34 Delta Pl #34 · Potomac Heights, MD 20640

$77,990

3 bd · 1.0 ba · 832 sqft · Condo · 91 Days on market

Built 1943 $94/sqft · 32% below area Est $116k · 32% under $400/mo HOA · 26% of rent

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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 +29.8/30.0
• 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

Co-op property. Requires owner occupant purchaser and approval by the co-op. This is a cooperative neighborhood and buyers must be approved for membership. Pick up a buyers packet at the housing office for the membership application, list of approved members and other information pertaining to Potomac Heights. Buyer must have membership approval and lender qualification before submitting an offer.

Key facts

• Pool
• Built 1943
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $78k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $71k (9.0% 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 $540 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $70,970 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.99% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.69%
• DSCR: 1.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $115,525
• List price: $77,990
• Delta: -32.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.8%
• Equity multiple: 1.27×
• Total profit: $5,817
• Equity at exit: $11,629

10-year hold

• IRR: 16.4%
• Equity multiple: 2.35×
• Total profit: $29,576
• Equity at exit: $6,743

Cash invested: $21,837 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$400
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $286

Break-even live

Break-even rent $1,189

Max offer price $77,990

Occupancy floor 77%

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: $19,498
• Closing costs: $2,340
• 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
202 Blair Rd Unit 202 Indian Head, MD	2.0	1.0	850	$1,550	$1.82	12d	1	1.37mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-17
   days on market $77,990 Active 91 DOM
2. 2026-06-16
   days on market $77,990 Active 90 DOM
3. 2026-06-15
   days on market $77,990 Active 89 DOM
4. 2026-06-13
   days on market $77,990 Active 87 DOM
5. 2026-06-10
   days on market $77,990 Active 83 DOM
6. 2026-06-08
   days on market $77,990 Active 82 DOM
7. 2026-06-07
   days on market $77,990 Active 81 DOM
8. 2026-06-04
   days on market $77,990 Active 78 DOM
9. 2026-06-03
   days on market $77,990 Active 77 DOM
10. 2026-06-02
    days on market $77,990 Active 76 DOM
11. 2026-06-01
    days on market $77,990 Active 75 DOM
12. 2026-05-31
    days on market $77,990 Active 74 DOM
13. 2026-03-19
    status Active 400-char remark

    Show marketing remark (400 chars)

    Co-op property. Requires owner occupant purchaser and approval by the co-op. This is a cooperative neighborhood and buyers must be approved for membership. Pick up a buyers packet at the housing office for the membership application, list of approved members and other information pertaining to Potomac Heights. Buyer must have membership approval and lender qualification before submitting an offer.

14. 2026-01-02
    historical 400-char remark

    Show marketing remark (400 chars)

    Co-op property. Requires owner occupant purchaser and approval by the co-op. This is a cooperative neighborhood and buyers must be approved for membership. Pick up a buyers packet at the housing office for the membership application, list of approved members and other information pertaining to Potomac Heights. Buyer must have membership approval and lender qualification before submitting an offer.

15. 2026-01-02
    listed $77,990 400-char remark

    Show marketing remark (400 chars)

    Co-op property. Requires owner occupant purchaser and approval by the co-op. This is a cooperative neighborhood and buyers must be approved for membership. Pick up a buyers packet at the housing office for the membership application, list of approved members and other information pertaining to Potomac Heights. Buyer must have membership approval and lender qualification before submitting an offer.

16. 2025-11-23
    historical
17. 2025-10-25
    price $77,990
18. 2025-08-21
    status Active
19. 2025-08-19
    historical
20. 2025-08-17
    status Active
21. 2025-08-13
    price $79,990
22. 2025-08-13
    historical
23. 2025-08-11
    status Active
24. 2025-08-04
    historical
25. 2025-07-01
    status Active
26. 2025-07-01
    status Pending
27. 2025-06-18
    price $83,990
28. 2025-04-08
    price $84,990
29. 2024-11-14
    listed $89,990 Active
30. 2016-05-28
    historical Withdrawn
31. 2016-05-28
    historical
32. 2016-04-19
    price
33. 2016-03-17
    listed Active
34. 2016-03-17
    listed $55,000
35. 2016-01-01
    historical
36. 2016-01-01
    historical Expired
37. 2015-11-03
    price
38. 2015-09-23
    price
39. 2015-08-28
    listed Active
40. 2015-08-28
    listed $60,000
41. 2004-03-31
    soldstatus $68,000
42. 2004-02-27
    historical
43. 2003-11-14
    listed $70,000

ⓘ 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 2/10 Low
• 🌡 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: $18,600
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − HOA: −$4,800
• − Depreciation: −$2,269
• Taxable income: $2,627
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $2,796/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

+11.4% since first listed

31 events — show timeline

• 2026-03-19 Relisted — BRIGHT MLS
• 2026-01-02 Listed $77,990 BRIGHT MLS
• 2026-01-02 Listing Removed — BRIGHT MLS
• 2025-11-23 Listing Removed — BRIGHT MLS
• 2025-10-25 Price Changed $77,990 BRIGHT MLS
• 2025-08-21 Relisted — BRIGHT MLS
• 2025-08-19 Listing Removed — BRIGHT MLS
• 2025-08-17 Relisted — BRIGHT MLS
• 2025-08-13 Price Changed $79,990 BRIGHT MLS
• 2025-08-13 Listing Removed — BRIGHT MLS
• 2025-08-11 Relisted — BRIGHT MLS
• 2025-08-04 Listing Removed — BRIGHT MLS
• 2025-07-01 Relisted — BRIGHT MLS
• 2025-07-01 Pending — BRIGHT MLS
• 2025-06-18 Price Changed $83,990 BRIGHT MLS
• 2025-04-08 Price Changed $84,990 BRIGHT MLS
• 2024-11-14 Listed $89,990 BRIGHT MLS
• 2016-05-28 Listing Removed — BRIGHT MLS
• 2016-05-28 Delisted — MRIS
• 2016-04-19 Price Changed — MRIS
• 2016-03-17 Listed — MRIS
• 2016-03-17 Listed $55,000 BRIGHT MLS
• 2016-01-01 Delisted — MRIS
• 2016-01-01 Listing Removed — BRIGHT MLS
• 2015-11-03 Price Changed — MRIS
• 2015-09-23 Price Changed — MRIS
• 2015-08-28 Listed — MRIS
• 2015-08-28 Listed $60,000 BRIGHT MLS
• 2004-03-31 Sold (MLS) $68,000 MRIS
• 2004-02-27 Delisted — MRIS
• 2003-11-14 Listed $70,000 MRIS