10592 Great Basin Pl · Waldorf, MD 20695

$389,990

3 bd · 1.5 ba · 1,918 sqft · Townhouse · 52 Days on market

Built 2026 Excellent condition 2,919 sqft lot Garage $203/sqft · 6% below area Est $415k · 6% under $281/mo HOA · 8% 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 +10.2/15.0
• Cash flow +8.8/30.0
• Condition / age +5.0/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home features a secluded first-floor owner's suite, offering a private retreat complete with a full bathroom and walk-in closet, while an open-concept layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking. Two additional bedrooms are located on the second level, just steps from a full bathroom and convenient shared living area in the versatile loft.

Key facts

• Large center island
• Modern kitchen
• $281 HOA

Tags

• NEW CONSTRUCTION VILLA
• SPACIOUS PRIMARY SUITE
• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• LARGE CENTER ISLAND
• DEDICATED LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $390k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (13.7% below list).
• Recommended offer: $336k (13.7% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 52 days — a 3% lower offer ($378k) 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 $336,373 (13.7% 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 52 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: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

• ARV (median comp): $414,566
• List price: $389,990
• Delta: -3.52%
• 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
10632 Great Basin Pl	0.10mi	3/2.5	1,917 (-0%)	2mo	$359,990	$188	89
10627 Great Basin Pl	0.10mi	3/2.5	1,915 (-0%)	9mo	$384,990	$201	84
10624 Great Basin Pl	0.08mi	3/2.5	2,172 (+13%)	2mo	$424,990	$196	68
10612 Great Basin Pl	0.05mi	3/2.0	2,172 (+13%)	9mo	$425,990	$196	66
10625 Great Basin Pl	0.09mi	3/2.5	2,172 (+13%)	9mo	$379,990	$175	62
10639 Great Basin Pl	0.12mi	3/2.5	2,172 (+13%)	7mo	$482,065	$222	62
10669 Grand Teton Pl	0.04mi	3/2.5	2,172 (+13%)	13mo	$418,690	$193	61
10640 Great Basin Pl	0.13mi	3/2.5	2,172 (+13%)	9mo	$400,000	$184	61
10681 Grand Teton Pl	0.07mi	3/2.5	2,200 (+15%)	15mo	$414,990	$189	56
10682 Grand Teton Pl	0.09mi	3/2.5	2,200 (+15%)	15mo	$429,990	$195	55
10692 Grand Teton Pl	0.11mi	3/2.5	2,195 (+14%)	16mo	$431,190	$196	54
10622 Great Basin Pl	0.08mi	4/3.5 (+1)	2,195 (+14%)	9mo	$399,990	$182	52

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-83,275
• Equity at exit: $58,149

10-year hold

• IRR: -15.9%
• Equity multiple: 0.10×
• Total profit: $-97,751
• Equity at exit: $33,719

Cash invested: $109,197 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 11 under contract
• Months of supply: 12.8 mo (8%/mo absorbed)
• Median asking: $424,990 ($198/sqft)
• Median days on market: 130 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +9.0% 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: 9.7×

Monthly cashflow live

• Estimated rent: $3,364 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$487 /mo · $5,850/yr
• Insurance: −$162
• HOA: −$281
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $-319

Break-even live

Break-even rent $3,767

Max offer price $343,861

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-184	+0% $-319	+5% $-454	+10% $-588
Rent	-10% $-585	-5% $-452	+0% $-319	+5% $-186	+10% $-53
Rate	-1.0pp $-122	-0.5pp $-220	base $-319	+0.5pp $-420	+1.0pp $-523

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: $97,498
• Closing costs: $11,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3908 Glacier Bay Pl White Plains, MD	4.0	2.5	2388	$3,200	$1.34	39d	1	0.42mi
11687 Emily Dickinson Pl White Plains, MD	3.0	3.5	2496	$3,500	$1.40	12d	1	0.61mi
4152 Skipton Pl White Plains, MD	3.0	2.5	2529	$3,300	$1.30	33d	1	0.83mi
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	66d	1	0.84mi
1056 Rye Dr La Plata, MD	4.0	3.5	2336	$2,800	$1.20	38d	1	0.90mi
981 Rye Dr La Plata, MD	3.0	3.5	2380	$3,000	$1.26	73d	1	0.91mi
5764 Frederick Douglas Pl White Plains, MD	4.0	2.5	2460	$3,500	$1.42	3d	1	0.92mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	93d	1	0.92mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,418	$1.94	0d	10	0.93mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1942	$3,254	$1.67	3d	4	1.02mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	71d	1	1.09mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1088	$3,160	$2.90	1d	12	1.11mi
5457 Spotswood Pl White Plains, MD	3.0	2.5	2180	$3,200	$1.47	23d	1	1.12mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	54d	1	1.13mi
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	73d	1	1.14mi
11177 Southport Pl White Plains, MD	3.0	2.5	1718	$2,950	$1.72	3d	1	1.18mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	62d	1	1.21mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	48d	1	1.21mi
5616 Ludlow Pl White Plains, MD	3.0	3.5	1871	$3,050	$1.63	3d	1	1.28mi
11472 Stockport Pl White Plains, MD	4.0	3.5	2418	$3,500	$1.45	93d	1	1.33mi
109 Shallow Brook Way La Plata, MD	4.0	2.5	2340	$3,700	$1.58	93d	1	1.43mi

Property features AI

Finance

• Other: Fee simple ownershipFront foot fee paid annuallyNot in a federal flood zonePets allowed (cats and dogs OK; case-by-case)Ground rent paid annually (0 years remaining)
• HOA & community: HOA fee $281 monthlyHOA covers snow removal, lawn maintenance, trash, and recreation facility

Exterior

• Parking: Attached front-entry garage (1 space)DrivewayOn-street parking
• Utilities: Public waterPublic sewerNatural gas heating and hot waterElectric cooling
• Home design: End of row townhouseTwo storiesSenior community (55+)Excellent conditionBuilt by Lennar (construction not completed)
• Construction: Brick and aluminum siding exteriorComposite roofBrick/mortar foundationAbove-grade and below-grade structures
• Exterior features: Community poolOutside city limitsBus stop within 1 mileCommuter lots within 5 miles

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the upper levelOne bedroom on the main level
• Flooring: Ceramic tileCarpetEngineered wood
• Bathrooms: One full bathroom on the upper levelOne half bathroom on the main level
• Heating & cooling: 90% forced air heatingCentral A/C (electric)
• Interior features: Dining roomGreat roomNot furnishedEstimated living area
• Laundry & utility: Has laundry

Listing history 50 events

1. 2026-08-08
   days on market $389,990 Active 52 DOM
2. 2026-08-06
   days on market $389,990 Active 50 DOM
3. 2026-08-05
   days on market $389,990 Active 49 DOM
4. 2026-08-04
   days on market $389,990 Active 48 DOM
5. 2026-08-03
   days on market $389,990 Active 47 DOM
6. 2026-07-31
   days on market $389,990 Active 44 DOM
7. 2026-07-30
   days on market $389,990 Active 42 DOM
8. 2026-07-28
   days on market $389,990 Active 41 DOM
9. 2026-07-26
   days on market $389,990 Active 39 DOM
10. 2026-07-24
    days on market $389,990 Active 37 DOM
11. 2026-07-23
    days on market $389,990 Active 36 DOM
12. 2026-07-22
    days on market $389,990 Active 35 DOM
13. 2026-07-21
    days on market $389,990 Active 34 DOM
14. 2026-07-20
    days on market $389,990 Active 33 DOM
15. 2026-07-18
    days on market $389,990 Active 31 DOM
16. 2026-07-18
    days on market $389,990 Active 30 DOM
17. 2026-07-16
    days on market $389,990 Active 29 DOM
18. 2026-07-15
    days on market $389,990 Active 28 DOM
19. 2026-07-14
    days on market $389,990 Active 27 DOM
20. 2026-07-13
    days on market $389,990 Active 26 DOM
21. 2026-07-13
    days on market $389,990 Active 25 DOM
22. 2026-07-11
    days on market $389,990 Active 24 DOM
23. 2026-07-10
    days on market $389,990 Active 23 DOM
24. 2026-07-09
    days on market $389,990 Active 22 DOM
25. 2026-07-07
    days on market $389,990 Active 20 DOM

    Show marketing remark (416 chars)

    This new two-story home features a secluded first-floor owner's suite, offering a private retreat complete with a full bathroom and walk-in closet, while an open-concept layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking. Two additional bedrooms are located on the second level, just steps from a full bathroom and convenient shared living area in the versatile loft.

26. 2026-07-06
    pricedays on market $389,990 Active 19 DOM
27. 2026-07-06
    days on market $399,990 Active 18 DOM
28. 2026-07-05
    days on market $399,990 Active 17 DOM
29. 2026-07-03
    days on market $399,990 Active 16 DOM
30. 2026-07-02
    days on market $399,990 Active 15 DOM
31. 2026-07-01
    days on market $399,990 Active 14 DOM
32. 2026-06-30
    days on market $399,990 Active 13 DOM
33. 2026-06-29
    days on market $399,990 Active 12 DOM
34. 2026-06-28
    days on market $399,990 Active 11 DOM
35. 2026-06-27
    days on market $399,990 Active 10 DOM
36. 2026-06-26
    days on market $399,990 Active 9 DOM
37. 2026-06-24
    days on market $399,990 Active 7 DOM
38. 2026-06-22
    days on market $399,990 Active 5 DOM
39. 2026-06-21
    days on market $399,990 Active 4 DOM
40. 2026-06-18
    remarks 699-char remark
41. 2026-06-18
    days on marketlisting id $399,990 Active 1 DOM
42. 2026-06-17
    days on market $399,990 Active 124 DOM
43. 2026-06-16
    days on market $399,990 Active 123 DOM
44. 2026-06-15
    days on market $399,990 Active 122 DOM
45. 2026-06-13
    pricedays on market $399,990 Active 120 DOM
46. 2026-06-10
    days on market $414,990 Active 116 DOM
47. 2026-06-08
    days on market $414,990 Active 115 DOM
48. 2026-06-07
    days on market $414,990 Active 114 DOM
49. 2026-06-04
    days on market $414,990 Active 111 DOM
50. 2026-06-03
    days on market $414,990 Active 110 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: $40,365
• − Mortgage interest: −$21,846
• − Property taxes: −$5,850
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,229
• − Management: −$3,229
• − HOA: −$3,372
• − Depreciation: −$11,345
• Taxable loss: −$10,456
• Est. tax savings @ 24.0%: +$2,509
• After-tax cash flow: $-1,316/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

Excellent 100/100 None rehab

This move-in-ready townhouse is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

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

• Other: Fee simple ownershipFront foot fee paid annuallyNot in a federal flood zonePets allowed (cats and dogs OK; case-by-case)Ground rent paid annually (0 years remaining)
• HOA & community: HOA fee $281 monthlyHOA covers snow removal, lawn maintenance, trash, and recreation facility

Exterior

• Parking: Attached front-entry garage (1 space)DrivewayOn-street parking
• Utilities: Public waterPublic sewerNatural gas heating and hot waterElectric cooling
• Home design: End of row townhouseTwo storiesSenior community (55+)Excellent conditionBuilt by Lennar (construction not completed)
• Construction: Brick and aluminum siding exteriorComposite roofBrick/mortar foundationAbove-grade and below-grade structures
• Exterior features: Community poolOutside city limitsBus stop within 1 mileCommuter lots within 5 miles

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the upper levelOne bedroom on the main level
• Flooring: Ceramic tileCarpetEngineered wood
• Bathrooms: One full bathroom on the upper levelOne half bathroom on the main level
• Heating & cooling: 90% forced air heatingCentral A/C (electric)
• Interior features: Dining roomGreat roomNot furnishedEstimated living area
• Laundry & utility: Has laundry

Price history

-71.1% since first listed

7 events — show timeline

• 2026-07-07 Price Changed $389,990 Zillow
• 2026-07-06 Price Changed $389,990 BRIGHT MLS
• 2026-06-17 Listed $399,990 BRIGHT MLS
• 2026-06-12 Price Changed $399,990 Zillow
• 2026-03-05 Sold (Public Records) $2,550,480 Public Records
• 2026-02-13 Listed $414,990 Zillow
• 2026-01-13 Sold (Public Records) $1,351,100 Public Records