Baylor Front Load Garage Plan · Waldorf, MD 20695

$361,990

2 bd · 2.5 ba · 1,829 sqft · Townhouse · 248 Days on market

Good condition

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three-story home features a first-floor flex space ready to be transformed off the entrance. Upstairs is an open concept living room/dining room with a kitchen and breakfast room, along with an optional deck. The top floor features the owner's suite with vaulted ceilings and an extra bedroom.

Key facts

• Optional deck
• Owner's suite
• Vaulted ceilings

Tags

• FIRST-FLOOR FLEX SPACE
• OPEN CONCEPT LIVING ROOM
• OPTIONAL DECK
• OWNER'S SUITE
• VAULTED CEILINGS

🏗️ New construction. The $361,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $386,800.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $362k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (12.0% below list).
• Recommended offer: $319k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.7% 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: Dr. Gustavus Brown Elementary (math 2% / reading 12%, grade F, #699 of 860 statewide, top 84%, 413 students, 73% 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 53% FRL vs 28% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 359 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 248 days — a 12% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

Recommended offer $318,551 (12.0% 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 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $386,800
• List price: $361,990
• Delta: -6.41%
• 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
11175 Conway Pl	0.12mi	3/2.5 (+1)	1,824 (-0%)	2mo	$400,000	$219	87
5539 Marksburg Pl	0.43mi	2/3.0	1,842 (+1%)	0mo	$394,990	$214	77
10536 Cobbler Pl	0.49mi	2/2.5	1,839 (+0%)	2mo	$349,990	$190	74
10515 Cobbler Pl	0.52mi	2/3.0	1,839 (+0%)	1mo	$359,990	$196	72
5537 Marksburg Pl	0.43mi	2/3.5	1,862 (+2%)	2mo	$379,490	$204	71
5525 Aberdeen Pl	0.46mi	2/3.0	1,871 (+2%)	2mo	$349,990	$187	71
5528 Aberdeen Pl	0.46mi	3/3.0 (+1)	1,842 (+1%)	1mo	$399,990	$217	69
5631 Ludlow Pl	0.39mi	3/3.5 (+1)	1,886 (+3%)	1mo	$384,990	$204	66
5625 Ludlow Pl	0.41mi	3/3.5 (+1)	1,871 (+2%)	2mo	$397,990	$213	66
5613 Ludlow Pl	0.43mi	3/3.5 (+1)	1,871 (+2%)	3mo	$375,990	$201	65
5532 Marksburg Pl	0.45mi	3/3.5 (+1)	1,886 (+3%)	1mo	$394,990	$209	64
5323 Rockingham Pl	0.53mi	3/2.5 (+1)	1,912 (+4%)	2mo	$379,000	$198	61

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: $-72,520
• Equity at exit: $57,673

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-75,688
• Equity at exit: $33,443

Cash invested: $108,304 (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: 71 active · 74 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $399,990 ($206/sqft)
• Median days on market: 67 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +2.5% 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: 359
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$2,028
• Tax est. 1.5%: −$483 /mo · $5,802/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-155

Break-even live

Break-even rent $3,384

Max offer price $364,331

Occupancy floor 100%

Sensitivity live

Price	-10% $112	-5% $-22	+0% $-155	+5% $-289	+10% $-423
Rent	-10% $-407	-5% $-281	+0% $-155	+5% $-29	+10% $97
Rate	-1.0pp $40	-0.5pp $-57	base $-155	+0.5pp $-256	+1.0pp $-357

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: $96,700
• Closing costs: $11,604
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4152 Skipton Pl White Plains, MD	3.0	2.5	2529	$3,300	$1.30	125d	1	0.13mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,392	$1.92	10d	9	0.14mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1942	$3,204	$1.65	3d	7	0.15mi
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	158d	1	0.15mi
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	165d	1	0.34mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	146d	1	0.34mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	163d	1	0.35mi
5625 Ludlow Pl White Plains, MD	3.0	3.5	1871	$3,250	$1.74	10d	1	0.40mi
5616 Ludlow Pl White Plains, MD	3.0	3.5	1871	$2,985	$1.60	69d	1	0.42mi
5381 Phillis Wheatley Pl White Plains, MD	3.0	4.0	2248	$3,600	$1.60	41d	1	0.43mi
5425 Spotswood Pl White Plains, MD	3.0	2.5	2420	$3,495	$1.44	2d	1	0.44mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	139d	1	0.45mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	153d	1	0.45mi
11687 Emily Dickinson Pl White Plains, MD	3.0	3.5	2496	$3,300	$1.32	6d	1	0.46mi
11177 Southport Pl White Plains, MD	3.0	2.5	1718	$2,750	$1.60	10d	1	0.48mi
5457 Spotswood Pl White Plains, MD	3.0	2.5	2180	$3,200	$1.47	115d	1	0.50mi
11360 Sandhurst Pl White Plains, MD	3.0	2.5	2382	$3,395	$1.43	6d	1	0.55mi
11362 Sandhurst Pl White Plains, MD	3.0	4.0	2400	$3,200	$1.33	28d	1	0.55mi
11362 Sandhurst Pl White Plains, MD	3.0	4.0	2400	$3,200	$1.33	29d	1	0.55mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	184d	1	0.73mi
5758 Joseph Conrad Pl White Plains, MD	3.0	3.5	2607	$3,200	$1.23	2d	1	0.74mi
11337 Flag Ct White Plains, MD	3.0	2.0	1842	$3,575	$1.94	36d	1	0.81mi
5525 Peanuts Ln Waldorf, MD	3.0	4.0	2160	$3,400	$1.57	184d	1	1.17mi
5413 Doubleday Ln Waldorf, MD	3.0	4.0	2160	$900	$0.42	7d	1	1.17mi
5427 Doubleday Ln Waldorf, MD	3.0	2.5	2160	$2,799	$1.30	3d	1	1.20mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	165d	1	1.28mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	153d	1	1.28mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1041	$2,518	$2.42	3d	13	1.35mi
12001 Roy Hobbs Pl Waldorf, MD	3.0	2.5	2172	$2,800	$1.29	52d	1	1.36mi
5423 Saint Rita Dr Waldorf, MD	3.0	2.5	2268	$3,000	$1.32	184d	1	1.37mi

Listing history 50 events

1. 2026-11-08
   days on market $361,990 Active 248 DOM
2. 2026-11-07
   days on market $361,990 Active 247 DOM
3. 2026-11-06
   days on market $361,990 Active 246 DOM
4. 2026-11-05
   days on market $361,990 Active 245 DOM
5. 2026-11-04
   days on market $361,990 Active 244 DOM
6. 2026-11-02
   days on market $361,990 Active 242 DOM
7. 2026-11-01
   days on market $361,990 Active 241 DOM
8. 2026-10-31
   days on market $361,990 Active 240 DOM
9. 2026-10-30
   days on market $361,990 Active 239 DOM
10. 2026-10-29
    days on market $361,990 Active 238 DOM
11. 2026-10-28
    days on market $361,990 Active 237 DOM
12. 2026-10-27
    days on market $361,990 Active 236 DOM
13. 2026-10-26
    days on market $361,990 Active 235 DOM
14. 2026-10-26
    days on market $361,990 Active 234 DOM
15. 2026-10-24
    days on market $361,990 Active 233 DOM
16. 2026-10-23
    days on market $361,990 Active 232 DOM
17. 2026-10-22
    days on market $361,990 Active 231 DOM
18. 2026-10-21
    days on market $361,990 Active 230 DOM
19. 2026-10-20
    days on market $361,990 Active 229 DOM
20. 2026-10-19
    days on market $361,990 Active 228 DOM
21. 2026-10-18
    days on market $361,990 Active 227 DOM
22. 2026-10-17
    days on market $361,990 Active 226 DOM
23. 2026-10-16
    days on market $361,990 Active 225 DOM
24. 2026-10-15
    days on market $361,990 Active 224 DOM
25. 2026-10-14
    days on market $361,990 Active 223 DOM
26. 2026-10-13
    days on market $361,990 Active 222 DOM
27. 2026-10-12
    days on market $361,990 Active 221 DOM
28. 2026-10-11
    days on market $361,990 Active 220 DOM
29. 2026-10-10
    days on market $361,990 Active 219 DOM
30. 2026-10-09
    days on market $361,990 Active 218 DOM
31. 2026-10-08
    days on market $361,990 Active 217 DOM
32. 2026-10-07
    days on market $361,990 Active 216 DOM
33. 2026-10-06
    days on market $361,990 Active 215 DOM
34. 2026-10-05
    days on market $361,990 Active 214 DOM
35. 2026-10-04
    days on market $361,990 Active 213 DOM
36. 2026-10-04
    days on market $361,990 Active 212 DOM
37. 2026-10-02
    days on market $361,990 Active 211 DOM
38. 2026-10-01
    days on market $361,990 Active 210 DOM
39. 2026-09-30
    days on market $361,990 Active 209 DOM
40. 2026-09-29
    days on market $361,990 Active 208 DOM
41. 2026-09-28
    days on market $361,990 Active 207 DOM
42. 2026-09-27
    days on market $361,990 Active 206 DOM
43. 2026-09-26
    days on market $361,990 Active 205 DOM
44. 2026-09-25
    days on market $361,990 Active 204 DOM
45. 2026-09-24
    days on market $361,990 Active 203 DOM
46. 2026-09-23
    days on market $361,990 Active 202 DOM
47. 2026-09-22
    days on market $361,990 Active 201 DOM
48. 2026-09-21
    days on market $361,990 Active 200 DOM
49. 2026-09-20
    days on market $361,990 Active 199 DOM
50. 2026-09-19
    days on market $361,990 Active 198 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: $38,245
• − Mortgage interest: −$21,667
• − Property taxes: −$5,802
• − Insurance: −$1,934
• − Repairs & maintenance: −$3,060
• − Management: −$3,060
• − Depreciation: −$11,252
• Taxable loss: −$8,529
• Est. tax savings @ 24.0%: +$2,047
• After-tax cash flow: $184/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 · 9 photos

Good 80/100 None rehab

This three-story townhouse is in excellent condition with no visible repairs needed. It offers a good balance of modern amenities and curb appeal, making it a solid investment.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a smart home system — Improves convenience and adds value ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Arthur Middleton Elementary School F MD #681/860 Nat'l #39,883/41,679 Middle Milton M. Somers Middle School F MD #97/225 Nat'l #10,204/14,009 High St. Charles High School F MD #148/222 Nat'l #10,191/17,239

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%
• 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

Price history

1 event — show timeline

• 2026-03-05 Listed $361,990 Zillow