1084 Rimrock Rd · Chesapeake Ranch Estates, MD 20657

$276,000

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 7 Days on market

Built 1995 10,815 sqft lot Est $352k · 22% under $52/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own a home in an amenity-filled community! This home will shine like new with a little TLC, like fresh paint, new carpet, and heat pump repair. (currently not working but owner has not had it looked at). Priced to sell and being sold in "AS-IS" Condition. Other than that, the home is in great condition. On the main floor, you have two bedrooms and a full hall bath. There is a generous-sized eat-in kitchen with plenty of table space and a walk out to the large rear deck overlooking a wooded backyard for privacy. The family room is just off the kitchen and is compete with a wood burning fireplace. The lower level is complete with an additional Rec room, laundry

Key facts

• 0.25 acre lot
• 2 parking spots
• Built 1995

Property features AI

Finance

• HOA & community: Annual HOA fee of $622.66

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; On-site septic system; Electric heating and cooling; Electric hot water
• Home design: Detached single-family home; Good condition; Fee simple ownership
• Construction: Brick and vinyl siding exterior; Slab foundation; Above-grade and below-grade structures
• Exterior features: Rear and fully fenced yard (chain link and wood fencing); Backs to trees; No-thru street location

Interior

• Kitchen: Cooktop with downdraft; Electric oven/range; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: Two main-level bedrooms; One lower-level bedroom
• Bathrooms: Two full bathrooms (one on main level, one on lower level)
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Fully finished basement with daylight windows, interior access, outside/rear entrance, connecting stairway and heated living space; Exterior lighting; Mantel fireplace with marble and wood details (1 fireplace)
• Laundry & utility: Washer and dryer; Laundry located on lower floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $12 ($141/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 $237k (14.0% below list).
• Recommended offer: $237k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.7% in Chesapeake Ranch Estates — 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 66/100 on livability (#240 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, crime D+, amenities 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.
• Zoned schools: Patuxent Appeal Elementary Campus (math 8% / reading 17%, grade F, #535 of 860 statewide, top 62%, 712 students, 55% 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 43% FRL vs 19% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 174 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 101 units permitted in Calvert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 79% 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 $237,371 (14.0% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.86% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $351,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12504 Algonquin Trl	0.30mi	3/1.0	1,432 (-3%)	4mo	$315,000	$220	78
1024 Gringo Ln	0.54mi	3/2.5	1,518 (+3%)	4mo	$375,000	$247	60
1049 Golden West Way	0.43mi	3/2.0	1,633 (+11%)	3mo	$329,000	$201	56
1110 El Paso Trl	0.41mi	3/2.0	1,363 (-7%)	15mo	$472,000	$346	52
980 Silverton	0.26mi	3/2.5	1,692 (+15%)	7mo	$370,000	$219	51
12148 Pine Tree Ln	0.41mi	4/2.0 (+1)	1,440 (-2%)	20mo	$350,000	$243	51
1006 Golden West Way	0.34mi	3/2.5	1,344 (-9%)	17mo	$375,000	$279	50
1020 Gringo Ct	0.57mi	3/2.0	1,296 (-12%)	1mo	$363,000	$280	48
12370 Algonquin Trl	0.13mi	2/2.5 (-1)	1,296 (-12%)	20mo	$310,000	$239	46
970 Crystal Rock Rd	0.66mi	3/1.0	1,344 (-9%)	10mo	$315,000	$234	46
12305 Catalina Dr	0.37mi	4/3.0 (+1)	1,569 (+7%)	17mo	$372,500	$237	44
12407 Tahoe Ct	0.69mi	3/2.0	1,326 (-10%)	6mo	$315,000	$238	42

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: $-43,967
• Equity at exit: $41,152

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-37,286
• Equity at exit: $23,863

Cash invested: $77,280 (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: 174
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$1,447
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$115
• HOA: −$52
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $12

Break-even live

Break-even rent $2,359

Max offer price $276,000

Occupancy floor 95%

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: $69,000
• Closing costs: $8,280
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12443 San Jose Ln Lusby, MD	3.0	3.0	1164	$2,350	$2.02	22d	1	0.54mi
915 Crystal Rock Rd Lusby, MD	3.0	2.0	1056	$2,100	$1.99	43d	1	0.65mi
12627 Hilltop Rd Lusby, MD	3.0	2.0	1108	$2,400	$2.17	16d	1	0.84mi
11530 Tomahawk Trl W Lusby, MD	3.0	2.0	1440	$2,550	$1.77	5d	1	1.30mi
12433 Cree Ln Lusby, MD	3.0	2.0	1448	$1,850	$1.28	43d	1	1.34mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 9 events

1. 2026-06-18
   days on market $276,000 Active 7 DOM
2. 2026-06-17
   days on market $276,000 Active 6 DOM
3. 2026-06-16
   statusdays on market $276,000 Active 5 DOM
4. 2026-06-10
   status $276,000 Pending 4 DOM
5. 2026-06-09
   days on market $276,000 Active 4 DOM
6. 2026-06-08
   days on market $276,000 Active 3 DOM
7. 2026-06-07
   statusdays on market $276,000 Active 2 DOM
8. 2026-06-04
   remarks 689-char remark
9. 2026-06-04
   listed $276,000 Coming Soon 1 DOM

ⓘ 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: $2,989 · $249/mo
• Projected year-2 tax: $2,999 · $250/mo
• Expected delta: +$9/yr (+$1/mo · 0.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 79% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,485
• − Mortgage interest: −$15,460
• − Property taxes: −$2,989
• − Insurance: −$1,380
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − HOA: −$624
• − Depreciation: −$8,029
• Taxable loss: −$4,556
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $1,234/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 — Chesapeake Ranch Estates

• Score: 66/100
• State rank: #240
• US rank: #11959

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesapeake Ranch Estates, 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

1 event — show timeline

• 2026-06-03 Coming Soon $276,000 BRIGHT MLS

Property tax history

+5.2%/yr

Latest (2025): $2,989 · +8.6% YoY. Source: county tax records.