12643 Rousby Hall Rd · Drum Point, MD 20657

$370,000

4 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 29 Days on market

Built 1980 0.46 ac lot Est $368k · at est. $25/mo HOA · 1% 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 +14.8/30.0
• ARV discount +7.3/15.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Updated 4 Bed, 2 Bath Rambler. Freshly painted with New kitchen cabinets with granite counter tops with deep double bowl stainless steel sink and coffee station , New stainless steel appliances, New washer and dryer New laminate water proof flooring in Dining room, kitchen, hallway, and 3 bedrooms. owners bathroom has had a complete make over. Hall bath has new vanity, toilet and flooring. Enjoy evenings out back in your private Oasis Fenced in yard with large deck and a 14 x 14 pergola . with built in flower boxes and extensive landscaping. A 24 foot diameter above ground pool with salt water system. Professionally maintained yard. Community offers a private beach , dock/pier and water access. .. .. .. . Please abide by the CDC Covid-19 Guidelines when viewing this home. Mask up, use hand sanitizer provided Thank you.

Key facts

• Flat backyard
• Major updates
• Single-level living

Tags

• FLAT BACKYARD
• OPEN KITCHEN
• PAVER PATIO
• MAJOR UPDATES
• SINGLE-LEVEL LIVING

Property features AI

Finance

• Other: Lease not considered
• Financial info: Property assessed values reported (land and improvement amounts available)
• HOA & community: HOA fee $300 annually

Exterior

• Parking: Driveway
• Utilities: Well water source; Holding tank sewer
• Home design: Detached property; Finished area above grade reported as 1,728 by assessor; Fee simple ownership
• Construction: Crawl space foundation; Other structures above and below grade; Year built reported by assessor
• Exterior features: Located outside city limits

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump(s) heating; Electric heating fuel; Electric hot water; Cooling listed as other with electric fuel
• Interior features: No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $340k (8.2% below list).
• Recommended offer: $340k (8.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#286 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Calvert County Public Schools (rural): math 23% / reading 44% proficiency, ranked #5 of 24 in MD (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Dowell Elementary (math 15% / reading 18%, grade F, #433 of 860 statewide, top 51%, 585 students, 42% FRL); Mill Creek Middle (math 12% / reading 37%, grade F, #108 of 225 statewide, top 50%, 446 students, 42% FRL); Patuxent High (math 52% / reading 81%, grade B, #53 of 222 statewide, top 24%, 1,029 students, 34% FRL) — zoned schools average 39% FRL vs 19% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 177 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 101 units permitted in Calvert County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $317k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $339,788 (8.2% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.92% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $368,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Clubhouse Dr	0.25mi	4/2.5	1,750 (+1%)	8mo	$340,000	$194	77
235 Calvert Dr	0.19mi	3/4.0 (-1)	1,728 (0%)	11mo	$375,000	$217	69
256 Frontier Trl	0.47mi	3/2.0 (-1)	1,680 (-3%)	4mo	$355,000	$211	66
12618 Corral Dr	0.16mi	3/3.0 (-1)	1,852 (+7%)	12mo	$405,000	$219	62
312 Clubhouse Dr	0.19mi	3/2.0 (-1)	1,545 (-11%)	9mo	$359,900	$233	61
334 Longhorn Cir	0.42mi	3/3.0 (-1)	1,897 (+10%)	1mo	$399,900	$211	54
440 Tumbleweed Trl	0.73mi	4/2.5	1,780 (+3%)	8mo	$380,000	$213	52
12543 Calyx Rd	0.67mi	3/2.5 (-1)	1,808 (+5%)	12mo	$400,000	$221	44
12581 Catalina Dr	0.62mi	3/2.0 (-1)	1,600 (-7%)	14mo	$335,000	$209	42
12840 Eagle Dr	0.71mi	4/2.0	1,850 (+7%)	16mo	$345,000	$186	41
288 Elkins Ln	0.74mi	3/2.0 (-1)	1,928 (+12%)	4mo	$610,000	$316	38
12468 Sagebrush Dr	0.66mi	3/2.0 (-1)	1,946 (+13%)	11mo	$259,000	$133	34

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-53,371
• Equity at exit: $55,168

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-37,811
• Equity at exit: $31,991

Cash invested: $103,600 (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 20657

• Home prices YoY: -7.1%
• Active inventory: 177
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,398 medium
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$25
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $102

Break-even live

Break-even rent $3,268

Max offer price $370,000

Occupancy floor 92%

Sensitivity live

Price	-10% $358	-5% $230	+0% $102	+5% $-26	+10% $-153
Rent	-10% $-166	-5% $-32	+0% $102	+5% $237	+10% $371
Rate	-1.0pp $289	-0.5pp $196	base $102	+0.5pp $6	+1.0pp $-91

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12433 Cree Ln Lusby, MD	3.0	2.0	1448	$1,850	$1.28	45d	1	0.53mi
12627 Hilltop Rd Lusby, MD	3.0	2.0	1108	$2,400	$2.17	18d	1	0.73mi
12995 Barreda Blvd Unit 1520893P Lusby, MD	4.0	3.0	1991	$8,400	$4.22	24d	1	1.00mi
12443 San Jose Ln Lusby, MD	3.0	3.0	1164	$2,350	$2.02	24d	1	1.21mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: waterlandscapingpool

Listing history 29 events

1. 2026-06-21
   days on market $370,000 Active 29 DOM
2. 2026-06-18
   days on market $370,000 Active 26 DOM
3. 2026-06-17
   days on market $370,000 Active 25 DOM
4. 2026-06-16
   days on market $370,000 Active 24 DOM
5. 2026-06-15
   days on market $370,000 Active 23 DOM
6. 2026-06-13
   days on market $370,000 Active 21 DOM
7. 2026-06-09
   days on market $370,000 Active 17 DOM
8. 2026-06-08
   days on market $370,000 Active 16 DOM
9. 2026-06-07
   days on market $370,000 Active 15 DOM
10. 2026-06-04
    days on market $370,000 Active 12 DOM
11. 2026-06-03
    days on market $370,000 Active 11 DOM
12. 2026-06-02
    days on market $370,000 Active 10 DOM
13. 2026-06-01
    days on market $370,000 Active 9 DOM
14. 2026-05-31
    days on market $370,000 Active 8 DOM
15. 2026-05-25
    status Active
16. 2026-04-09
    historical
17. 2026-03-12
    historical Active Under Contract
18. 2026-03-10
    listed $370,000 Active
19. 2021-07-20
    soldstatus $317,000
20. 2021-06-21
    soldstatus $317,000 Closed 861-char remark

    Show marketing remark (861 chars)

    Beautifully Updated 4 Bed, 2 Bath Rambler. Freshly painted with New kitchen cabinets with granite counter tops with deep double bowl stainless steel sink and coffee station , New stainless steel appliances, New washer and dryer New laminate water proof flooring in Dining room, kitchen, hallway, and 3 bedrooms. owners bathroom has had a complete make over. Hall bath has new vanity, toilet and flooring. Enjoy evenings out back in your private Oasis Fenced in yard with large deck and a 14 x 14 pergola . with built in flower boxes and extensive landscaping. A 24 foot diameter above ground pool with salt water system. Professionally maintained yard. Community offers a private beach , dock/pier and water access. .. .. .. . Please abide by the CDC Covid-19 Guidelines when viewing this home. Mask up, use hand sanitizer provided Thank you.

21. 2021-05-21
    historical Active Under Contract 861-char remark

    Show marketing remark (861 chars)

    Beautifully Updated 4 Bed, 2 Bath Rambler. Freshly painted with New kitchen cabinets with granite counter tops with deep double bowl stainless steel sink and coffee station , New stainless steel appliances, New washer and dryer New laminate water proof flooring in Dining room, kitchen, hallway, and 3 bedrooms. owners bathroom has had a complete make over. Hall bath has new vanity, toilet and flooring. Enjoy evenings out back in your private Oasis Fenced in yard with large deck and a 14 x 14 pergola . with built in flower boxes and extensive landscaping. A 24 foot diameter above ground pool with salt water system. Professionally maintained yard. Community offers a private beach , dock/pier and water access. .. .. .. . Please abide by the CDC Covid-19 Guidelines when viewing this home. Mask up, use hand sanitizer provided Thank you.

22. 2021-05-17
    price $309,990 861-char remark

    Show marketing remark (861 chars)

    Beautifully Updated 4 Bed, 2 Bath Rambler. Freshly painted with New kitchen cabinets with granite counter tops with deep double bowl stainless steel sink and coffee station , New stainless steel appliances, New washer and dryer New laminate water proof flooring in Dining room, kitchen, hallway, and 3 bedrooms. owners bathroom has had a complete make over. Hall bath has new vanity, toilet and flooring. Enjoy evenings out back in your private Oasis Fenced in yard with large deck and a 14 x 14 pergola . with built in flower boxes and extensive landscaping. A 24 foot diameter above ground pool with salt water system. Professionally maintained yard. Community offers a private beach , dock/pier and water access. .. .. .. . Please abide by the CDC Covid-19 Guidelines when viewing this home. Mask up, use hand sanitizer provided Thank you.

23. 2021-04-30
    price $319,000 861-char remark

    Show marketing remark (861 chars)

    Beautifully Updated 4 Bed, 2 Bath Rambler. Freshly painted with New kitchen cabinets with granite counter tops with deep double bowl stainless steel sink and coffee station , New stainless steel appliances, New washer and dryer New laminate water proof flooring in Dining room, kitchen, hallway, and 3 bedrooms. owners bathroom has had a complete make over. Hall bath has new vanity, toilet and flooring. Enjoy evenings out back in your private Oasis Fenced in yard with large deck and a 14 x 14 pergola . with built in flower boxes and extensive landscaping. A 24 foot diameter above ground pool with salt water system. Professionally maintained yard. Community offers a private beach , dock/pier and water access. .. .. .. . Please abide by the CDC Covid-19 Guidelines when viewing this home. Mask up, use hand sanitizer provided Thank you.

24. 2021-03-30
    listed $329,000 Active 861-char remark

    Show marketing remark (861 chars)

    Beautifully Updated 4 Bed, 2 Bath Rambler. Freshly painted with New kitchen cabinets with granite counter tops with deep double bowl stainless steel sink and coffee station , New stainless steel appliances, New washer and dryer New laminate water proof flooring in Dining room, kitchen, hallway, and 3 bedrooms. owners bathroom has had a complete make over. Hall bath has new vanity, toilet and flooring. Enjoy evenings out back in your private Oasis Fenced in yard with large deck and a 14 x 14 pergola . with built in flower boxes and extensive landscaping. A 24 foot diameter above ground pool with salt water system. Professionally maintained yard. Community offers a private beach , dock/pier and water access. .. .. .. . Please abide by the CDC Covid-19 Guidelines when viewing this home. Mask up, use hand sanitizer provided Thank you.

25. 2007-09-10
    soldstatus $265,400
26. 2007-08-31
    soldstatus $265,400 390-char remark

    Show marketing remark (390 chars)

    JUST TURN THE KEY! THIS COZY 4 BR 2 BA HOME IS READY FOR YOU NOW! CONVENIENTLY LOCATED TO PAX NAVAL BASE, AND CLOSE TO SHOPPING AND SCHOOLS. THIS CHARMING HOME OFFERS UPDATED APPLIANCES, A HUGE FAMILY ROOM, FRESH PAINT AND CEILING FANS IN EVERYROOM. ENJOY THE FULLY FENCED, LEVEL BACKYARD FROM YOUR ROOMY DECK! SELLERS OFFERING $7K IN CLOSING HELP/DECORATORS ALLOWANCE. HURRY IT WON'T LAST!

27. 2007-08-14
    historical 390-char remark

    Show marketing remark (390 chars)

    JUST TURN THE KEY! THIS COZY 4 BR 2 BA HOME IS READY FOR YOU NOW! CONVENIENTLY LOCATED TO PAX NAVAL BASE, AND CLOSE TO SHOPPING AND SCHOOLS. THIS CHARMING HOME OFFERS UPDATED APPLIANCES, A HUGE FAMILY ROOM, FRESH PAINT AND CEILING FANS IN EVERYROOM. ENJOY THE FULLY FENCED, LEVEL BACKYARD FROM YOUR ROOMY DECK! SELLERS OFFERING $7K IN CLOSING HELP/DECORATORS ALLOWANCE. HURRY IT WON'T LAST!

28. 2007-04-01
    listed $259,000 390-char remark

    Show marketing remark (390 chars)

    JUST TURN THE KEY! THIS COZY 4 BR 2 BA HOME IS READY FOR YOU NOW! CONVENIENTLY LOCATED TO PAX NAVAL BASE, AND CLOSE TO SHOPPING AND SCHOOLS. THIS CHARMING HOME OFFERS UPDATED APPLIANCES, A HUGE FAMILY ROOM, FRESH PAINT AND CEILING FANS IN EVERYROOM. ENJOY THE FULLY FENCED, LEVEL BACKYARD FROM YOUR ROOMY DECK! SELLERS OFFERING $7K IN CLOSING HELP/DECORATORS ALLOWANCE. HURRY IT WON'T LAST!

29. 1991-05-31
    soldstatus $95,000

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,775
• − Mortgage interest: −$20,726
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,262
• − Management: −$3,262
• − HOA: −$300
• − Depreciation: −$10,764
• Taxable loss: −$4,939
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $2,413/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: Calvert County Public Schools
• NCES district ID: 2400150
• Math proficiency: 23% ▼ -29.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $94,392
• Composite: 33.27/100
• National rank: #5511
• State rank: #5 of 24 in MD

Livability — Drum Point

• Score: 64/100
• State rank: #286
• US rank: #14756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drum Point, MD
• County: Calvert County · 33,451 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 20,699
• Household income: $115,748
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 136.0

Population outlook (Calvert County) Hauer SSP2

• Today (2025): 94,825 people
• By 2030: 96,197 · +1.4%
• By 2040: 96,954 · +2.2%
• By 2050: 94,628 · -0.2%
• By 2075: 91,576 · -3.4%
• By 2100: 83,431 · -12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Calvert

• 2024 margin: R (+11.0) · D 43.5% · R 54.5% · Other 2.0%
• 2008→2024 swing: -4.6pp toward R · 2008: -6.3pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+5.6 2016: R+18.4 2012: R+8.2 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.88%
• Current HPI: 274.4909
• Rent YoY: —
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+289.5% since first listed

15 events — show timeline

• 2026-05-25 Relisted — BRIGHT MLS
• 2026-04-09 Listing Removed — BRIGHT MLS
• 2026-03-12 Contingent — BRIGHT MLS
• 2026-03-10 Listed $370,000 BRIGHT MLS
• 2021-07-20 Sold (Public Records) $317,000 Public Records
• 2021-06-21 Sold (MLS) $317,000 BRIGHT MLS
• 2021-05-21 Contingent — BRIGHT MLS
• 2021-05-17 Price Changed $309,990 BRIGHT MLS
• 2021-04-30 Price Changed $319,000 BRIGHT MLS
• 2021-03-30 Listed $329,000 BRIGHT MLS
• 2007-09-10 Sold (Public Records) $265,400 Public Records
• 2007-08-31 Sold (MLS) $265,400 MRIS
• 2007-08-14 Delisted — MRIS
• 2007-04-01 Listed $259,000 MRIS
• 1991-05-31 Sold (Public Records) $95,000 Public Records

Property tax history

-10.6%/yr

Latest (2025): $397 · +1.3% YoY. Source: county tax records.