3310 Stump Neck Rd · Indian Head, MD 20640

$99,000

3 bd · 1.0 ba · 1,886 sqft · SingleFamily public records · 307 Days on market

Built 1954 0.46 ac lot $52/sqft · 62% below area ↓ 25% since listing

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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 +3.0/5.0
• 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

Calling all investors, great location just outside the N. S. W. C Stump Neck, level lot NO covenant CASH buyers Tax Sq/Ft is incorrect. Sold AS IS /Where IS Buyer to verify square footage

Key facts

• Great location
• Level lot
• Detached building

Tags

• GREAT LOCATION
• LEVEL LOT
• DETACHED BUILDING
• GUEST BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.9% in Indian Head — 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 60/100 on livability (#350 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools D, amenities F, commute 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: 59 active listings in the ZIP; 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $101k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
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: 2.36% ✓
• Cap rate: 20.41%
• Cash-on-cash: 50.43%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $411,792
• List price: $99,000
• Delta: -75.96%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.2%
• Equity multiple: 3.10×
• Total profit: $58,191
• Equity at exit: $14,761

10-year hold

• IRR: 53.8%
• Equity multiple: 6.28×
• Total profit: $146,357
• Equity at exit: $8,560

Cash invested: $27,720 (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 20640

• Home prices YoY: -6.0%
• Active inventory: 59
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $1,165

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 45%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-04
   days on market $99,000 Active 307 DOM
2. 2026-06-03
   days on market $99,000 Active 306 DOM
3. 2026-06-02
   pricedays on market $99,000 Active 305 DOM
4. 2026-04-02
   status Active 188-char remark

   Show marketing remark (188 chars)

   Calling all investors, great location just outside the N. S. W. C Stump Neck, level lot NO covenant CASH buyers Tax Sq/Ft is incorrect. Sold AS IS /Where IS Buyer to verify square footage

5. 2026-03-30
   historical Active Under Contract 188-char remark

   Show marketing remark (188 chars)

   Calling all investors, great location just outside the N. S. W. C Stump Neck, level lot NO covenant CASH buyers Tax Sq/Ft is incorrect. Sold AS IS /Where IS Buyer to verify square footage

6. 2026-03-02
   price $150,000 188-char remark

   Show marketing remark (188 chars)

   Calling all investors, great location just outside the N. S. W. C Stump Neck, level lot NO covenant CASH buyers Tax Sq/Ft is incorrect. Sold AS IS /Where IS Buyer to verify square footage

7. 2025-12-09
   price $165,000 188-char remark

   Show marketing remark (188 chars)

   Calling all investors, great location just outside the N. S. W. C Stump Neck, level lot NO covenant CASH buyers Tax Sq/Ft is incorrect. Sold AS IS /Where IS Buyer to verify square footage

8. 2025-09-24
   price $185,000 188-char remark

   Show marketing remark (188 chars)

   Calling all investors, great location just outside the N. S. W. C Stump Neck, level lot NO covenant CASH buyers Tax Sq/Ft is incorrect. Sold AS IS /Where IS Buyer to verify square footage

9. 2025-09-20
   status Active 188-char remark

   Show marketing remark (188 chars)

   Calling all investors, great location just outside the N. S. W. C Stump Neck, level lot NO covenant CASH buyers Tax Sq/Ft is incorrect. Sold AS IS /Where IS Buyer to verify square footage

10. 2025-08-26
    historical Active Under Contract 188-char remark

    Show marketing remark (188 chars)

    Calling all investors, great location just outside the N. S. W. C Stump Neck, level lot NO covenant CASH buyers Tax Sq/Ft is incorrect. Sold AS IS /Where IS Buyer to verify square footage

11. 2025-06-29
    listed $199,950 Active 188-char remark

    Show marketing remark (188 chars)

    Calling all investors, great location just outside the N. S. W. C Stump Neck, level lot NO covenant CASH buyers Tax Sq/Ft is incorrect. Sold AS IS /Where IS Buyer to verify square footage

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

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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,088
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$2,880
• Taxable income: $13,189
• Est. tax owed @ 24.0%: −$3,165
• After-tax cash flow: $10,814/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 — Indian Head

• Score: 60/100
• State rank: #350
• US rank: #18898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,254

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 0.62)
• Race & ethnicity: Black 51% White 35% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 1% Romanian 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -15.36%
• Current HPI: 238.7767
• 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

-25.0% since first listed

8 events — show timeline

• 2026-04-02 Relisted — BRIGHT MLS
• 2026-03-30 Contingent — BRIGHT MLS
• 2026-03-02 Price Changed $150,000 BRIGHT MLS
• 2025-12-09 Price Changed $165,000 BRIGHT MLS
• 2025-09-24 Price Changed $185,000 BRIGHT MLS
• 2025-09-20 Relisted — BRIGHT MLS
• 2025-08-26 Contingent — BRIGHT MLS
• 2025-06-29 Listed $199,950 BRIGHT MLS

Property tax history

+11.0%/yr

Latest (2025): $6,180 · +18.0% YoY. Source: county tax records.