6215 Bartlett Pl · Potomac Heights, MD 20640

$129,900

4 bd · 3.0 ba · 1,288 sqft · SingleFamily public records · 11 Days on market

Built 1980 2.00 ac lot

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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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Sold As Is! Don’t miss this fantastic opportunity to build instant sweat equity in a charming brick front Raised Rambler! Nestled among the trees on 2 private acres, this home offers seclusion and tranquility. Enjoy serene views from the front deck and a spacious eat-in kitchen perfect for gatherings. The finished basement features an additional bedroom and full bath, adding to the home's potential. Explore the possibilities! Condition Disclosure MUST be signed and returned before viewing the property! Use extreme caution traveling on the dirt road leading to the house! Use of a face mask is recommended when entering the property! Use Extreme caution while viewing the property!

Key facts

• Private acres
• Raised rambler
• Serene views

Tags

• RAISED RAMBLER
• PRIVATE ACRES
• SERENE VIEWS
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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; 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 $898 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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

• 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 $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.82% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.39%
• DSCR: 2.31
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 1.98×
• Total profit: $35,778
• Equity at exit: $19,369

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $104,566
• Equity at exit: $11,231

Cash invested: $36,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,366 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$243 /mo · $2,915/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $891

Break-even live

Break-even rent $1,238

Max offer price $129,900

Occupancy floor 57%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2024-10-11
   status Pending
2. 2024-09-30
   listed $129,900 Active
3. 2019-09-06
   status Pending
4. 2019-09-06
   historical
5. 2019-07-31
   listed $99,900 Active
6. 2019-01-25
   historical
7. 2018-12-27
   listed $79,900 Active

ⓘ 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: $2,915 · $243/mo
• Projected year-2 tax: $2,915 · $243/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $28,392
• − Mortgage interest: −$7,276
• − Property taxes: −$2,915
• − Insurance: −$650
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$3,779
• Taxable income: $9,230
• Est. tax owed @ 24.0%: −$2,215
• After-tax cash flow: $8,476/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

• 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

+62.6% since first listed

7 events — show timeline

• 2024-10-11 Pending — BRIGHT MLS
• 2024-09-30 Listed $129,900 BRIGHT MLS
• 2019-09-06 Pending — BRIGHT MLS
• 2019-09-06 Listing Removed — BRIGHT MLS
• 2019-07-31 Listed $99,900 BRIGHT MLS
• 2019-01-25 Listing Removed — BRIGHT MLS
• 2018-12-27 Listed $79,900 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2025): $2,915 · +9.0% YoY. Source: county tax records.