33 Delta Pl · Potomac Heights, MD 20640

$50,000

1 bd · 1.0 ba · 639 sqft · Townhouse public records · 386 Days on market

Built 1943 $389/mo HOA ↓ 41% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• 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

Price adjustment!! This is a one bedroom and one full bath duplex in Potomac Heights. There is a covered porch on the side of the house with a second entrance door. A shed in the back yard too. This is a cooperative community and buyers need membership approval from the Board of Directors. Pick up a buyers packet from the housing office with all the information needed to apply. The list of approved lenders is included as well as the procedures for purchasing. Monthly operating payment includes water, sewer, trash, property taxes and more. Buyers must have membership approval and lender prequalification letter before submitting an offer. Proof of funds if purchasing with cash. Settlement must occur at Buyer's Title in La Plata, no exceptions.

Key facts

• Covered porch
• Second entrance door
• Shed in back yard

Tags

• COVERED PORCH
• SECOND ENTRANCE DOOR
• SHED IN BACK YARD

🏢 Co-op / cooperative unit. The $50,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $50k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#218 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: housing C-, health & safety C-, schools D-.
• 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; 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 386 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.08% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.27%
• DSCR: 2.75
• GRM: 2.7

CMA / ARV

• ARV (median comp): $87,372
• List price: $50,000
• Delta: -42.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Elder Pl	0.21mi	2/1.0 (+1)	672 (+5%)	7mo	$90,000	$134	71
62 Circle Ave	0.04mi	2/1.0 (+1)	672 (+5%)	16mo	$100,000	$149	71
140 Circle Ave	0.12mi	2/1.0 (+1)	672 (+5%)	14mo	$115,000	$171	69
49 Circle Ave	0.08mi	2/1.0 (+1)	672 (+5%)	18mo	$123,500	$184	67
12 Circle Ave	0.11mi	2/1.0 (+1)	672 (+5%)	20mo	$110,000	$164	65
22 Fairmont Pl	0.27mi	2/1.0 (+1)	672 (+5%)	12mo	$118,000	$176	64
1 Fairmont Pl	0.31mi	2/1.0 (+1)	672 (+5%)	10mo	$95,000	$141	64
15 Greenwood Pl	0.45mi	2/1.0 (+1)	672 (+5%)	5mo	$80,000	$119	62
22 Greenwood Pl	0.45mi	2/1.0 (+1)	672 (+5%)	5mo	$117,000	$174	61
43 Highland Pl	0.46mi	1/1.0	680 (+6%)	9mo	$98,999	$146	61
4 Kenwood Pl	0.35mi	2/1.0 (+1)	672 (+5%)	11mo	$99,000	$147	61

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: 35.8%
• Equity multiple: 2.53×
• Total profit: $21,353
• Equity at exit: $7,455

10-year hold

• IRR: 42.7%
• Equity multiple: 5.09×
• Total profit: $57,290
• Equity at exit: $4,323

Cash invested: $14,000 (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 20640

• Home prices YoY: -6.0%
• Active inventory: 59
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$21
• HOA: −$389
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $458

Break-even live

Break-even rent $960

Max offer price $50,000

Occupancy floor 65%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5120 Indian Head Hwy Indian Head, MD	2.0	1.0	700	$1,550	$2.21	43d	1	0.23mi
4601 Strauss Ave #3 Indian Head, MD	1.0	1.0	733	$1,500	$2.05	4d	1	0.87mi

HOA detail

• Monthly dues: $389 · $4,668/yr
• Likely covers: watersewertrash

Listing history 18 events

1. 2026-06-18
   days on market $50,000 Active 386 DOM
2. 2026-06-17
   days on market $50,000 Active 385 DOM
3. 2026-06-16
   days on market $50,000 Active 384 DOM
4. 2026-06-15
   days on market $50,000 Active 383 DOM
5. 2026-06-13
   days on market $50,000 Active 381 DOM
6. 2026-06-10
   days on market $50,000 Active 377 DOM
7. 2026-06-08
   days on market $50,000 Active 376 DOM
8. 2026-06-07
   days on market $50,000 Active 375 DOM
9. 2026-06-04
   days on market $50,000 Active 372 DOM
10. 2026-06-03
    days on market $50,000 Active 371 DOM
11. 2026-06-02
    days on market $50,000 Active 370 DOM
12. 2026-06-01
    days on market $50,000 Active 369 DOM
13. 2026-05-31
    days on market $50,000 Active 368 DOM
14. 2026-02-13
    status Active 753-char remark

    Show marketing remark (753 chars)

    Price adjustment!! This is a one bedroom and one full bath duplex in Potomac Heights. There is a covered porch on the side of the house with a second entrance door. A shed in the back yard too. This is a cooperative community and buyers need membership approval from the Board of Directors. Pick up a buyers packet from the housing office with all the information needed to apply. The list of approved lenders is included as well as the procedures for purchasing. Monthly operating payment includes water, sewer, trash, property taxes and more. Buyers must have membership approval and lender prequalification letter before submitting an offer. Proof of funds if purchasing with cash. Settlement must occur at Buyer's Title in La Plata, no exceptions.

15. 2026-01-23
    historical Active Under Contract 753-char remark

    Show marketing remark (753 chars)

    Price adjustment!! This is a one bedroom and one full bath duplex in Potomac Heights. There is a covered porch on the side of the house with a second entrance door. A shed in the back yard too. This is a cooperative community and buyers need membership approval from the Board of Directors. Pick up a buyers packet from the housing office with all the information needed to apply. The list of approved lenders is included as well as the procedures for purchasing. Monthly operating payment includes water, sewer, trash, property taxes and more. Buyers must have membership approval and lender prequalification letter before submitting an offer. Proof of funds if purchasing with cash. Settlement must occur at Buyer's Title in La Plata, no exceptions.

16. 2025-10-24
    price $50,000 753-char remark

    Show marketing remark (753 chars)

    Price adjustment!! This is a one bedroom and one full bath duplex in Potomac Heights. There is a covered porch on the side of the house with a second entrance door. A shed in the back yard too. This is a cooperative community and buyers need membership approval from the Board of Directors. Pick up a buyers packet from the housing office with all the information needed to apply. The list of approved lenders is included as well as the procedures for purchasing. Monthly operating payment includes water, sewer, trash, property taxes and more. Buyers must have membership approval and lender prequalification letter before submitting an offer. Proof of funds if purchasing with cash. Settlement must occur at Buyer's Title in La Plata, no exceptions.

17. 2025-08-25
    price $60,000 753-char remark

    Show marketing remark (753 chars)

    Price adjustment!! This is a one bedroom and one full bath duplex in Potomac Heights. There is a covered porch on the side of the house with a second entrance door. A shed in the back yard too. This is a cooperative community and buyers need membership approval from the Board of Directors. Pick up a buyers packet from the housing office with all the information needed to apply. The list of approved lenders is included as well as the procedures for purchasing. Monthly operating payment includes water, sewer, trash, property taxes and more. Buyers must have membership approval and lender prequalification letter before submitting an offer. Proof of funds if purchasing with cash. Settlement must occur at Buyer's Title in La Plata, no exceptions.

18. 2025-05-08
    listed $85,000 Active 753-char remark

    Show marketing remark (753 chars)

    Price adjustment!! This is a one bedroom and one full bath duplex in Potomac Heights. There is a covered porch on the side of the house with a second entrance door. A shed in the back yard too. This is a cooperative community and buyers need membership approval from the Board of Directors. Pick up a buyers packet from the housing office with all the information needed to apply. The list of approved lenders is included as well as the procedures for purchasing. Monthly operating payment includes water, sewer, trash, property taxes and more. Buyers must have membership approval and lender prequalification letter before submitting an offer. Proof of funds if purchasing with cash. Settlement must occur at Buyer's Title in La Plata, no exceptions.

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,039 · $87/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,482
• − Mortgage interest: −$2,801
• − Property taxes: −$1,039
• − Insurance: −$250
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − HOA: −$4,668
• − Depreciation: −$1,455
• Taxable income: $5,313
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $4,222/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 — Potomac Heights

• Score: 67/100
• State rank: #218
• US rank: #10755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Potomac Heights, MD
• 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

-41.2% since first listed

5 events — show timeline

• 2026-02-13 Relisted — BRIGHT MLS
• 2026-01-23 Contingent — BRIGHT MLS
• 2025-10-24 Price Changed $50,000 BRIGHT MLS
• 2025-08-25 Price Changed $60,000 BRIGHT MLS
• 2025-05-08 Listed $85,000 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2025): $1,039 · +8.2% YoY. Source: county tax records.