9310 Slidell Pl · La Plata, MD 20646

$150,000

2 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 100 Days on market

Built 1966 1.00 ac lot $84/sqft · 67% 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
• Livability +3.7/5.0
• 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

LOCATION, LOCATION, LOCATION!!! This home is in the heart of Charles County. Central to major high ways, shopping, and entertainment. This ranch style home can either be rehabbed by a savvy investor, or torn down and completely rebuilt to suit your needs. Don't let this opportunity pass you by. Sold as is where is. Enter at your own risk. Priced to sell!!!

Key facts

• Entertainment
• Shopping
• 1 acre lot

Tags

• CENTRAL TO MAJOR HIGH WAYS
• SHOPPING
• ENTERTAINMENT
• REHABBED BY A SAVVY INVESTOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $49k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.06% ✓
• Cap rate: 16.58%
• Cash-on-cash: 36.75%
• DSCR: 2.64
• GRM: 4.0

CMA / ARV

• ARV (median comp): $452,691
• List price: $150,000
• Delta: -66.86%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7575 Dolly Dr	0.75mi	3/2.0 (+1)	1,712 (-4%)	6mo	$450,000	$263	44
8345 Ardene Ln	0.47mi	3/2.5 (+1)	1,708 (-5%)	20mo	$467,000	$273	42
9180 Preference Dr	0.56mi	3/3.0 (+1)	2,050 (+14%)	17mo	$500,000	$244	23

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: 32.6%
• Equity multiple: 2.37×
• Total profit: $57,734
• Equity at exit: $22,365

10-year hold

• IRR: 39.7%
• Equity multiple: 4.72×
• Total profit: $156,248
• Equity at exit: $12,969

Cash invested: $42,000 (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: 4.0×

Monthly cashflow live

• Estimated rent: $3,092 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$307 /mo · $3,686/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $1,286

Break-even live

Break-even rent $1,464

Max offer price $150,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,371	-5% $1,329	+0% $1,286	+5% $1,244	+10% $1,201
Rent	-10% $1,042	-5% $1,164	+0% $1,286	+5% $1,408	+10% $1,530
Rate	-1.0pp $1,362	-0.5pp $1,324	base $1,286	+0.5pp $1,247	+1.0pp $1,208

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Gallop Dr La Plata, MD	3.0	2.5	2179	$3,200	$1.47	44d	1	1.35mi
55 Derby Dr La Plata, MD	3.0	3.5	1670	$2,995	$1.79	44d	1	1.37mi

Listing history 26 events

1. 2026-06-18
   days on market $150,000 Active 100 DOM
2. 2026-06-17
   days on market $150,000 Active 99 DOM
3. 2026-06-16
   days on market $150,000 Active 98 DOM
4. 2026-06-15
   days on market $150,000 Active 97 DOM
5. 2026-06-13
   days on market $150,000 Active 95 DOM
6. 2026-06-10
   days on market $150,000 Active 91 DOM
7. 2026-06-08
   days on market $150,000 Active 90 DOM
8. 2026-06-07
   days on market $150,000 Active 89 DOM
9. 2026-06-04
   days on market $150,000 Active 86 DOM
10. 2026-06-03
    days on market $150,000 Active 85 DOM
11. 2026-06-02
    days on market $150,000 Active 84 DOM
12. 2026-06-01
    days on market $150,000 Active 83 DOM
13. 2026-05-31
    days on market $150,000 Active 82 DOM
14. 2026-03-27
    price $150,000 359-char remark

    Show marketing remark (359 chars)

    LOCATION, LOCATION, LOCATION!!! This home is in the heart of Charles County. Central to major high ways, shopping, and entertainment. This ranch style home can either be rehabbed by a savvy investor, or torn down and completely rebuilt to suit your needs. Don't let this opportunity pass you by. Sold as is where is. Enter at your own risk. Priced to sell!!!

15. 2026-03-10
    listed $199,000 Active 359-char remark

    Show marketing remark (359 chars)

    LOCATION, LOCATION, LOCATION!!! This home is in the heart of Charles County. Central to major high ways, shopping, and entertainment. This ranch style home can either be rehabbed by a savvy investor, or torn down and completely rebuilt to suit your needs. Don't let this opportunity pass you by. Sold as is where is. Enter at your own risk. Priced to sell!!!

16. 2026-01-31
    historical
17. 2025-10-15
    status Active
18. 2025-09-18
    historical Active Under Contract
19. 2025-08-02
    listed $199,000 Active
20. 2022-08-12
    historical
21. 2022-05-18
    listed $225,000 Active
22. 2005-06-06
    soldstatus $227,000
23. 2005-05-13
    soldstatus $227,000
24. 2005-04-23
    historical
25. 2004-12-03
    listed $239,900
26. 1992-02-27
    soldstatus $40,000

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

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $3,686 · $307/mo
• Projected year-2 tax: $3,686 · $307/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe

Taxation est. · year 1

• Rental income: $37,101
• − Mortgage interest: −$8,402
• − Property taxes: −$3,686
• − Insurance: −$750
• − Repairs & maintenance: −$2,968
• − Management: −$2,968
• − Depreciation: −$4,364
• Taxable income: $13,963
• Est. tax owed @ 24.0%: −$3,351
• After-tax cash flow: $12,084/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

• 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

+275.0% since first listed

13 events — show timeline

• 2026-03-27 Price Changed $150,000 BRIGHT MLS
• 2026-03-10 Listed $199,000 BRIGHT MLS
• 2026-01-31 Listing Removed — BRIGHT MLS
• 2025-10-15 Relisted — BRIGHT MLS
• 2025-09-18 Contingent — BRIGHT MLS
• 2025-08-02 Listed $199,000 BRIGHT MLS
• 2022-08-12 Listing Removed — BRIGHT MLS
• 2022-05-18 Listed $225,000 BRIGHT MLS
• 2005-06-06 Sold (Public Records) $227,000 Public Records
• 2005-05-13 Sold (MLS) $227,000 MRIS
• 2005-04-23 Delisted — MRIS
• 2004-12-03 Listed $239,900 MRIS
• 1992-02-27 Sold (Public Records) $40,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,686 · +4.2% YoY. Source: county tax records.