12219 Sweetwood Pl · Waldorf, MD 20602

$325,000

3 bd · 2.0 ba · 1,600 sqft · Townhouse public records · 87 Days on market

Built 1997 1,500 sqft lot $203/sqft · 9% below area Est $387k · 16% under $58/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).

• ARV discount +14.7/15.0
• Cash flow +10.2/30.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• 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

Investor opportunity! This 3-bedroom, 2-bath home offers great bones and is ready for a cosmetic renovation—perfect for investors, flippers, or buyers looking to add value. The property features a full kitchen, spacious bedrooms, and a fully finished basement, providing ample living space and flexibility for future improvements or rental potential. With a solid structure and functional layout, this home presents an excellent opportunity for a quick turn or long-term hold. Minimal updates needed to bring this property back to life and maximize value. Conveniently located in Waldorf with easy access to shopping, dining, and major commuter routes. Sold as-is. Bring your vision and unlock the potential!

Key facts

• $58 HOA
• Parking
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (13.9% below list).
• Recommended offer: $280k (13.9% 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: J. P. Ryon Elementary School (math 5% / reading 7%, grade F, #750 of 860 statewide, top 88%, 640 students, 73% FRL); Benjamin Stoddert Middle School (math 7% / reading 26%, grade F, #174 of 225 statewide, top 81%, 925 students, 59% 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 64% FRL vs 28% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 94 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,542 units permitted in Charles County in 2024 (516 in 5+ unit buildings).
• This rent runs 31% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 87 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $235k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $279,864 (13.9% 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. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 9.7

CMA / ARV

• ARV (median comp): $386,835
• List price: $325,000
• Delta: -15.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3844 Gateview Pl	0.22mi	3/2.5	1,540 (-4%)	8mo	$329,900	$214	75
12473 Turtle Dove Pl	0.18mi	4/3.5 (+1)	1,646 (+3%)	1mo	$379,000	$230	75
3862 Gateview Pl	0.22mi	3/2.5	1,672 (+4%)	12mo	$355,900	$213	71
12303 Sweetbriar Pl	0.09mi	3/2.5	1,780 (+11%)	17mo	$354,900	$199	61
12419 Turtle Dove	0.21mi	4/3.5 (+1)	1,638 (+2%)	22mo	$380,000	$232	56
12643 Willow View Pl	0.12mi	3/2.5	1,790 (+12%)	21mo	$365,000	$204	55
12415 Derek Pl	0.18mi	3/2.5	1,380 (-14%)	21mo	$325,000	$236	49
12421 Turtle Dove Pl	0.21mi	4/4.5 (+1)	1,750 (+9%)	14mo	$390,000	$223	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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-64,145
• Equity at exit: $48,459

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-70,272
• Equity at exit: $28,100

Cash invested: $91,000 (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 20602

• Active inventory: 94
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,799 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$496 /mo · $5,946/yr
• Insurance: −$135
• HOA: −$58
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-182

Break-even live

Break-even rent $3,029

Max offer price $292,787

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-90	+0% $-182	+5% $-274	+10% $-366
Rent	-10% $-403	-5% $-293	+0% $-182	+5% $-72	+10% $39
Rate	-1.0pp $-19	-0.5pp $-100	base $-182	+0.5pp $-267	+1.0pp $-352

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12344 Sweetbriar Pl Waldorf, MD	3.0	3.0	1776	$2,700	$1.52	45d	1	0.07mi
3870 Gateview Pl Waldorf, MD	3.0	2.5	1672	$2,495	$1.49	22d	1	0.22mi
3454 Tamarack Ct Waldorf, MD	4.0	2.0	1368	$2,900	$2.12	45d	1	0.28mi
3975 Wintergreen Pl Waldorf, MD	3.0	2.0	1240	$2,400	$1.94	26d	1	0.34mi
2094 Chapelside Ct Waldorf, MD	3.0	2.0	1432	$2,900	$2.03	45d	1	0.62mi
12298 Sandstone St Waldorf, MD	4.0	3.5	2197	$3,550	$1.62	24d	1	0.62mi
2324 Kent Ct Waldorf, MD	3.0	2.5	1614	$2,900	$1.80	5d	1	0.67mi
30 Keepsake Pl Waldorf, MD	3.0	1.5	1344	$2,000	$1.49	26d	1	0.79mi
12111 Fielding Pl Waldorf, MD	3.0	2.5	1835	$3,270	$1.78	7d	7	0.85mi
11960 Motley Pl Waldorf, MD	4.0	2.0	2172	$3,200	$1.47	45d	1	0.87mi
3381 Ryon Ct Waldorf, MD	3.0	1.5	1232	$2,200	$1.79	13d	1	0.89mi
3281 Ryon Ct Waldorf, MD	3.0	1.5	1232	$2,299	$1.87	45d	1	1.05mi
2619 Rooks Head Pl Waldorf, MD	3.0	1.5	1188	$2,500	$2.10	45d	1	1.05mi
3379 Justice Ct Waldorf, MD	3.0	1.5	1085	$1,975	$1.82	7d	1	1.08mi
2708 Grindall Ct Waldorf, MD	3.0	2.0	1506	$2,650	$1.76	14d	1	1.48mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 29 events

1. 2026-06-21
   days on market $325,000 Active 87 DOM
2. 2026-06-18
   days on market $325,000 Active 84 DOM
3. 2026-06-17
   days on market $325,000 Active 83 DOM
4. 2026-06-16
   days on market $325,000 Active 82 DOM
5. 2026-06-15
   days on market $325,000 Active 81 DOM
6. 2026-06-13
   days on market $325,000 Active 79 DOM
7. 2026-06-10
   days on market $325,000 Active 75 DOM
8. 2026-06-08
   days on market $325,000 Active 74 DOM
9. 2026-06-07
   days on market $325,000 Active 73 DOM
10. 2026-06-04
    days on market $325,000 Active 70 DOM
11. 2026-06-03
    days on market $325,000 Active 69 DOM
12. 2026-06-02
    days on market $325,000 Active 68 DOM
13. 2026-06-01
    days on market $325,000 Active 67 DOM
14. 2026-05-31
    days on market $325,000 Active 66 DOM
15. 2026-04-21
    price $325,000 714-char remark

    Show marketing remark (714 chars)

    Investor opportunity! This 3-bedroom, 2-bath home offers great bones and is ready for a cosmetic renovation—perfect for investors, flippers, or buyers looking to add value. The property features a full kitchen, spacious bedrooms, and a fully finished basement, providing ample living space and flexibility for future improvements or rental potential. With a solid structure and functional layout, this home presents an excellent opportunity for a quick turn or long-term hold. Minimal updates needed to bring this property back to life and maximize value. Conveniently located in Waldorf with easy access to shopping, dining, and major commuter routes. Sold as-is. Bring your vision and unlock the potential!

16. 2026-04-01
    price $336,000 714-char remark

    Show marketing remark (714 chars)

    Investor opportunity! This 3-bedroom, 2-bath home offers great bones and is ready for a cosmetic renovation—perfect for investors, flippers, or buyers looking to add value. The property features a full kitchen, spacious bedrooms, and a fully finished basement, providing ample living space and flexibility for future improvements or rental potential. With a solid structure and functional layout, this home presents an excellent opportunity for a quick turn or long-term hold. Minimal updates needed to bring this property back to life and maximize value. Conveniently located in Waldorf with easy access to shopping, dining, and major commuter routes. Sold as-is. Bring your vision and unlock the potential!

17. 2026-03-27
    listed $340,000 Active 714-char remark

    Show marketing remark (714 chars)

    Investor opportunity! This 3-bedroom, 2-bath home offers great bones and is ready for a cosmetic renovation—perfect for investors, flippers, or buyers looking to add value. The property features a full kitchen, spacious bedrooms, and a fully finished basement, providing ample living space and flexibility for future improvements or rental potential. With a solid structure and functional layout, this home presents an excellent opportunity for a quick turn or long-term hold. Minimal updates needed to bring this property back to life and maximize value. Conveniently located in Waldorf with easy access to shopping, dining, and major commuter routes. Sold as-is. Bring your vision and unlock the potential!

18. 2026-03-20
    historical $340,000 714-char remark

    Show marketing remark (714 chars)

    Investor opportunity! This 3-bedroom, 2-bath home offers great bones and is ready for a cosmetic renovation—perfect for investors, flippers, or buyers looking to add value. The property features a full kitchen, spacious bedrooms, and a fully finished basement, providing ample living space and flexibility for future improvements or rental potential. With a solid structure and functional layout, this home presents an excellent opportunity for a quick turn or long-term hold. Minimal updates needed to bring this property back to life and maximize value. Conveniently located in Waldorf with easy access to shopping, dining, and major commuter routes. Sold as-is. Bring your vision and unlock the potential!

19. 2019-11-12
    soldstatus $234,900 Closed 542-char remark

    Show marketing remark (542 chars)

    JUST FOR YOU!!! NICE 3LVL/3BD/3B TOWNHOUSE IN POPULAR CONVENIENTLY LOCATED COMMUNITY JUST INSIDE WALDORF!!!. BATHROOM ON EVERY LEVEL!!! BIG BEAUTIUL EAT IN KITCHEN WITH HARDWOOD FLOORS, GRANITE AND UPGRADED APPLIANCES. WALKS OUT TO LARGE DECK. REALLY NICE FULLY FINISHED WALKOUT BASEMENT. FENCED YARD. IDEAL LOCATION TO SCHOOLS, MALL, RESTAURANTS AND MILITARY BASES. BEING CLEANED AND TOUCHED UP!!! SELLERS MOTIVATED!!! POSSIBLE CLOSING HELP. QUICK SETTLEMENT!!! SEE IT SOON! THANKS!!

20. 2019-10-07
    status Pending 542-char remark

    Show marketing remark (542 chars)

    JUST FOR YOU!!! NICE 3LVL/3BD/3B TOWNHOUSE IN POPULAR CONVENIENTLY LOCATED COMMUNITY JUST INSIDE WALDORF!!!. BATHROOM ON EVERY LEVEL!!! BIG BEAUTIUL EAT IN KITCHEN WITH HARDWOOD FLOORS, GRANITE AND UPGRADED APPLIANCES. WALKS OUT TO LARGE DECK. REALLY NICE FULLY FINISHED WALKOUT BASEMENT. FENCED YARD. IDEAL LOCATION TO SCHOOLS, MALL, RESTAURANTS AND MILITARY BASES. BEING CLEANED AND TOUCHED UP!!! SELLERS MOTIVATED!!! POSSIBLE CLOSING HELP. QUICK SETTLEMENT!!! SEE IT SOON! THANKS!!

21. 2019-09-07
    listed $234,900 Active 542-char remark

    Show marketing remark (542 chars)

    JUST FOR YOU!!! NICE 3LVL/3BD/3B TOWNHOUSE IN POPULAR CONVENIENTLY LOCATED COMMUNITY JUST INSIDE WALDORF!!!. BATHROOM ON EVERY LEVEL!!! BIG BEAUTIUL EAT IN KITCHEN WITH HARDWOOD FLOORS, GRANITE AND UPGRADED APPLIANCES. WALKS OUT TO LARGE DECK. REALLY NICE FULLY FINISHED WALKOUT BASEMENT. FENCED YARD. IDEAL LOCATION TO SCHOOLS, MALL, RESTAURANTS AND MILITARY BASES. BEING CLEANED AND TOUCHED UP!!! SELLERS MOTIVATED!!! POSSIBLE CLOSING HELP. QUICK SETTLEMENT!!! SEE IT SOON! THANKS!!

22. 2006-07-06
    soldstatus $281,000
23. 2006-06-30
    soldstatus $281,000
24. 2006-05-22
    historical
25. 2006-05-06
    listed $285,000
26. 2006-05-05
    historical
27. 2006-04-11
    listed
28. 2003-07-23
    soldstatus $165,500
29. 1997-04-10
    soldstatus $214,221

ⓘ 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: $5,946 · $496/mo
• Projected year-2 tax: $5,946 · $496/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 ≥104°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: $33,584
• − Mortgage interest: −$18,205
• − Property taxes: −$5,946
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,687
• − Management: −$2,687
• − HOA: −$696
• − Depreciation: −$9,455
• Taxable loss: −$7,717
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $-336/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): 28,331
• Household income: $107,360
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 867.0

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 0.57)
• Race & ethnicity: Black 62% White 19% Two or more races 11% Hispanic / Latino 9% Asian 2%
• Common ancestry: Lithuanian 1% Iranian 1% Italian 1%
• Foreign-born: 11% · Canada, South Korea, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 1% 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: ▼ -261.39%
• Current HPI: 267.3445
• 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

+51.7% since first listed

15 events — show timeline

• 2026-04-21 Price Changed $325,000 BRIGHT MLS
• 2026-04-01 Price Changed $336,000 BRIGHT MLS
• 2026-03-27 Listed $340,000 BRIGHT MLS
• 2026-03-20 Coming Soon $340,000 BRIGHT MLS
• 2019-11-12 Sold (MLS) $234,900 BRIGHT MLS
• 2019-10-07 Pending — BRIGHT MLS
• 2019-09-07 Listed $234,900 BRIGHT MLS
• 2006-07-06 Sold (Public Records) $281,000 Public Records
• 2006-06-30 Sold (MLS) $281,000 MRIS
• 2006-05-22 Delisted — MRIS
• 2006-05-06 Listed $285,000 MRIS
• 2006-05-05 Delisted — MRIS
• 2006-04-11 Listed — MRIS
• 2003-07-23 Sold (Public Records) $165,500 Public Records
• 1997-04-10 Sold (Public Records) $214,221 Public Records

Property tax history

+6.1%/yr

Latest (2025): $5,946 · +54.1% YoY. Source: county tax records.