NORRIS Plan · La Plata, MD 20646

$401,990

3 bd · 2.5 ba · 1,763 sqft · Townhouse · 439 Days on market

Excellent condition ↓ 3% since listing

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Norris, a 3-story townhome by D. R. Horton, presents an open and contemporary layout with 3 bedrooms, 2.5 baths, and a 2-car garage. Boasting 1,763 sq ft of living space, this home seamlessly blends thoughtful design and modern luxury. Standout features include smart home technology from D. R. Horton, a spacious eat-in kitchen with recessed lighting and an expansive island, perfect for both cooking and entertaining. On the upper level, you'll find a private laundry closet and a stylish primary bedroom with a walk-in closet and dual vanities. The lower level includes the 4th bedroom with its own full bath, an entry foyer, and a 2-car garage.

Key facts

• Expansive island
• Walk-in closet
• Recessed lighting

Tags

• SMART HOME TECHNOLOGY
• SPACIOUS EAT-IN KITCHEN
• RECESSED LIGHTING
• EXPANSIVE ISLAND
• PRIVATE LAUNDRY CLOSET
• WALK-IN CLOSET

🏗️ New construction. The $401,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $413,160.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $402k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (21.3% below list).
• Recommended offer: $316k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.7% 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: health & safety C-, amenities F, cost of living 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.
• Zoned schools: Mary H. Matula Elementary School (math 14% / reading 23%, grade F, #393 of 860 statewide, top 46%, 551 students, 36% FRL); Milton M. Somers Middle School (math 15% / reading 36%, grade F, #97 of 225 statewide, top 46%, 666 students, 39% FRL); La Plata High School (math 51% / reading 74%, grade B-, #62 of 222 statewide, top 29%, 1,222 students, 25% FRL).
• Zoned-school proficiency averages 36% at this address vs 21% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Charles County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 282 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $12k 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 439 days — a 12% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Recommended offer $316,318 (21.3% 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. It's been on market 439 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $413,160
• List price: $401,990
• Delta: -2.70%
• 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
220 Soft Rush Ln	0.27mi	4/3.5 (+1)	1,889 (+7%)	1mo	$417,390	$221	66
218 Soft Rush Ln	0.27mi	4/3.5 (+1)	1,889 (+7%)	2mo	$407,990	$216	65
204 Soft Rush Ln	0.27mi	4/3.5 (+1)	1,889 (+7%)	1mo	$399,990	$212	65
206 Soft Rush Ln	0.27mi	4/3.5 (+1)	1,889 (+7%)	1mo	$398,990	$211	65
202 Soft Rush Ln	0.27mi	4/3.5 (+1)	1,889 (+7%)	1mo	$405,000	$214	65
216 Soft Rush Ln	0.27mi	4/3.5 (+1)	1,889 (+7%)	2mo	$409,990	$217	65
434 Whirl Ln	0.22mi	3/3.5	2,020 (+15%)	1mo	$425,990	$211	60
232 Soft Rush Ln	0.23mi	3/3.5	2,020 (+15%)	1mo	$429,990	$213	60
190 Soft Rush Ln	0.27mi	3/3.5	2,020 (+15%)	0mo	$444,990	$220	59
222 Soft Rush Ln	0.27mi	3/3.5	2,020 (+15%)	1mo	$454,390	$225	58
212 Soft Rush Ln	0.27mi	3/3.5	2,020 (+15%)	1mo	$444,000	$220	58
200 Soft Rush Ln	0.27mi	3/3.5	2,020 (+15%)	1mo	$435,000	$215	58

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-89,598
• Equity at exit: $61,604

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-107,051
• Equity at exit: $35,723

Cash invested: $115,685 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 27 under contract
• Months of supply: 1.3 mo (76%/mo absorbed)
• Median asking: $409,990 ($206/sqft)
• Median days on market: 19 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +13.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 20646

• Active inventory: 282
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,163 high
• Mortgage (P&I): −$2,167
• Tax est. 1.5%: −$516 /mo · $6,197/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $-356

Break-even live

Break-even rent $3,614

Max offer price $361,596

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-214	+0% $-356	+5% $-499	+10% $-642
Rent	-10% $-606	-5% $-481	+0% $-356	+5% $-231	+10% $-106
Rate	-1.0pp $-148	-0.5pp $-251	base $-356	+0.5pp $-463	+1.0pp $-572

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: $103,290
• Closing costs: $12,395
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Soft Rush Ln La Plata, MD	3.0	3.5	2061	$3,400	$1.65	67d	1	0.17mi
519 Swift Heron Ave La Plata, MD	4.0	3.5	1900	$3,000	$1.58	35d	1	0.19mi
546 Swift Heron Ave La Plata, MD	4.0	3.5	1889	$3,200	$1.69	3d	1	0.21mi
436 Whirl Ln La Plata, MD	4.0	3.5	1889	$3,300	$1.75	73d	1	0.25mi
436 Whirl Ln La Plata, MD	4.0	3.5	1889	$3,100	$1.64	48d	1	0.25mi
442 Whirl Ln La Plata, MD	3.0	3.5	2020	$3,195	$1.58	10d	1	0.26mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1088	$3,160	$2.90	1d	12	0.45mi
124 Madison St La Plata, MD	2.0	2.0	1268	$2,500	$1.97	93d	1	0.83mi
138 Rosewick Corner Pl La Plata, MD	1.0–3.0	1.0–3.0	1242	$3,565	$2.87	0d	14	0.99mi
5925 Washington Ave La Plata, MD	3.0	1.0	1300	$2,150	$1.65	32d	1	1.02mi
109 Shallow Brook Way La Plata, MD	4.0	2.5	2340	$3,700	$1.58	93d	1	1.26mi
1056 Rye Dr La Plata, MD	4.0	3.5	2336	$2,800	$1.20	38d	1	1.35mi
3908 Glacier Bay Pl White Plains, MD	4.0	2.5	2388	$3,200	$1.34	39d	1	1.38mi
981 Rye Dr La Plata, MD	3.0	3.5	2380	$3,000	$1.26	73d	1	1.49mi

Listing history 50 events

1. 2026-08-06
   days on market $401,990 Active 439 DOM
2. 2026-08-05
   days on market $401,990 Active 438 DOM
3. 2026-08-04
   days on market $401,990 Active 437 DOM
4. 2026-08-03
   days on market $401,990 Active 436 DOM
5. 2026-07-31
   days on market $401,990 Active 433 DOM
6. 2026-07-30
   days on market $401,990 Active 431 DOM
7. 2026-07-28
   days on market $401,990 Active 430 DOM
8. 2026-07-26
   days on market $401,990 Active 428 DOM
9. 2026-07-24
   days on market $401,990 Active 426 DOM
10. 2026-07-23
    days on market $401,990 Active 425 DOM
11. 2026-07-22
    days on market $401,990 Active 424 DOM
12. 2026-07-21
    days on market $401,990 Active 423 DOM
13. 2026-07-20
    days on market $401,990 Active 422 DOM
14. 2026-07-18
    days on market $401,990 Active 420 DOM
15. 2026-07-18
    days on market $401,990 Active 419 DOM
16. 2026-07-16
    days on market $401,990 Active 418 DOM
17. 2026-07-15
    days on market $401,990 Active 417 DOM
18. 2026-07-14
    days on market $401,990 Active 416 DOM
19. 2026-07-13
    days on market $401,990 Active 415 DOM
20. 2026-07-13
    days on market $401,990 Active 414 DOM
21. 2026-07-11
    days on market $401,990 Active 413 DOM
22. 2026-07-10
    days on market $401,990 Active 412 DOM
23. 2026-07-09
    days on market $401,990 Active 411 DOM
24. 2026-07-07
    days on market $401,990 Active 409 DOM
25. 2026-07-06
    days on market $401,990 Active 408 DOM
26. 2026-07-06
    days on market $401,990 Active 407 DOM
27. 2026-07-05
    days on market $401,990 Active 406 DOM
28. 2026-07-03
    days on market $401,990 Active 405 DOM
29. 2026-07-02
    days on market $401,990 Active 404 DOM
30. 2026-07-01
    days on market $401,990 Active 403 DOM
31. 2026-06-30
    days on market $401,990 Active 402 DOM
32. 2026-06-29
    days on market $401,990 Active 401 DOM
33. 2026-06-28
    days on market $401,990 Active 400 DOM
34. 2026-06-27
    days on market $401,990 Active 399 DOM
35. 2026-06-26
    days on market $401,990 Active 398 DOM
36. 2026-06-24
    days on market $401,990 Active 396 DOM
37. 2026-06-22
    days on market $401,990 Active 394 DOM
38. 2026-06-21
    days on market $401,990 Active 393 DOM
39. 2026-06-18
    days on market $401,990 Active 390 DOM
40. 2026-06-17
    days on market $401,990 Active 389 DOM
41. 2026-06-16
    days on market $401,990 Active 388 DOM
42. 2026-06-15
    days on market $401,990 Active 387 DOM
43. 2026-06-13
    days on market $401,990 Active 385 DOM
44. 2026-06-10
    days on market $401,990 Active 381 DOM
45. 2026-06-08
    days on market $401,990 Active 380 DOM
46. 2026-06-07
    days on market $401,990 Active 379 DOM
47. 2026-06-04
    days on market $401,990 Active 376 DOM
48. 2026-06-03
    days on market $401,990 Active 375 DOM
49. 2026-06-02
    days on market $401,990 Active 374 DOM
50. 2026-06-01
    days on market $401,990 Active 373 DOM

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

Taxation est. · year 1

• Rental income: $37,958
• − Mortgage interest: −$23,143
• − Property taxes: −$6,197
• − Insurance: −$2,066
• − Repairs & maintenance: −$3,037
• − Management: −$3,037
• − Depreciation: −$12,019
• Taxable loss: −$11,541
• Est. tax savings @ 24.0%: +$2,770
• After-tax cash flow: $-1,506/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.

Condition & rehab AI · 3 photos

Excellent 95/100 None rehab

This Norris townhome in La Plata, MD, is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑
• Both Smart home technology installation — Smart home features can attract tech-savvy buyers and renters, increasing both value types. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Mary H. Matula Elementary School F MD #393/860 Nat'l #34,688/41,679 Middle Milton M. Somers Middle School F MD #97/225 Nat'l #10,204/14,009 High La Plata High School B- MD #62/222 Nat'l #3,176/17,239

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

B Composite livability gradescore 73/100

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
• County: Charles · 176,616 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 21,601
• Household income: $130,008
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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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

-2.7% since first listed

2 events — show timeline

• 2025-07-03 Price Changed $401,990 Zillow
• 2025-05-24 Listed $412,990 Zillow