11230 Beatrix Potter Pl · Waldorf, MD 20695

$410,000

3 bd · 3.0 ba · 1,920 sqft · Townhouse public records · 4 Days on market

Built 2021 Good condition 1,786 sqft lot $214/sqft · 14% below area Est $477k · 14% under $88/mo HOA · 3% 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).

• ARV discount +13.8/15.0
• Cash flow +9.1/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in the charming Stonehaven subdivision is your dream come true. This property provides tremendous value with a front entry garage and a lovely back yard with a large deck to spend your weekends in the summer time (if you're not poolside at the luxury community pool!) Inside you'll find high end finishes with stainless steel appliances, a huge kitchen island, and an open layout. A rare find with a half bath also on the 1st level. Stonehaven is located just seconds away from Laurel Springs Park, shopping in La Plata, or a convenient commute to Washington DC or Pax. Don't miss this beautiful basically new townhome before it's gone!

Key facts

• 1,786 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: HOA fee $1,050 annually

Exterior

• Parking: Attached front-entry garage (1 space)
• Utilities: Public water; Public sewer; Electric power
• Home design: Detached property; Exterior made of brick; Slab foundation; Finished area above grade reported by assessor
• Construction: Brick construction; Slab foundation; Detached structure
• Exterior features: Community pool; Lot dimensions reported by assessor

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (all upper levels); Two half bathrooms total (one on main level, one on upper level)
• Heating & cooling: Heat pump(s); Natural gas heating; Electric hot water; Electric cooling
• Interior features: No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $410k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (17.5% below list).
• Recommended offer: $338k (17.5% below list) — sets the bar for 1% rule.

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: Mary B. Neal Elementary School (math 9% / reading 17%, grade F, #526 of 860 statewide, top 62%, 627 students, 45% FRL); Milton M. Somers Middle School (math 15% / reading 36%, grade F, #97 of 225 statewide, top 46%, 666 students, 39% FRL); St. Charles High School (math 26% / reading 41%, grade F, #148 of 222 statewide, top 67%, 1,569 students, 48% FRL) — zoned schools average 44% FRL vs 28% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 245 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $12k 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

• Climate carrying-cost: moderate wind risk, 25% 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 $338,076 (17.5% 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: 0.82% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 10.1

CMA / ARV

• ARV (median comp): $477,192
• List price: $410,000
• Delta: -14.08%
• 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
5638 Ludlow Pl	0.63mi	3/3.5	1,886 (-2%)	1mo	$376,990	$200	65
5639 Ludlow Pl	0.63mi	3/3.5	1,886 (-2%)	1mo	$379,990	$201	65
5558 Marksburg Pl	0.66mi	3/3.5	1,871 (-3%)	1mo	$379,990	$203	62
5616 Ludlow Pl	0.66mi	3/3.5	1,871 (-3%)	1mo	$379,990	$203	62
5640 Ludlow Pl	0.62mi	2/3.5 (-1)	1,871 (-3%)	1mo	$379,990	$203	59
5907 Kate Chopin Pl	0.55mi	3/3.5	2,093 (+9%)	1mo	$405,000	$194	57
5580 Ludlow Pl	0.74mi	2/3.5 (-1)	1,886 (-2%)	1mo	$377,990	$200	55
5627 Ludlow Pl	0.65mi	2/3.5 (-1)	1,829 (-5%)	1mo	$379,990	$208	54
5556 Marksburg Pl	0.67mi	2/3.5 (-1)	1,829 (-5%)	1mo	$372,990	$204	54
10971 Barnard Pl	0.61mi	3/2.5	2,117 (+10%)	1mo	$417,990	$197	52
10963 Barnard Pl	0.62mi	3/3.5	2,160 (+12%)	1mo	$407,990	$189	48
10977 Barnard Pl	0.60mi	3/2.5	2,192 (+14%)	1mo	$417,990	$191	46

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-86,299
• Equity at exit: $61,132

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-100,322
• Equity at exit: $35,449

Cash invested: $114,800 (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: 245
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,381 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$576 /mo · $6,912/yr
• Insurance: −$171
• HOA: −$88
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-314

Break-even live

Break-even rent $3,778

Max offer price $354,513

Occupancy floor —

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	17d	1	0.25mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,258	$1.85	5d	7	0.27mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	43d	1	0.38mi
11472 Stockport Pl White Plains, MD	4.0	3.5	2418	$3,500	$1.45	43d	1	0.41mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1942	$3,332	$1.72	2d	2	0.46mi
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	24d	1	0.67mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	5d	1	0.68mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	22d	1	0.71mi
3908 Glacier Bay Pl White Plains, MD	3.0	2.5	2388	$3,200	$1.34	24d	1	0.75mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	12d	1	0.80mi
5525 Peanuts Ln Waldorf, MD	3.0	4.0	2160	$3,400	$1.57	43d	1	0.81mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	24d	1	0.96mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	12d	1	0.96mi
5423 Saint Rita Dr Waldorf, MD	3.0	2.5	2268	$3,000	$1.32	43d	1	1.03mi
11696 Palm Desert Pl Waldorf, MD	3.0	2.5	1720	$2,900	$1.69	17d	1	1.45mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: pool

Listing history 3 events

1. 2026-05-03
   historical Active Under Contract 649-char remark
2. 2026-04-30
   listed $410,000 Active 649-char remark
3. 2026-04-23
   historical $410,000 649-char remark

ⓘ 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: $6,912 · $576/mo
• Projected year-2 tax: $6,912 · $576/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 5/10 Major 25% 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: $40,569
• − Mortgage interest: −$22,966
• − Property taxes: −$6,912
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,246
• − Management: −$3,246
• − HOA: −$1,056
• − Depreciation: −$11,927
• Taxable loss: −$10,833
• Est. tax savings @ 24.0%: +$2,600
• After-tax cash flow: $-1,169/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 well-maintained townhome in Stonehaven subdivision is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Freshens up the bathrooms and adds value
• Both New kitchen appliances — Freshens up the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Freshens up the bathrooms and adds value ↑
• Both New kitchen appliances — Freshens up the kitchen and adds 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

+0.0% since first listed

5 events — show timeline

• 2026-06-05 Sold (MLS) $410,000 BRIGHT MLS
• 2026-05-28 Pending — BRIGHT MLS
• 2026-05-03 Contingent — BRIGHT MLS
• 2026-04-30 Listed $410,000 BRIGHT MLS
• 2026-04-23 Coming Soon $410,000 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2025): $6,912 · +4.9% YoY. Source: county tax records.