216 Soft Rush Ln · La Plata, MD 20646

$417,390

4 bd · 3.5 ba · 1,889 sqft · Townhouse · 20 Days on market

Built 2026 2,835 sqft lot $221/sqft · at area comps Est $412k · 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 +6.9/15.0
• 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 MLS

The Adams town home 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! June Delivery! Tour Today!

Key facts

• Quartz countertops
• Recessed lighting
• Smart home features

Tags

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

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

• It's been on market 20 days — a 2% lower offer ($411k) is reasonable based on typical stale-listing flexibility.

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 (median comp): $411,845
• List price: $417,390
• Delta: 1.35%
• 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
228 Soft Rush Ln	0.04mi	4/3.5	1,889 (0%)	2mo	$399,990	$212	97
230 Soft Rush Ln	0.04mi	4/3.5	1,889 (0%)	2mo	$399,990	$212	97
426 Whirl Ln	0.05mi	4/3.5	1,889 (0%)	3mo	$396,115	$210	95
436 Whirl Ln	0.06mi	4/3.5	1,889 (0%)	3mo	$399,990	$212	95
446 Whirl Ln	0.06mi	4/3.5	1,889 (0%)	3mo	$409,990	$217	95
242 Soft Rush Ln	0.06mi	4/3.5	1,889 (0%)	3mo	$389,990	$206	95
444 Whirl Ln	0.06mi	4/3.5	1,889 (0%)	3mo	$399,990	$212	95
226 Soft Rush Ln	0.03mi	3/3.5 (-1)	2,020 (+7%)	1mo	$445,990	$221	81
442 Whirl Ln	0.06mi	3/3.5 (-1)	2,020 (+7%)	0mo	$424,990	$210	80
438 Whirl Ln	0.06mi	3/3.5 (-1)	2,020 (+7%)	2mo	$429,990	$213	79
430 Whirl Ln	0.06mi	3/3.5 (-1)	2,020 (+7%)	3mo	$434,990	$215	78
424 Whirl Ln	0.05mi	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 2 events

1. 2026-05-05
   status Pending 721-char remark

   Show marketing remark (721 chars)

   The Adams town home 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! June Delivery! Tour Today!

2. 2026-04-15
   listed $417,390 Active 721-char remark

   Show marketing remark (721 chars)

   The Adams town home 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! June Delivery! Tour Today!

ⓘ 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

2 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-15 Listed $417,390 BRIGHT MLS