12208 Wendy Ln · Waldorf, MD 20601

$299,900

3 bd · 1.5 ba · 1,700 sqft · SingleFamily public records · 1 Days on market

Built 1987 0.36 ac lot Est $406k · 26% 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Terrific investment opportunity to own this home in Northern Waldorf. Convenient location near shopping, restaurants and easy commute to Washington DC and Joint Base Andrews. Home needs a little TLC -to make it shine - But in overall good condition. House is sold AS-IS condition. Big fenced yard, shed, and has hardwood floors on upper level - basement is unfinished - there is a commode in basement and roughed in plumbing for a full bath. There's plenty of parking in oversized driveway and in a nice setting.

Key facts

• Roughed in plumbing
• Plenty of parking
• Big fenced yard

Tags

• INVESTMENT OPPORTUNITY
• CONVENIENT LOCATION
• BIG FENCED YARD
• HARDWOOD FLOORS
• ROUGHED IN PLUMBING
• PLENTY OF PARKING

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: Driveway parking (8 spaces); Off-street parking — total of 8 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Electric heating and cooling
• Home design: Detached property; Property in good condition; Fee simple ownership
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Building not winterized; Basement: unfinished walkout level with rough bath plumbing (100% footprint)
• Exterior features: Gutter system; Patio; Outbuilding(s); Shed; Cleared lot; Fencing: masonry/stone, rear, and wood

Interior

• Kitchen: Electric oven/range; Range hood; Refrigerator; Garbage disposal; Exhaust fan
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood; Vinyl; Concrete
• Bathrooms: One full bathroom on the main level; One half bathroom on a lower level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric-powered cooling and heating
• Interior features: Dry wall walls and ceilings; Free-standing wood fireplace (1)
• Laundry & utility: Washer and dryer (electric); Front-loading dryer; Stacked washer/dryer configuration; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $281k (6.4% below list).
• Recommended offer: $281k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.8% in Waldorf — 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 72/100 on livability (#141 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D-, amenities F, cost of living 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: C. Paul Barnhart Elementary School (math 12% / reading 17%, grade F, #477 of 860 statewide, top 59%, 575 students, 56% FRL); Mattawoman Middle School (math 8% / reading 29%, grade F, #159 of 225 statewide, top 73%, 934 students, 48% FRL); Thomas Stone High School (math 13% / reading 35%, grade F, #168 of 222 statewide, top 76%, 1,177 students, 61% FRL) — zoned schools average 55% FRL vs 28% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 181 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $88k; list at $300k implies a 241% 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 $280,739 (6.4% 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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $406,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12276 Wendy Ln	0.21mi	3/3.0	1,704 (+0%)	1mo	$414,900	$243	83
2015 Wendy Ct	0.17mi	3/2.5	1,792 (+5%)	11mo	$395,000	$220	69
2116 Bell Tree Ln	0.15mi	3/3.0	1,814 (+7%)	11mo	$455,000	$251	66
2200 Holly Oak Ct	0.57mi	3/2.0	1,560 (-8%)	3mo	$373,000	$239	55
1914 Black Oak Ct	0.68mi	4/3.0 (+1)	1,728 (+2%)	3mo	$449,000	$260	52
2414 Shade Oak Ct	0.73mi	4/3.0 (+1)	1,728 (+2%)	1mo	$365,000	$211	52
2011 English Oak Ct	0.63mi	4/3.0 (+1)	1,728 (+2%)	9mo	$409,900	$237	50
2002 English Oak	0.59mi	4/2.0 (+1)	1,580 (-7%)	7mo	$408,000	$258	48
2213 Holly Oak Ct	0.67mi	4/2.0 (+1)	1,640 (-4%)	12mo	$410,000	$250	46
2204 Holly Oak Ct	0.60mi	4/3.0 (+1)	1,848 (+9%)	1mo	$375,000	$203	46
2212 Holly Oak Ct	0.65mi	4/3.0 (+1)	1,560 (-8%)	1mo	$350,000	$224	44
1909 Black Oak Ct	0.61mi	4/3.0 (+1)	1,796 (+6%)	11mo	$425,000	$237	42

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-37,546
• Equity at exit: $44,716

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-15,380
• Equity at exit: $25,930

Cash invested: $83,972 (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 20601

• Home prices YoY: -24.2%
• Rents YoY: 3.4%
• Active inventory: 181
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,807 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$364 /mo · $4,364/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $156

Break-even live

Break-even rent $2,609

Max offer price $299,900

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Hollins Ln Waldorf, MD	2.0–3.0	1.0–2.0	1100	$2,484	$2.26	3d	35	0.56mi
374 Trefoil Pl Waldorf, MD	3.0	1.5	1160	$2,300	$1.98	44d	1	0.72mi
374 Trefoil Pl Waldorf, MD	3.0	1.5	1160	$2,350	$2.03	24d	1	0.72mi
11753 Tiffen Ct Waldorf, MD	3.0	2.0	1792	$2,695	$1.50	22d	1	0.83mi
16605 Green Glade Dr Brandywine, MD	4.0	3.5	1480	$3,400	$2.30	17d	1	0.90mi
2346 Hazelwood Ct Waldorf, MD	3.0	2.5	1349	$2,700	$2.00	24d	1	0.91mi
2050 Nike Dr Unit 11 Waldorf, MD	3.0	1.5	1265	$2,600	$2.06	24d	1	0.92mi
2050 Nike Dr Unit 3 Waldorf, MD	3.0	1.5	1265	$2,395	$1.89	44d	1	0.92mi
11565 Timberbrook Dr Waldorf, MD	4.0	2.0	1248	$2,700	$2.16	44d	1	0.93mi
2445 Sagewood Ct Waldorf, MD	3.0	3.0	1296	$2,450	$1.89	44d	1	0.97mi
7530 Day Break Dr Brandywine, MD	3.0	3.5	1969	$3,500	$1.78	1d	1	0.99mi
3506 Lisa Ln Waldorf, MD	4.0	2.0	1822	$2,950	$1.62	44d	1	1.10mi
11526 Timberbrook Dr Waldorf, MD	4.0	2.5	1970	$3,400	$1.73	44d	1	1.18mi
1314 Harwich Dr Waldorf, MD	4.0	2.0	1974	$3,995	$2.02	1d	1	1.38mi

Listing history 3 events

1. 2026-06-18
   remarks 518-char remark
2. 2026-06-18
   remarks 486-char remark
3. 2026-06-18
   listed $299,900 Active 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: $4,364 · $364/mo
• Projected year-2 tax: $4,364 · $364/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,689
• − Mortgage interest: −$16,799
• − Property taxes: −$4,364
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$8,724
• Taxable loss: −$3,089
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $2,619/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 — Waldorf

• Score: 72/100
• State rank: #141
• US rank: #6083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waldorf, MD
• County: Charles County · 103,527 people
• City population: 103,527
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 26,945
• Household income: $117,480
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 369.0

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 55% White 24% Hispanic / Latino 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -76.84%
• Current HPI: 241.1912
• Rent YoY: ▲ 3.37%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+240.6% since first listed

2 events — show timeline

• 2026-06-18 Listed $299,900 BRIGHT MLS
• 1986-12-30 Sold (Public Records) $88,050 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,364 · +6.3% YoY. Source: county tax records.