11486 Stockport Pl · Waldorf, MD 20695

$399,900

3 bd · 2.5 ba · 2,054 sqft · Townhouse public records · 36 Days on market

Built 2015 1,700 sqft lot $195/sqft · 9% below area Est $441k · 9% under $75/mo HOA · 2% of rent ↓ 6% since listing

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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 +11.7/15.0
• Cash flow +11.1/30.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful brick-front townhome in the sought-after Gleneagles South community of White Plains! Built in 2015, this well-maintained 3-level interior row townhome offers 2,054 square feet of comfortable living space featuring 3 bedrooms, 2 full baths, and 1 half bath. The main level boasts an open layout perfect for everyday living and entertaining, while the upper levels provide spacious bedrooms including a generous primary suite. Enjoy the convenience of an attached 1-car garage with front entry, central A/C, heat pump, and in-unit washer/dryer hookups. Residents enjoy access to a community pool — perfect for those warm Maryland summers! Located in Charles County Publ

Key facts

• $75 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Lease not considered
• HOA & community: HOA fee $900 annually

Exterior

• Parking: Attached front-entry garage (1 space)
• Utilities: Public water; Public sewer; Electric service available; Phone service available; Fiber optic internet; Electric hot water
• Home design: Interior townhouse/rowhouse; Brick front; One story total; Slab foundation; Architectural shingle roof; Year built/effective remodel 2026; Property in good condition; Fee simple ownership
• Construction: Brick front construction; Slab foundation; Architectural shingle roof
• Exterior features: Community pool; Not in a federal flood zone; Pets allowed (cats and dogs)

Interior

• Kitchen: Appliances not listed
• Bedrooms: Three bedrooms on upper level
• Bathrooms: Two full bathrooms on upper level; One half bathroom on main level; Two full bathrooms total; One half bathroom total
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $400k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (14.4% below list).
• Recommended offer: $342k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.8% in Waldorf — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 244 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• It's been on market 36 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $320k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $342,150 (14.4% 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 36 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 9.7

CMA / ARV

• ARV (median comp): $440,784
• List price: $399,900
• Delta: -9.28%
• 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
10971 Barnard Pl	0.63mi	3/2.5	2,117 (+3%)	1mo	$417,990	$197	65
10977 Barnard Pl	0.62mi	3/2.5	2,192 (+7%)	1mo	$417,990	$191	59
10963 Barnard Pl	0.64mi	3/3.5	2,160 (+5%)	1mo	$407,990	$189	57
5638 Ludlow Pl	0.57mi	3/3.5	1,886 (-8%)	1mo	$376,990	$200	55
5593 Barnstormers Ln	0.64mi	4/3.0 (+1)	2,160 (+5%)	1mo	$430,000	$199	54
5639 Ludlow Pl	0.60mi	3/3.5	1,886 (-8%)	1mo	$379,990	$201	54
5616 Ludlow Pl	0.59mi	3/3.5	1,871 (-9%)	1mo	$379,990	$203	53
5558 Marksburg Pl	0.63mi	3/3.5	1,871 (-9%)	1mo	$379,990	$203	51
5640 Ludlow Pl	0.57mi	2/3.5 (-1)	1,871 (-9%)	1mo	$379,990	$203	49
5580 Ludlow Pl	0.69mi	2/3.5 (-1)	1,886 (-8%)	1mo	$377,990	$200	44
5627 Ludlow Pl	0.60mi	2/3.5 (-1)	1,829 (-11%)	1mo	$379,990	$208	44
5556 Marksburg Pl	0.63mi	2/3.5 (-1)	1,829 (-11%)	1mo	$372,990	$204	43

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-74,907
• Equity at exit: $59,626

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-77,927
• Equity at exit: $34,576

Cash invested: $111,972 (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 20695

• Home prices YoY: -5.3%
• Active inventory: 244
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,422 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$525 /mo · $6,296/yr
• Insurance: −$167
• HOA: −$75
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $-160

Break-even live

Break-even rent $3,625

Max offer price $371,557

Occupancy floor 100%

Sensitivity live

Price	-10% $66	-5% $-47	+0% $-160	+5% $-274	+10% $-387
Rent	-10% $-431	-5% $-296	+0% $-160	+5% $-25	+10% $110
Rate	-1.0pp $41	-0.5pp $-59	base $-160	+0.5pp $-264	+1.0pp $-369

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11472 Stockport Pl White Plains, MD	4.0	3.5	2418	$3,500	$1.45	45d	1	0.03mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,258	$1.85	7d	7	0.49mi
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	19d	1	0.56mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1842	$3,332	$1.81	0d	2	0.56mi
5401 Phillis Wheatley Pl White Plains, MD	3.0	3.5	2688	$3,500	$1.30	45d	1	0.58mi
5525 Peanuts Ln Waldorf, MD	3.0	4.0	2160	$3,400	$1.57	45d	1	0.68mi
5435 Doubleday Ln Waldorf, MD	4.0	2.5	2646	$3,600	$1.36	17d	1	0.70mi
5435 Doubleday Ln Waldorf, MD	4.0	2.5	2646	$3,650	$1.38	20d	1	0.70mi
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	26d	1	0.71mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	45d	1	0.71mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	26d	1	0.71mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	14d	1	0.71mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	7d	1	0.72mi
10626 Roundstone Ln White Plains, MD	3.0	3.5	2736	$3,800	$1.39	45d	1	0.76mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	24d	1	0.79mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	0d	1	0.81mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	14d	1	0.81mi
5423 Saint Rita Dr Waldorf, MD	3.0	2.5	2268	$3,000	$1.32	45d	1	0.85mi
11696 Palm Desert Pl Waldorf, MD	3.0	2.5	1720	$2,900	$1.69	19d	1	1.01mi
11777 Sunningdale Pl Waldorf, MD	3.0	2.5	1944	$2,800	$1.44	45d	1	1.09mi
3908 Glacier Bay Pl White Plains, MD	3.0	2.5	2388	$3,200	$1.34	26d	1	1.12mi
11748 Sunningdale Pl Waldorf, MD	3.0	2.5	1860	$2,750	$1.48	26d	1	1.12mi
5065 Ottawa Park Pl Waldorf, MD	3.0	2.0	2192	$2,800	$1.28	14d	1	1.20mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-21
   days on market $399,900 Active 36 DOM
2. 2026-06-18
   days on market $399,900 Active 33 DOM
3. 2026-06-17
   days on market $399,900 Active 32 DOM
4. 2026-06-16
   days on market $399,900 Active 31 DOM
5. 2026-06-15
   days on market $399,900 Active 30 DOM
6. 2026-06-13
   days on market $399,900 Active 28 DOM
7. 2026-06-09
   days on market $399,900 Active 24 DOM
8. 2026-06-08
   days on market $399,900 Active 23 DOM
9. 2026-06-07
   pricedays on market $399,900 Active 22 DOM
10. 2026-06-04
    days on market $409,900 Active 19 DOM
11. 2026-06-03
    days on market $409,900 Active 18 DOM
12. 2026-06-02
    days on market $409,900 Active 17 DOM
13. 2026-06-01
    days on market $409,900 Active 16 DOM
14. 2026-05-31
    days on market $409,900 Active 15 DOM
15. 2026-05-14
    historical Active Under Contract 916-char remark
16. 2026-05-08
    listed $409,900 Active 916-char remark
17. 2026-05-04
    historical $409,900 916-char remark
18. 2020-05-20
    soldstatus $320,000
19. 2017-12-15
    soldstatus $4,767,915
20. 2016-01-11
    soldstatus $2,424,410
21. 2015-08-03
    soldstatus $424,382

ⓘ 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: $6,296 · $525/mo
• Projected year-2 tax: $6,296 · $525/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 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: $41,058
• − Mortgage interest: −$22,401
• − Property taxes: −$6,296
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,285
• − Management: −$3,285
• − HOA: −$900
• − Depreciation: −$11,633
• Taxable loss: −$8,741
• Est. tax savings @ 24.0%: +$2,098
• After-tax cash flow: $173/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): 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

-5.8% since first listed

9 events — show timeline

• 2026-06-04 Price Changed $399,900 BRIGHT MLS
• 2026-05-24 Relisted — BRIGHT MLS
• 2026-05-14 Contingent — BRIGHT MLS
• 2026-05-08 Listed $409,900 BRIGHT MLS
• 2026-05-04 Coming Soon $409,900 BRIGHT MLS
• 2020-05-20 Sold (Public Records) $320,000 Public Records
• 2017-12-15 Sold (Public Records) $4,767,915 Public Records
• 2016-01-11 Sold (Public Records) $2,424,410 Public Records
• 2015-08-03 Sold (Public Records) $424,382 Public Records

Property tax history

+21.2%/yr

Latest (2025): $6,296 · +5.2% YoY. Source: county tax records.