3255 Naomi Pl · Fairview Beach, VA 20662

$295,000

4 bd · 2.0 ba · 2,201 sqft · SingleFamily public records · 29 Days on market

Built 1964 3.10 ac lot $134/sqft · 36% below area Est $464k · 36% under ↓ 12% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +6.5/30.0
• Appreciation +6.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0

Listing remarks MLS

* * Price Improvement * * This 4-bedroom, 2-bath rambler was expanded and renovated in 1994, offering over 2,200 sq. ft. of living space. The home is ready for your updates and vision, featuring a spacious floor plan, two decks for outdoor living, and more than 3 acres of level property. With a solid structure and plenty of potential, a little TLC and sweat equity could truly enhance this property and bring out its best. Motivated sellers—don’t miss this excellent opportunity for investors, contractors, or buyers ready to transform a home and create lasting value.

Key facts

• Two decks
• More than 3 acres
• Solid structure

Tags

• EXPANDED AND RENOVATED
• TWO DECKS
• MORE THAN 3 ACRES
• SOLID STRUCTURE
• PLENTY OF POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-494 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (31.5% below list).
• Recommended offer: $202k (31.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#514 in VA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, health & safety B+; Watch: cost of living C-, schools F, 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: 1,542 units permitted in Charles County in 2024 (516 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (2.6% local appreciation)).
• Charles County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $65k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $202,039 (31.5% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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: 0.68% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.17%
• DSCR: 0.68
• GRM: 12.2

CMA / ARV

• ARV (median comp): $463,568
• List price: $295,000
• Delta: -32.05%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

2.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-1,210
• Equity at exit: $126,942

10-year hold

• IRR: 3.8%
• Equity multiple: 1.56×
• Total profit: $46,655
• Equity at exit: $191,311

Cash invested: $82,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 20662

• Home prices YoY: 1.0%
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,020 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$420 /mo · $5,040/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-494

Break-even live

Break-even rent $2,645

Max offer price $207,771

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-410	+0% $-494	+5% $-577	+10% $-661
Rent	-10% $-653	-5% $-574	+0% $-494	+5% $-414	+10% $-334
Rate	-1.0pp $-345	-0.5pp $-419	base $-494	+0.5pp $-570	+1.0pp $-648

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $295,000 Active 29 DOM
2. 2026-06-17
   days on market $295,000 Active 28 DOM
3. 2026-06-16
   days on market $295,000 Active 27 DOM
4. 2026-06-15
   days on market $295,000 Active 26 DOM
5. 2026-06-13
   days on market $295,000 Active 24 DOM
6. 2026-06-09
   days on market $295,000 Active 20 DOM
7. 2026-06-08
   days on market $295,000 Active 19 DOM
8. 2026-06-07
   days on market $295,000 Active 18 DOM
9. 2026-06-04
   days on market $295,000 Active 15 DOM
10. 2026-06-03
    days on market $295,000 Active 14 DOM
11. 2026-06-02
    days on market $295,000 Active 13 DOM
12. 2026-06-01
    days on market $295,000 Active 12 DOM
13. 2026-05-31
    days on market $295,000 Active 11 DOM
14. 2026-04-06
    price $315,000 585-char remark

    Show marketing remark (585 chars)

    * * Price Improvement * * This 4-bedroom, 2-bath rambler was expanded and renovated in 1994, offering over 2,200 sq. ft. of living space. The home is ready for your updates and vision, featuring a spacious floor plan, two decks for outdoor living, and more than 3 acres of level property. With a solid structure and plenty of potential, a little TLC and sweat equity could truly enhance this property and bring out its best. Motivated sellers—don’t miss this excellent opportunity for investors, contractors, or buyers ready to transform a home and create lasting value.

15. 2026-04-05
    status Active 585-char remark

    Show marketing remark (585 chars)

    * * Price Improvement * * This 4-bedroom, 2-bath rambler was expanded and renovated in 1994, offering over 2,200 sq. ft. of living space. The home is ready for your updates and vision, featuring a spacious floor plan, two decks for outdoor living, and more than 3 acres of level property. With a solid structure and plenty of potential, a little TLC and sweat equity could truly enhance this property and bring out its best. Motivated sellers—don’t miss this excellent opportunity for investors, contractors, or buyers ready to transform a home and create lasting value.

16. 2026-04-03
    historical 585-char remark

    Show marketing remark (585 chars)

    * * Price Improvement * * This 4-bedroom, 2-bath rambler was expanded and renovated in 1994, offering over 2,200 sq. ft. of living space. The home is ready for your updates and vision, featuring a spacious floor plan, two decks for outdoor living, and more than 3 acres of level property. With a solid structure and plenty of potential, a little TLC and sweat equity could truly enhance this property and bring out its best. Motivated sellers—don’t miss this excellent opportunity for investors, contractors, or buyers ready to transform a home and create lasting value.

17. 2026-03-23
    status Active 585-char remark

    Show marketing remark (585 chars)

    * * Price Improvement * * This 4-bedroom, 2-bath rambler was expanded and renovated in 1994, offering over 2,200 sq. ft. of living space. The home is ready for your updates and vision, featuring a spacious floor plan, two decks for outdoor living, and more than 3 acres of level property. With a solid structure and plenty of potential, a little TLC and sweat equity could truly enhance this property and bring out its best. Motivated sellers—don’t miss this excellent opportunity for investors, contractors, or buyers ready to transform a home and create lasting value.

18. 2026-03-08
    historical 585-char remark

    Show marketing remark (585 chars)

    * * Price Improvement * * This 4-bedroom, 2-bath rambler was expanded and renovated in 1994, offering over 2,200 sq. ft. of living space. The home is ready for your updates and vision, featuring a spacious floor plan, two decks for outdoor living, and more than 3 acres of level property. With a solid structure and plenty of potential, a little TLC and sweat equity could truly enhance this property and bring out its best. Motivated sellers—don’t miss this excellent opportunity for investors, contractors, or buyers ready to transform a home and create lasting value.

19. 2025-10-25
    price $345,000 585-char remark

    Show marketing remark (585 chars)

    * * Price Improvement * * This 4-bedroom, 2-bath rambler was expanded and renovated in 1994, offering over 2,200 sq. ft. of living space. The home is ready for your updates and vision, featuring a spacious floor plan, two decks for outdoor living, and more than 3 acres of level property. With a solid structure and plenty of potential, a little TLC and sweat equity could truly enhance this property and bring out its best. Motivated sellers—don’t miss this excellent opportunity for investors, contractors, or buyers ready to transform a home and create lasting value.

20. 2025-09-18
    listed $359,900 Active 585-char remark

    Show marketing remark (585 chars)

    * * Price Improvement * * This 4-bedroom, 2-bath rambler was expanded and renovated in 1994, offering over 2,200 sq. ft. of living space. The home is ready for your updates and vision, featuring a spacious floor plan, two decks for outdoor living, and more than 3 acres of level property. With a solid structure and plenty of potential, a little TLC and sweat equity could truly enhance this property and bring out its best. Motivated sellers—don’t miss this excellent opportunity for investors, contractors, or buyers ready to transform a home and create lasting value.

21. 2025-09-12
    historical $359,900 585-char remark

    Show marketing remark (585 chars)

    * * Price Improvement * * This 4-bedroom, 2-bath rambler was expanded and renovated in 1994, offering over 2,200 sq. ft. of living space. The home is ready for your updates and vision, featuring a spacious floor plan, two decks for outdoor living, and more than 3 acres of level property. With a solid structure and plenty of potential, a little TLC and sweat equity could truly enhance this property and bring out its best. Motivated sellers—don’t miss this excellent opportunity for investors, contractors, or buyers ready to transform a home and create lasting value.

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

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $5,040 · $420/mo
• Projected year-2 tax: $5,040 · $420/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $24,245
• − Mortgage interest: −$16,525
• − Property taxes: −$5,040
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$8,582
• Taxable loss: −$11,255
• Est. tax savings @ 24.0%: +$2,701
• After-tax cash flow: $-3,224/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 — Fairview Beach

• Score: 56/100
• State rank: #514
• US rank: #23031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,326

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 61% Black 26% Native American 4% Two or more races 4% Asian 1%
• Common ancestry: Lithuanian 4% Romanian 3% Scottish 2%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · 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: ▲ 2.65%
• Current HPI: 262.0092
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

-12.5% since first listed

8 events — show timeline

• 2026-04-06 Price Changed $315,000 BRIGHT MLS
• 2026-04-05 Relisted — BRIGHT MLS
• 2026-04-03 Listing Removed — BRIGHT MLS
• 2026-03-23 Relisted — BRIGHT MLS
• 2026-03-08 Listing Removed — BRIGHT MLS
• 2025-10-25 Price Changed $345,000 BRIGHT MLS
• 2025-09-18 Listed $359,900 BRIGHT MLS
• 2025-09-12 Coming Soon $359,900 BRIGHT MLS

Property tax history

+4.7%/yr

Latest (2025): $5,040 · +12.9% YoY. Source: county tax records.