63 Circle Ave · Potomac Heights, MD 20640

$153,000

2 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 4 Days on market

Built 1943 $454/mo HOA

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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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• 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

Single Unit in Cooperative Community, 2 Bedroom, 2 full Bath, on unfinished walk-out basement, includes Utility room, Laundry room, w/ ample storage, Pellet Fireplace, open area used as game room, Family Room, there are new ('18) Maytag washer/dryer, electric hot water heater, Oil Furnace, Central A/C Heating, additional storage see stand-up Attic w/ pull down stairs, recent upgrades such as new hardwood floors in foyer, stairway, hall, new vinyl floors in Country Kitchen, Bath, tub reglazed to white, with new GE Appliances, changed from gas cook, Samsung 4 door French door Refrig. , with spare Refrig in basement, separate formal Dining Room w/ beautiful hardwood floor finish, there are a t

Key facts

• Fenced yard
• Stand up attic
• Unfinished basement

Tags

• UNFINISHED BASEMENT
• BRICK PELLET FIREPLACE INSERT
• AMPLE STORAGE
• STAND UP ATTIC
• FENCED YARD
• STANDARD SIZE SHED

Property features AI

Finance

• Other: Not in a federal flood zone; Below-grade area includes finished and unfinished space with daylight/walkout basement and workshop; Basement features: front entrance, side and outside entrances, heated, windows, sump pump, space for rooms, unfinished areas
• HOA & community: Monthly cooperative fee of $454.50 (professional on-site management); Fee includes common area maintenance, sewer, taxes, trash and water; Association amenities include outdoor pool, swimming pool, basketball courts, common grounds and tot lots/playground; Property manager present; Pets allowed (cats and dogs, with number limits)

Exterior

• Parking: Concrete driveway; Driveway parking for 2 cars; On-street parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service available; Electric hot water; Municipal trash service; Phone service available
• Home design: Detached property; Two floors in unit; Cooperative ownership; Property in very good condition
• Construction: Brick construction; Composite roof; Block and concrete perimeter foundation; Building not winterized; Year built (assessor source)
• Exterior features: Exterior lighting; Community outdoor pool

Interior

• Kitchen: Oven/Range (electric); Self-cleaning oven; Stove; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood floors; Carpet (partially carpeted); Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (forced air); Oil-fired heating; Other heating (wood/pellet stove); Central air conditioning (electric)
• Interior features: Stall shower; Traditional floor plan; Formal separate dining room; Eat-in kitchen; Wood stove; Storm door; Drywall ceilings and walls
• Laundry & utility: Washer and dryer in unit; Washer on lower floor/basement; Dryer (electric); Laundry area in basement; Water heater

🏢 Co-op / cooperative unit. The $153,000 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 2-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).

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-, 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: J. C. Parks Elementary School (math 10% / reading 22%, grade F, #441 of 860 statewide, top 52%, 638 students, 56% FRL); General Smallwood Middle School (math 8% / reading 25%, grade F, #174 of 225 statewide, top 81%, 543 students, 57% FRL); 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 54% FRL vs 28% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $5k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $153,000

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.51% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $424,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Stuart Pl	0.54mi	3/2.5 (+1)	1,779 (-1%)	10mo	$420,000	$236	53
4085 Tippett Knolls Pl	0.50mi	2/2.5	1,746 (-3%)	21mo	$302,000	$173	48
66 Poplar Ln	0.65mi	3/2.0 (+1)	1,689 (-6%)	3mo	$454,000	$269	48

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-714
• Equity at exit: $22,813

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $31,152
• Equity at exit: $13,229

Cash invested: $42,840 (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: 58
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,310 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$64
• HOA: −$454
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $374

Break-even live

Break-even rent $1,837

Max offer price $153,000

Occupancy floor 79%

Sensitivity live

Price	-10% $460	-5% $417	+0% $374	+5% $330	+10% $287
Rent	-10% $191	-5% $282	+0% $374	+5% $465	+10% $556
Rate	-1.0pp $451	-0.5pp $413	base $374	+0.5pp $334	+1.0pp $294

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4601 Strauss Ave #1 Indian Head, MD	3.0	1.0	1500	$1,800	$1.20	20d	1	0.88mi
18 Kearney Way Indian Head, MD	3.0	4.0	2208	$2,550	$1.15	0d	1	1.44mi
105 Caswell Dr Indian Head, MD	3.0	2.5	1720	$2,850	$1.66	45d	1	1.50mi

HOA detail

• Monthly dues: $454 · $5,448/yr
• Likely covers: watergaselectric

Listing history 6 events

1. 2026-06-18
   pricestatus $153,000 Pending 4 DOM
2. 2026-06-18
   days on market $150,000 Active 4 DOM
3. 2026-06-17
   days on market $150,000 Active 3 DOM
4. 2026-06-16
   statusdays on market $150,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $150,000 Pending 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: $1,570 · $131/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$49/yr (+$4/mo · 3.1%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $27,716
• − Mortgage interest: −$8,570
• − Property taxes: −$1,570
• − Insurance: −$765
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − HOA: −$5,448
• − Depreciation: −$4,451
• Taxable income: $2,477
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $3,890/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

2 events — show timeline

• 2026-06-13 Pending — BRIGHT MLS
• 2026-06-11 Listed $150,000 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2025): $1,570 · +13.9% YoY. Source: county tax records.