6345 Hoover Ln · Bryans Road, MD 20616

$304,999

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 9 Days on market

Built 1984 1.20 ac lot Est $325k · 6% under

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +10.3/15.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• 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

This home is located in a great area to slow down and enjoy nature. Plenty of property to accommodate the outdoor lover. National Park just 1 mile away as well as nearby shopping. Living room has a cozy wood burning stove and home is equipped with a generator. Private yard backing to trees! Great value, don't miss out!

Key facts

• 1.2 acre lot
• 8 parking spots
• Built 1984

Property features AI

Finance

• Other: Fee simple ownership; Additional parcel (.6 acres at 6325 Hoover Ln conveys with property)

Exterior

• Parking: Detached carport (4 spaces); Circular driveway with 4 driveway spaces; Total of 8 garage/parking spaces
• Utilities: Well water; Holding tank sewer; Electric hot water; Electric-powered HVAC components
• Home design: Detached single-family home; Single-story entry level (main-level living); Year built source: Assessor
• Construction: Vinyl siding exterior; Slab foundation
• Exterior features: Patio(s); Backs to trees; Boat storage; Kennels; Storage barn/shed and additional outbuilding(s)

Interior

• Kitchen: Stove; Microwave; Refrigerator; Freezer; Dishwasher
• Bedrooms: Two main-level bedrooms (including master bedroom)
• Bathrooms: One full bathroom on main level
• Heating & cooling: Heat pump heating and cooling; Electric heating and cooling; Ceiling fan cooling
• Interior features: Eat-in kitchen with table space; Ceiling fans; Sliding glass door(s); Wood stove; Drywall walls and ceilings; Living room, dining room, family room, and study
• Laundry & utility: Washer and dryer in unit on main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $58 ($700/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 $260k (14.8% below list).
• Recommended offer: $260k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% in Bryans Road — 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 62/100 on livability (#315 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, cost of living D+, 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.
• Zoned schools: Henry E. Lackey High School (math 26% / reading 49%, grade F, #138 of 222 statewide, top 63%, 1,042 students, 50% FRL) — zoned schools average 50% FRL vs 28% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 21% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Charles County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 77 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $9k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 12y ago; this cycle's ask is 52% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $195k; list at $305k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,000 (14.8% below list)

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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $324,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6525 Oreto Ln	0.21mi	3/2.0 (+1)	1,296 (+12%)	10mo	$365,000	$282	52

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-45,736
• Equity at exit: $45,476

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-35,162
• Equity at exit: $26,371

Cash invested: $85,400 (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 20616

• Home prices YoY: -6.5%
• Active inventory: 77
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$269 /mo · $3,229/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $58

Break-even live

Break-even rent $2,526

Max offer price $304,999

Occupancy floor 93%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 Riverside Dr Bryans Road, MD	2.0	1.5	1149	$2,600	$2.26	44d	1	1.19mi

Listing history 9 events

1. 2026-06-18
   days on market $304,999 Active 9 DOM
2. 2026-06-17
   statusdays on market $304,999 Active 8 DOM
3. 2026-06-13
   statusdays on market $304,999 Active Under Contract 7 DOM
4. 2026-06-09
   days on market $304,999 Active 5 DOM
5. 2026-06-08
   days on market $304,999 Active 4 DOM
6. 2026-06-07
   statusdays on market $304,999 Active 3 DOM
7. 2026-06-04
   days on market $304,999 Coming Soon 2 DOM
8. 2026-06-02
   remarks 699-char remark
9. 2026-06-02
   listed $304,999 Coming Soon 1 DOM

ⓘ 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: $3,229 · $269/mo
• Projected year-2 tax: $3,277 · $273/mo
• Expected delta: +$48/yr (+$4/mo · 1.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $31,200
• − Mortgage interest: −$17,085
• − Property taxes: −$3,229
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$8,873
• Taxable loss: −$4,504
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $1,781/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 — Bryans Road

• Score: 62/100
• State rank: #315
• US rank: #16395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,435

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: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 14% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 1% Dominican 1%
• Common ancestry: Italian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -15.83%
• Current HPI: 229.3107
• 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

+165.4% since first listed

31 events — show timeline

• 2026-06-02 Coming Soon $304,999 BRIGHT MLS
• 2019-08-28 Sold (Public Records) $195,000 Public Records
• 2019-08-08 Sold (MLS) $195,000 BRIGHT MLS
• 2019-07-03 Pending — BRIGHT MLS
• 2019-06-03 Listed $200,000 BRIGHT MLS
• 2019-06-03 Listing Removed — BRIGHT MLS
• 2019-05-29 Price Changed $200,000 BRIGHT MLS
• 2019-05-09 Price Changed $215,000 BRIGHT MLS
• 2019-02-12 Relisted — BRIGHT MLS
• 2018-11-16 Listing Removed — BRIGHT MLS
• 2018-09-13 Price Changed $225,000 BRIGHT MLS
• 2018-08-15 Relisted — BRIGHT MLS
• 2018-08-13 Listing Removed — BRIGHT MLS
• 2018-08-13 Listed $235,000 BRIGHT MLS
• 2015-07-30 Listing Removed — BRIGHT MLS
• 2015-07-30 Delisted — MRIS
• 2015-06-04 Relisted — MRIS
• 2015-05-26 Pending — MRIS
• 2015-05-23 Contingent — MRIS
• 2015-04-21 Listed — MRIS
• 2015-04-21 Listed $144,900 BRIGHT MLS
• 2015-04-11 Delisted — MRIS
• 2015-04-11 Listing Removed — BRIGHT MLS
• 2015-03-28 Listed — MRIS
• 2015-03-28 Listed $150,000 BRIGHT MLS
• 2015-02-12 Delisted — MRIS
• 2015-02-12 Listing Removed — BRIGHT MLS
• 2015-02-02 Price Changed — MRIS
• 2014-12-03 Listed — MRIS
• 2014-12-03 Listed $150,000 BRIGHT MLS
• 1997-06-20 Sold (Public Records) $114,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,229 · +6.9% YoY. Source: county tax records.