Break-even rent $3,301

Max offer price $417,390

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: $104,348
• Closing costs: $12,522
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
436 Whirl Ln La Plata, MD	4.0	3.5	1889	$3,300	$1.75	24d	1	0.06mi
280 Soft Rush Ln La Plata, MD	3.0	3.5	2061	$3,400	$1.65	18d	1	0.14mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1041	$3,195	$3.07	1d	34	0.75mi
109 Shallow Brook Way La Plata, MD	4.0	2.5	2340	$3,700	$1.58	43d	1	1.18mi
1056 Rye Dr La Plata, MD	4.0	3.5	2336	$3,000	$1.28	43d	1	1.40mi
14 Chesapeake St La Plata, MD	3.0	2.5	1732	$3,000	$1.73	43d	1	1.46mi

HOA detail

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

Listing history 3 events

1. 2026-06-01
   status $417,390 Pending 4 DOM
2. 2026-05-31
   days on market $417,390 Active 4 DOM
3. 2026-05-27
   listed $417,390 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: $2,891 · $241/mo
• Expected delta: +$1,658/yr (+$138/mo · 134.5%)

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

Taxation est. · year 1

• Rental income: $39,912
• − Mortgage interest: −$23,380
• − Property taxes: −$1,233
• − Insurance: −$2,087
• − Repairs & maintenance: −$3,193
• − Management: −$3,193
• − HOA: −$1,704
• − Depreciation: −$12,142
• Taxable loss: −$7,021
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $1,925/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 — 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 $417,390 BRIGHT MLS