13536 Osprey Ln

Solomons, MD 20688

$775,000B-

5 bd · 3.0 ba · 3,638 sqft · Built 2002 · SingleFamily · Active · 2 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $13,651/mo
• Mortgage (P&I): −$4,064
• Tax + insurance: −$1,292
• HOA: −$8
• Vac / Maint / Mgmt: −$2,867
• Net cashflow: $5,420/mo
• Annual: $65,045/yr
• Cap rate: 14.69%
• Cash-on-cash: 29.97%
• DSCR: 2.33
• 1% rule: 1.76%
• Cash to close: $217,000

Investor read

• This is a 5-bed/3.0-bath single-family listed at $775k.
• At list price, monthly cash flow is $5k ($65k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $775k).
• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $7k of equity ($5k loan paydown + $1k appreciation (0.2% local appreciation)).
• Location reads 66/100 on livability (#230 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: schools D, amenities F, commute F.
• 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.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 101 units permitted in Calvert County in 2024 (0 in 5+ unit buildings).
• At projected returns (0.2% appreciation + 3.0% rent growth), your $217k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Cap rate 14.7% vs local median 2.3% in Solomons — 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.

Questions for listing agent

• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.