10587 Great Basin Pl · Waldorf, MD 20695

$374,990

2 bd · 2.0 ba · 1,386 sqft · Townhouse · 61 Days on market

55+ age-restricted Built 2026 Excellent condition 3,049 sqft lot Garage $271/sqft · 7% below area Est $401k · 7% under $281/mo HOA · 9% 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 +11.3/30.0
• ARV discount +10.5/15.0
• Condition / age +5.0/5.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Active 55+ | St. Charles – Parklands | End-Unit Villa | Hamlin Model (Lot K137) | New Construction | May 2026 Move-In! Welcome to this stunning new construction end-unit villa located in the highly sought-after 55+ community of St. Charles – Parklands in White Plains, MD. This thoughtfully designed 1-car garage villa features 2 spacious bedrooms and 2 full bathrooms, with stylish ceramic tile flooring and finishes throughout the bathrooms. The gourmet kitchen is equipped with granite countertops and stainless steel appliances, and it opens seamlessly into the main living areas, perfect for both everyday living and entertaining.

Key facts

• $281 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $375k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-458 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (18.5% below list).
• Recommended offer: $306k (18.5% 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 H. Matula Elementary School (math 14% / reading 23%, grade F, #393 of 860 statewide, top 46%, 551 students, 36% FRL); Milton M. Somers Middle School (math 15% / reading 36%, grade F, #97 of 225 statewide, top 46%, 666 students, 39% FRL); La Plata High School (math 51% / reading 74%, grade B-, #62 of 222 statewide, top 29%, 1,222 students, 25% FRL).
• Zoned-school proficiency averages 36% at this address vs 21% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Charles County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 281 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 61 days — a 6% lower offer ($352k) 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.

Recommended offer $305,582 (18.5% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 10.2

CMA / ARV

• ARV (median comp): $401,424
• List price: $374,990
• Delta: 1.81%
• 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
10619 Great Basin Pl	0.09mi	2/2.0	1,386 (0%)	3mo	$399,990	$289	93
10667 Grand Teton Pl	0.07mi	2/2.0	1,386 (0%)	13mo	$399,990	$289	86
10659 Grand Teton Pl	0.05mi	2/2.0	1,386 (0%)	14mo	$349,990	$253	86
10670 Grand Teton Pl	0.09mi	2/2.0	1,386 (0%)	13mo	$379,990	$274	85
10680 Grand Teton Pl	0.11mi	2/2.0	1,400 (+1%)	12mo	$350,000	$250	83
10731 Great Lakes Pl	0.12mi	2/2.0	1,386 (0%)	14mo	$389,990	$281	83
10693 Grand Teton Pl	0.13mi	2/2.0	1,400 (+1%)	16mo	$374,990	$268	79
10757 Great Lakes Pl	0.16mi	2/2.0	1,358 (-2%)	17mo	$371,990	$274	75
10584 Mount Rainier Pl	0.49mi	2/2.0	1,358 (-2%)	7mo	$380,000	$280	68
3917 Glacier Bay Pl	0.46mi	2/2.0	1,478 (+7%)	0mo	$382,000	$258	67
11440 Bryce Canyon Pl	0.50mi	2/2.0	1,234 (-11%)	6mo	$404,000	$327	53
10603 Mount Rainier Pl	0.52mi	2/2.0	1,202 (-13%)	4mo	$365,000	$304	50

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-89,740
• Equity at exit: $55,912

10-year hold

• IRR: -20.9%
• Equity multiple: -0.09×
• Total profit: $-114,847
• Equity at exit: $32,422

Cash invested: $104,997 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $390,000 ($286/sqft)
• Median days on market: 61 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 20695

• Home prices YoY: -5.3%
• Active inventory: 281
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,056 high
• Mortgage (P&I): −$1,966
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$281
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-458

Break-even live

Break-even rent $3,636

Max offer price $308,663

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-329	+0% $-458	+5% $-588	+10% $-718
Rent	-10% $-700	-5% $-579	+0% $-458	+5% $-338	+10% $-217
Rate	-1.0pp $-270	-0.5pp $-363	base $-458	+0.5pp $-556	+1.0pp $-654

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: $93,748
• Closing costs: $11,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,418	$1.94	0d	10	0.97mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1942	$3,254	$1.67	3d	4	1.04mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1088	$2,695	$2.48	1d	12	1.07mi
11177 Southport Pl White Plains, MD	3.0	2.5	1718	$2,950	$1.72	3d	1	1.22mi
5616 Ludlow Pl White Plains, MD	3.0	3.5	1871	$3,050	$1.63	3d	1	1.30mi

Property features AI

Finance

• HOA & community: HOA fee of $281 per month

Exterior

• Parking: Front-entry attached garage (1 car)
• Utilities: Public waterPublic sewerElectric cooling
• Home design: Interior townhouse/rowhouseFee simple ownershipConstruction listed as not completedSenior community with 55+ age requirementBuilt by Lennar
• Construction: Vinyl siding and stone exteriorSlab foundationAbove-grade and below-grade structures noted
• Exterior features: Community poolNot in a federal flood zoneLot dimensions listed by assessor

Interior

• Bedrooms: Two main-level bedroomsBedroom 1
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heatingCentral air conditioningNatural gas heating and hot water
• Interior features: Estimated living areaNo basementDining roomFamily room

Listing history 50 events

1. 2026-08-08
   days on market $374,990 Active 61 DOM
2. 2026-08-06
   days on market $374,990 Active 59 DOM
3. 2026-08-05
   days on market $374,990 Active 58 DOM
4. 2026-08-04
   days on market $374,990 Active 57 DOM
5. 2026-08-03
   days on market $374,990 Active 56 DOM
6. 2026-07-31
   days on market $374,990 Active 53 DOM
7. 2026-07-30
   days on market $374,990 Active 51 DOM
8. 2026-07-28
   days on market $374,990 Active 50 DOM
9. 2026-07-26
   days on market $374,990 Active 48 DOM
10. 2026-07-24
    days on market $374,990 Active 46 DOM
11. 2026-07-23
    days on market $374,990 Active 45 DOM
12. 2026-07-22
    days on market $374,990 Active 44 DOM
13. 2026-07-21
    days on market $374,990 Active 43 DOM
14. 2026-07-20
    days on market $374,990 Active 42 DOM
15. 2026-07-18
    days on market $374,990 Active 40 DOM
16. 2026-07-18
    days on market $374,990 Active 39 DOM
17. 2026-07-16
    days on market $374,990 Active 38 DOM
18. 2026-07-15
    days on market $374,990 Active 37 DOM
19. 2026-07-14
    days on market $374,990 Active 36 DOM
20. 2026-07-13
    days on market $374,990 Active 35 DOM
21. 2026-07-13
    days on market $374,990 Active 34 DOM
22. 2026-07-11
    days on market $374,990 Active 33 DOM
23. 2026-07-10
    days on market $374,990 Active 32 DOM
24. 2026-07-09
    days on market $374,990 Active 31 DOM
25. 2026-07-07
    days on market $374,990 Active 29 DOM
26. 2026-07-06
    days on market $374,990 Active 28 DOM
27. 2026-07-06
    days on market $374,990 Active 27 DOM
28. 2026-07-05
    days on market $374,990 Active 26 DOM
29. 2026-07-03
    days on market $374,990 Active 25 DOM
30. 2026-07-02
    days on market $374,990 Active 24 DOM
31. 2026-07-01
    days on market $374,990 Active 23 DOM
32. 2026-06-30
    days on market $374,990 Active 22 DOM
33. 2026-06-29
    days on market $374,990 Active 21 DOM
34. 2026-06-28
    days on market $374,990 Active 20 DOM
35. 2026-06-27
    days on market $374,990 Active 19 DOM
36. 2026-06-26
    days on market $374,990 Active 18 DOM
37. 2026-06-24
    days on market $374,990 Active 16 DOM
38. 2026-06-22
    days on market $374,990 Active 14 DOM
39. 2026-06-21
    days on market $374,990 Active 13 DOM
40. 2026-06-18
    days on market $374,990 Active 10 DOM
41. 2026-06-17
    days on market $374,990 Active 9 DOM
42. 2026-06-16
    days on market $374,990 Active 8 DOM
43. 2026-06-15
    days on market $374,990 Active 7 DOM
44. 2026-06-13
    days on market $374,990 Active 5 DOM
45. 2026-06-08
    days on marketlisting id $374,990 Active 1 DOM
46. 2026-06-07
    pricedays on marketlisting id $374,990 Active 114 DOM
47. 2026-06-04
    days on market $408,690 Active 37 DOM
48. 2026-06-03
    days on market $408,690 Active 36 DOM
49. 2026-06-02
    days on market $408,690 Active 35 DOM
50. 2026-06-01
    days on market $408,690 Active 34 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,670
• − Mortgage interest: −$21,005
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,934
• − Management: −$2,934
• − HOA: −$3,372
• − Depreciation: −$10,909
• Taxable loss: −$11,983
• Est. tax savings @ 24.0%: +$2,876
• After-tax cash flow: $-2,625/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 · 7 photos

Excellent 100/100 None rehab

This new construction townhouse is in excellent condition with modern finishes and a well-maintained exterior. Minor landscaping and interior painting could further enhance its appeal.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers. ↑
• Both Painting interior walls — Fresh paint can make the interior look more inviting and modern. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Mary H. Matula Elementary School F MD #393/860 Nat'l #34,688/41,679 Middle Milton M. Somers Middle School F MD #97/225 Nat'l #10,204/14,009 High La Plata High School B- MD #62/222 Nat'l #3,176/17,239

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

B Composite livability gradescore 72/100

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 · 176,616 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: 14% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: HOA fee of $281 per month

Exterior

• Parking: Front-entry attached garage (1 car)
• Utilities: Public waterPublic sewerElectric cooling
• Home design: Interior townhouse/rowhouseFee simple ownershipConstruction listed as not completedSenior community with 55+ age requirementBuilt by Lennar
• Construction: Vinyl siding and stone exteriorSlab foundationAbove-grade and below-grade structures noted
• Exterior features: Community poolNot in a federal flood zoneLot dimensions listed by assessor

Interior

• Bedrooms: Two main-level bedroomsBedroom 1
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heatingCentral air conditioningNatural gas heating and hot water
• Interior features: Estimated living areaNo basementDining roomFamily room

Price history

-85.3% since first listed

4 events — show timeline

• 2026-06-08 Listed $374,990 BRIGHT MLS
• 2026-06-04 Listing Removed — BRIGHT MLS
• 2026-04-28 Listed $408,690 BRIGHT MLS
• 2026-03-05 Sold (Public Records) $2,550,480 Public Records