5639 Ludlow Pl · Waldorf, MD 20695

$379,990

3 bd · 2.5 ba · 1,886 sqft · Townhouse public records · 28 Days on market

Built 2025 Good condition 1,612 sqft lot $201/sqft · at area comps Est $377k · at est. $84/mo HOA · 2% of rent

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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 +13.3/30.0
• ARV discount +7.1/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to St. Charles – Highlands Community! Move right into the New Baylor Updated floor plan, a beautifully designed three-level interior townhome offering 3 bedrooms, 3 full baths, and 1 half bath, thoughtfully crafted for modern living and flexibility. This home features a highly desirable layout with: 2 bedrooms and 2 full baths on the upper level, and 1 private bedroom with a full bath on the entry level, complete with a beautiful barn door entry—perfect for guests, a home office, or multi-generational living and access to a rear yard—ideal for relaxing or entertaining. The main level offers a bright, open-concept design with a family room, creating a warm and inviting space filled with natural light. The stylish kitchen features stainless steel appliances, a center island, and a breakfast area, seamlessly flowing into the spacious living area. A convenient powder room and deck off the kitchen extend your living space outdoors—perfect for morning coffee or evening unwinding. Upstairs, the upper bedroom level includes two generously sized bedrooms, highlighted by a stunning primary suite with vaulted ceilings, a walk-in closet, and a spa-inspired en-suite bath with dual vanity. A secondary bedroom, full hallway bath, and laundry on the bedroom level (washer and dryer included) complete the space. Located in the highly sought-after St. Charles Highlands community, residents enjoy resort-style amenities including a clubhouse, fitness center, swimming pool, tot lot/playground, and dog park. ✨ Move-in ready. Thoughtfully designed. Lifestyle-driven. Schedule your showing today and experience comfort, convenience, and community living at its best. Disclaimer: Prices and features are subject to change. Photos are for illustrative purposes only.

Key facts

• $84 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2 ($-21/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (11.3% below list).
• Recommended offer: $337k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: schools D+, crime 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.
• Market conditions: 244 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $11k 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

• It's been on market 28 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Recommended offer $336,913 (11.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $377,040
• List price: $379,990
• Delta: 0.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5639 Ludlow Pl	0.00mi	3/3.5	1,886 (0%)	1mo	$379,990	$201	95
5638 Ludlow Pl	0.03mi	3/3.5	1,886 (0%)	1mo	$376,990	$200	94
5558 Marksburg Pl	0.03mi	3/3.5	1,871 (-1%)	1mo	$379,990	$203	93
5616 Ludlow Pl	0.05mi	3/3.5	1,871 (-1%)	1mo	$379,990	$203	92
5640 Ludlow Pl	0.03mi	2/3.5 (-1)	1,871 (-1%)	1mo	$379,990	$203	88
5527 Aberdeen Pl	0.23mi	3/3.0	1,880 (-0%)	1mo	$399,990	$213	86
5580 Ludlow Pl	0.11mi	2/3.5 (-1)	1,886 (0%)	1mo	$377,990	$200	85
5627 Ludlow Pl	0.02mi	2/3.5 (-1)	1,829 (-3%)	1mo	$379,990	$208	84
5556 Marksburg Pl	0.03mi	2/3.5 (-1)	1,829 (-3%)	1mo	$372,990	$204	84
5511 Aberdeen Pl	0.25mi	3/0.5	1,896 (+0%)	1mo	$399,990	$211	79
5515 Aberdeen Pl	0.25mi	2/3.0 (-1)	1,837 (-3%)	1mo	$369,990	$201	76
10971 Barnard Pl	0.08mi	3/2.5	2,117 (+12%)	1mo	$417,990	$197	75

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-61,611
• Equity at exit: $56,658

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-53,492
• Equity at exit: $32,855

Cash invested: $106,397 (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 20695

• Home prices YoY: -5.3%
• Active inventory: 244
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,369 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$428 /mo · $5,140/yr
• Insurance: −$158
• HOA: −$84
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $-2

Break-even live

Break-even rent $3,371

Max offer price $379,684

Occupancy floor 95%

Sensitivity live

Price	-10% $213	-5% $106	+0% $-2	+5% $-109	+10% $-217
Rent	-10% $-268	-5% $-135	+0% $-2	+5% $131	+10% $264
Rate	-1.0pp $190	-0.5pp $95	base $-2	+0.5pp $-100	+1.0pp $-200

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: $94,998
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	25d	1	0.14mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	6d	1	0.15mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1942	$3,332	$1.72	3d	2	0.20mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	13d	1	0.23mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	23d	1	0.24mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,258	$1.85	6d	7	0.37mi
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	18d	1	0.46mi
11472 Stockport Pl White Plains, MD	4.0	3.5	2418	$3,500	$1.45	44d	1	0.56mi
3908 Glacier Bay Pl White Plains, MD	3.0	2.5	2388	$3,200	$1.34	25d	1	0.83mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	44d	1	1.00mi
10605 Willetts Crossing Rd White Plains, MD	4.0	1.0	1514	$2,390	$1.58	44d	1	1.02mi
5525 Peanuts Ln Waldorf, MD	3.0	4.0	2160	$3,400	$1.57	44d	1	1.24mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	25d	1	1.29mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	13d	1	1.29mi
11696 Palm Desert Pl Waldorf, MD	3.0	2.5	1720	$2,900	$1.69	18d	1	1.34mi
11777 Sunningdale Pl Waldorf, MD	3.0	2.5	1944	$2,800	$1.44	44d	1	1.42mi
5065 Ottawa Park Pl Waldorf, MD	3.0	2.0	2192	$2,800	$1.28	13d	1	1.42mi
11748 Sunningdale Pl Waldorf, MD	3.0	2.5	1860	$2,750	$1.48	25d	1	1.43mi
5423 Saint Rita Dr Waldorf, MD	3.0	2.5	2268	$3,000	$1.32	44d	1	1.43mi
5066 Oyster Reef Pl Waldorf, MD	2.0	2.5	1380	$2,695	$1.95	13d	1	1.44mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1041	$3,195	$3.07	2d	34	1.47mi

HOA detail

• Monthly dues: $84 · $1,008/yr
• Likely covers: poolgym

Listing history 3 events

1. 2026-05-05
   status Pending 1802-char remark

   Show marketing remark (1802 chars)

   Welcome Home to St. Charles – Highlands Community! Move right into the New Baylor Updated floor plan, a beautifully designed three-level interior townhome offering 3 bedrooms, 3 full baths, and 1 half bath, thoughtfully crafted for modern living and flexibility. This home features a highly desirable layout with: 2 bedrooms and 2 full baths on the upper level, and 1 private bedroom with a full bath on the entry level, complete with a beautiful barn door entry—perfect for guests, a home office, or multi-generational living and access to a rear yard—ideal for relaxing or entertaining. The main level offers a bright, open-concept design with a family room, creating a warm and inviting space filled with natural light. The stylish kitchen features stainless steel appliances, a center island, and a breakfast area, seamlessly flowing into the spacious living area. A convenient powder room and deck off the kitchen extend your living space outdoors—perfect for morning coffee or evening unwinding. Upstairs, the upper bedroom level includes two generously sized bedrooms, highlighted by a stunning primary suite with vaulted ceilings, a walk-in closet, and a spa-inspired en-suite bath with dual vanity. A secondary bedroom, full hallway bath, and laundry on the bedroom level (washer and dryer included) complete the space. Located in the highly sought-after St. Charles Highlands community, residents enjoy resort-style amenities including a clubhouse, fitness center, swimming pool, tot lot/playground, and dog park. ✨ Move-in ready. Thoughtfully designed. Lifestyle-driven. Schedule your showing today and experience comfort, convenience, and community living at its best. Disclaimer: Prices and features are subject to change. Photos are for illustrative purposes only.

2. 2026-04-07
   listed $379,990 Active 1802-char remark

   Show marketing remark (1802 chars)

   Welcome Home to St. Charles – Highlands Community! Move right into the New Baylor Updated floor plan, a beautifully designed three-level interior townhome offering 3 bedrooms, 3 full baths, and 1 half bath, thoughtfully crafted for modern living and flexibility. This home features a highly desirable layout with: 2 bedrooms and 2 full baths on the upper level, and 1 private bedroom with a full bath on the entry level, complete with a beautiful barn door entry—perfect for guests, a home office, or multi-generational living and access to a rear yard—ideal for relaxing or entertaining. The main level offers a bright, open-concept design with a family room, creating a warm and inviting space filled with natural light. The stylish kitchen features stainless steel appliances, a center island, and a breakfast area, seamlessly flowing into the spacious living area. A convenient powder room and deck off the kitchen extend your living space outdoors—perfect for morning coffee or evening unwinding. Upstairs, the upper bedroom level includes two generously sized bedrooms, highlighted by a stunning primary suite with vaulted ceilings, a walk-in closet, and a spa-inspired en-suite bath with dual vanity. A secondary bedroom, full hallway bath, and laundry on the bedroom level (washer and dryer included) complete the space. Located in the highly sought-after St. Charles Highlands community, residents enjoy resort-style amenities including a clubhouse, fitness center, swimming pool, tot lot/playground, and dog park. ✨ Move-in ready. Thoughtfully designed. Lifestyle-driven. Schedule your showing today and experience comfort, convenience, and community living at its best. Disclaimer: Prices and features are subject to change. Photos are for illustrative purposes only.

3. 2025-03-25
   soldstatus $6,866,524

ⓘ 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: $5,140 · $428/mo
• Projected year-2 tax: $5,140 · $428/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $40,430
• − Mortgage interest: −$21,285
• − Property taxes: −$5,140
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,234
• − Management: −$3,234
• − HOA: −$1,008
• − Depreciation: −$11,054
• Taxable loss: −$6,426
• Est. tax savings @ 24.0%: +$1,542
• After-tax cash flow: $1,522/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This townhouse is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for modest cosmetic improvements to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both New flooring in bathrooms and kitchen — Modern flooring can significantly increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both New flooring in bathrooms and kitchen — Modern flooring can significantly increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 16,407
• Household income: $141,959
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 311.0

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 0.58)
• Race & ethnicity: Black 61% White 23% Two or more races 9% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% 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: ▼ -12.63%
• Current HPI: 226.972
• Rent YoY: —
• 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

-94.5% since first listed

3 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-07 Listed $379,990 BRIGHT MLS
• 2025-03-25 Sold (Public Records) $6,866,524 Public Records