11495 A Maryland Point Rd · Fairview Beach, VA 20662

$110,000

2 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 38 Days on market

Built 1910 3.98 ac lot $75/sqft · 72% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Beautiful wooded lot with 1 perc. possibility of an additional perc, entrances on Smith Point & Maryland Road. plat on file, in RPD but can be taken out, approved for 1 building site as of right now.

Key facts

• Deep well
• Concrete block
• 3.98 acre lot

Tags

• 3.98 ACRE LOT
• CONCRETE BLOCK
• DEEP WELL

Property features AI

Finance

• Other: Fee simple ownership; Finished above-grade area per assessor: 1,460

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system
• Home design: Detached structure; Frame construction
• Construction: Frame construction; Crawl space foundation; Above-grade and below-grade structures noted
• Exterior features: Tidal water: no

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Window air conditioning units; Other type heating; Electric hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

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 $4k of equity ($761 loan paydown + $3k appreciation (2.6% local appreciation)).
• Charles County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 1.67% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.57%
• DSCR: 2.09
• GRM: 5.0

CMA / ARV

• ARV (median comp): $386,145
• List price: $110,000
• Delta: -71.51%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2930 Starry Night Pl	0.56mi	3/2.0 (+1)	1,288 (-12%)	9mo	$379,900	$295	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 30.0%
• Equity multiple: 2.67×
• Total profit: $51,483
• Equity at exit: $47,334

10-year hold

• IRR: 30.8%
• Equity multiple: 5.21×
• Total profit: $129,613
• Equity at exit: $71,336

Cash invested: $30,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$199 /mo · $2,391/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $631

Break-even live

Break-even rent $1,040

Max offer price $110,000

Occupancy floor 61%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $110,000 Active 38 DOM
2. 2026-06-17
   days on market $110,000 Active 37 DOM
3. 2026-06-16
   days on market $110,000 Active 36 DOM
4. 2026-06-15
   days on market $110,000 Active 35 DOM
5. 2026-06-13
   days on market $110,000 Active 33 DOM
6. 2026-06-09
   days on market $110,000 Active 29 DOM
7. 2026-06-08
   days on market $110,000 Active 28 DOM
8. 2026-06-07
   days on market $110,000 Active 27 DOM
9. 2026-06-04
   days on market $110,000 Active 24 DOM
10. 2026-06-03
    days on market $110,000 Active 23 DOM
11. 2026-06-02
    days on market $110,000 Active 22 DOM
12. 2026-06-01
    days on market $110,000 Active 21 DOM
13. 2026-05-31
    days on market $110,000 Active 20 DOM
14. 2026-05-11
    listed $110,000 Active 630-char remark
15. 2016-05-31
    historical 205-char remark

    Show marketing remark (205 chars)

    Beautiful wooded lot with 1 perc. possibility of an additional perc, entrances on Smith Point & Maryland Road. plat on file, in RPD but can be taken out, approved for 1 building site as of right now.

16. 2016-05-31
    soldstatus $65,000 Sold 205-char remark

    Show marketing remark (205 chars)

    Beautiful wooded lot with 1 perc. possibility of an additional perc, entrances on Smith Point & Maryland Road. plat on file, in RPD but can be taken out, approved for 1 building site as of right now.

17. 2016-05-31
    soldstatus $65,000

    Show marketing remark (205 chars)

    Beautiful wooded lot with 1 perc. possibility of an additional perc, entrances on Smith Point & Maryland Road. plat on file, in RPD but can be taken out, approved for 1 building site as of right now.

18. 2016-04-01
    status Contingent (No Kick Out) 205-char remark

    Show marketing remark (205 chars)

    Beautiful wooded lot with 1 perc. possibility of an additional perc, entrances on Smith Point & Maryland Road. plat on file, in RPD but can be taken out, approved for 1 building site as of right now.

19. 2015-06-08
    listed $79,900 Active 205-char remark

    Show marketing remark (205 chars)

    Beautiful wooded lot with 1 perc. possibility of an additional perc, entrances on Smith Point & Maryland Road. plat on file, in RPD but can be taken out, approved for 1 building site as of right now.

20. 2014-05-06
    historical Expired
21. 2014-05-06
    historical
22. 2013-05-09
    listed Active
23. 2013-05-08
    historical
24. 2013-05-08
    listed $99,000
25. 2013-05-08
    historical
26. 2012-07-20
    price
27. 2011-07-27
    status Active
28. 2011-07-27
    historical Expired
29. 2011-07-26
    listed Active
30. 2011-07-26
    listed $119,000
31. 1986-12-30
    soldstatus $30,000
32. 1982-09-15
    soldstatus $15,000

ⓘ 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: $2,391 · $199/mo
• Projected year-2 tax: $2,391 · $199/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 5/10 Major
• 🌡 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: $22,064
• − Mortgage interest: −$6,162
• − Property taxes: −$2,391
• − Insurance: −$550
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$3,200
• Taxable income: $6,231
• Est. tax owed @ 24.0%: −$1,496
• After-tax cash flow: $6,072/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

+633.3% since first listed

19 events — show timeline

• 2026-05-11 Listed $110,000 BRIGHT MLS
• 2016-05-31 Delisted — MRIS
• 2016-05-31 Sold (MLS) $65,000 BRIGHT MLS
• 2016-05-31 Sold (MLS) $65,000 MRIS
• 2016-04-01 Pending — MRIS
• 2015-06-08 Listed $79,900 MRIS
• 2014-05-06 Delisted — MRIS
• 2014-05-06 Listing Removed — BRIGHT MLS
• 2013-05-09 Listed — MRIS
• 2013-05-08 Delisted — MRIS
• 2013-05-08 Listing Removed — BRIGHT MLS
• 2013-05-08 Listed $99,000 BRIGHT MLS
• 2012-07-20 Price Changed — MRIS
• 2011-07-27 Relisted — MRIS
• 2011-07-27 Delisted — MRIS
• 2011-07-26 Listed — MRIS
• 2011-07-26 Listed $119,000 BRIGHT MLS
• 1986-12-30 Sold (Public Records) $30,000 Public Records
• 1982-09-15 Sold (Public Records) $15,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,391 · +7.3% YoY. Source: county tax records.