419 Patuxent Ct · La Plata, MD 20646

$200,000

3 bd · 1.0 ba · 1,104 sqft · Townhouse public records · 11 Days on market

Built 1979 $181/sqft · 27% below area Est $275k · 27% under

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• 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

Investor Alert - This home is part of a smaller TH community in the heart of La Plata just off of Glen Albin Rd, convenient to town amenities, shopping, dining, medical, library & recreation. Great rental history & opportunity for end user or continued rental income. Home is being sold AS IS. cash or conventional financing Tenant occupied 24 hour notice to show.

Key facts

• Built 1979
• Listed 11 days

Property features AI

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Vinyl siding; Slab foundation; Built year reported by assessor
• Exterior features: Property backs to trees; No basement

Interior

• Kitchen: Eat-in kitchen with table space
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating (baseboard); Electric cooling
• Interior features: Combination kitchen and dining area; Traditional floor plan; Eat-in kitchen with table space

🏷️ Possibly a rental listed for sale. The $200,000 price doesn't fit this home's estimated sale value (~$274,672) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (5.4% below list).
• Recommended offer: $189k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $200k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,299 (5.4% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $274,672
• List price: $200,000
• Delta: -27.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Patuxent Ct	0.04mi	3/1.5	1,104 (0%)	16mo	$260,000	$236	83
438 Patuxent Ct	0.05mi	3/1.0	1,150 (+4%)	15mo	$280,000	$243	78
453 Patuxent Ct	0.08mi	3/1.5	1,104 (0%)	21mo	$269,000	$244	77
327 Saint Marys Ave Unit 7D	0.17mi	2/2.0 (-1)	958 (-13%)	17mo	$225,000	$235	47
101 Carols Pl	0.34mi	2/2.0 (-1)	1,229 (+11%)	12mo	$310,000	$252	46
134 Kalmia Ct	0.70mi	3/1.5	1,180 (+7%)	10mo	$294,900	$250	46
101 Carols Pl #112	0.34mi	2/2.0 (-1)	1,239 (+12%)	14mo	$297,500	$240	43
158 Kalmia Ct	0.74mi	3/1.5	1,180 (+7%)	15mo	$310,000	$263	40
212 Dorchester Ct	0.75mi	3/1.5	1,200 (+9%)	11mo	$303,000	$253	40
119 Kalmia Ct	0.73mi	3/1.5	1,240 (+12%)	14mo	$256,000	$206	32
132 Kalmia Ct	0.70mi	3/1.5	1,204 (+9%)	22mo	$287,500	$239	32
104 Kalmia Ct	0.70mi	3/1.5	1,252 (+13%)	19mo	$289,900	$232	27

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-24,812
• Equity at exit: $29,821

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-11,755
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$244 /mo · $2,933/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $119

Break-even live

Break-even rent $1,743

Max offer price $200,000

Occupancy floor 89%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Saint Marys Ave Unit 7K La Plata, MD	2.0	2.0	1243	$2,000	$1.61	43d	1	0.18mi
327 Saint Marys Ave Unit 7H La Plata, MD	2.0	2.0	958	$1,700	$1.77	22d	1	0.18mi
103 Hibiscus Ct La Plata, MD	2.0	2.5	1368	$2,100	$1.54	24d	1	0.29mi
301 Carols Pl La Plata, MD	2.0	2.0	950	$1,925	$2.03	18d	1	0.30mi
201 Carol's Pl La Plata, MD	2.0	2.0	1229	$1,925	$1.57	4d	1	0.32mi
310 Caroline Dr La Plata, MD	1.0–2.0	1.0	800	$1,650	$2.06	15d	3	0.83mi
600 Currant Ct La Plata, MD	2.0	1.0	1000	$1,700	$1.70	43d	1	1.18mi

Listing history 3 events

1. 2026-05-14
   listed $200,000 Active 376-char remark
2. 2026-05-13
   historical $200,000 376-char remark
3. 2020-12-17
   soldstatus $80,000

ⓘ 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: $2,933 · $244/mo
• Projected year-2 tax: $2,933 · $244/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,716
• − Mortgage interest: −$11,203
• − Property taxes: −$2,933
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$5,818
• Taxable loss: −$1,873
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $1,876/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

• Census place: La Plata, MD
• 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

+150.0% since first listed

4 events — show timeline

• 2026-05-24 Pending — BRIGHT MLS
• 2026-05-14 Listed $200,000 BRIGHT MLS
• 2026-05-13 Coming Soon $200,000 BRIGHT MLS
• 2020-12-17 Sold (Public Records) $80,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,933 · +10.1% YoY. Source: county tax records.