Baylor Front Load Garage Plan · Waldorf, MD 20695

$361,990

2 bd · 2.5 ba · 1,829 sqft · Townhouse · 202 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 +11.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• 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 — $387,920.

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 $-141 ($-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 $322k (11.2% below list).
• Recommended offer: $319k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: 340 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 202 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 202 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $387,920
• List price: $361,990
• Delta: -6.68%
• 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%)	1mo	$400,000	$219	88
5557 Marksburg Pl Pl	0.40mi	2/3.5	1,829 (0%)	2mo	$380,490	$208	76
10536 Cobbler Pl	0.49mi	2/2.5	1,839 (+0%)	1mo	$349,990	$190	76
5568 Marksburg Pl	0.37mi	2/3.5	1,862 (+2%)	2mo	$381,990	$205	74
5537 Marksburg Pl	0.43mi	2/3.5	1,862 (+2%)	1mo	$379,490	$204	72
5525 Aberdeen Pl	0.46mi	2/3.0	1,871 (+2%)	1mo	$349,990	$187	72
5524 Aberdeen Pl	0.47mi	2/3.0	1,862 (+2%)	2mo	$349,990	$188	72
5513 Aberdeen Pl	0.50mi	2/3.0	1,862 (+2%)	1mo	$349,990	$188	70
5625 Ludlow Pl	0.41mi	3/3.5 (+1)	1,871 (+2%)	1mo	$397,990	$213	68
5613 Ludlow Pl	0.43mi	3/3.5 (+1)	1,871 (+2%)	1mo	$375,990	$201	66
5507 Aberdeen Pl	0.52mi	3/3.0 (+1)	1,880 (+3%)	2mo	$402,890	$214	63
5323 Rockingham Pl	0.53mi	3/2.5 (+1)	1,912 (+4%)	1mo	$379,000	$198	62

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-71,768
• Equity at exit: $57,840

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-73,830
• Equity at exit: $33,540

Cash invested: $108,618 (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: 76 active · 61 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $399,990 ($209/sqft)
• Median days on market: 63 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +1.6% 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: 340
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,215 high
• Mortgage (P&I): −$2,034
• Tax est. 1.5%: −$485 /mo · $5,819/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-141

Break-even live

Break-even rent $3,393

Max offer price $367,571

Occupancy floor 99%

Sensitivity live

Price	-10% $127	-5% $-7	+0% $-141	+5% $-275	+10% $-409
Rent	-10% $-395	-5% $-268	+0% $-141	+5% $-14	+10% $113
Rate	-1.0pp $55	-0.5pp $-42	base $-141	+0.5pp $-241	+1.0pp $-343

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: $96,980
• Closing costs: $11,638
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	79d	1	0.13mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,392	$1.92	4d	12	0.14mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1842	$3,460	$1.88	0d	1	0.15mi
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	113d	1	0.15mi
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	120d	1	0.34mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	100d	1	0.34mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	117d	1	0.35mi
5625 Ludlow Pl White Plains, MD	3.0	3.5	1871	$3,500	$1.87	4d	1	0.40mi
5616 Ludlow Pl White Plains, MD	3.0	3.5	1871	$2,985	$1.60	23d	1	0.42mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	108d	1	0.45mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	94d	1	0.45mi
11687 Emily Dickinson Pl White Plains, MD	3.0	3.5	2496	$3,500	$1.40	59d	1	0.46mi
11177 Southport Pl White Plains, MD	3.0	2.5	1718	$2,950	$1.72	50d	1	0.48mi
5457 Spotswood Pl White Plains, MD	3.0	2.5	2180	$3,200	$1.47	69d	1	0.50mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	139d	1	0.73mi
5525 Peanuts Ln Waldorf, MD	3.0	4.0	2160	$3,400	$1.57	139d	1	1.17mi
5427 Doubleday Ln Waldorf, MD	3.0	2.0	2160	$2,989	$1.38	10d	1	1.20mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	108d	1	1.28mi
11761 Nationals Ln Unit 11761 Waldorf, MD	3.0	2.5	2160	$3,200	$1.48	120d	1	1.28mi
12001 Roy Hobbs Pl Waldorf, MD	3.0	2.5	2172	$2,800	$1.29	7d	1	1.36mi
5423 Saint Rita Dr Waldorf, MD	3.0	2.5	2268	$3,000	$1.32	139d	1	1.37mi

Listing history 50 events

1. 2026-09-23
   days on market $361,990 Active 202 DOM
2. 2026-09-22
   days on market $361,990 Active 201 DOM
3. 2026-09-21
   days on market $361,990 Active 200 DOM
4. 2026-09-20
   days on market $361,990 Active 199 DOM
5. 2026-09-19
   days on market $361,990 Active 198 DOM
6. 2026-09-18
   days on market $361,990 Active 197 DOM
7. 2026-09-17
   days on market $361,990 Active 196 DOM
8. 2026-09-16
   days on market $361,990 Active 195 DOM
9. 2026-09-15
   days on market $361,990 Active 194 DOM
10. 2026-09-14
    days on market $361,990 Active 193 DOM
11. 2026-09-13
    days on market $361,990 Active 192 DOM
12. 2026-09-12
    days on market $361,990 Active 191 DOM
13. 2026-09-11
    days on market $361,990 Active 190 DOM
14. 2026-09-05
    days on market $361,990 Active 184 DOM
15. 2026-09-04
    days on market $361,990 Active 183 DOM
16. 2026-09-03
    days on market $361,990 Active 182 DOM
17. 2026-08-31
    days on market $361,990 Active 179 DOM
18. 2026-08-29
    days on market $361,990 Active 177 DOM
19. 2026-08-28
    days on market $361,990 Active 176 DOM
20. 2026-08-27
    days on market $361,990 Active 175 DOM
21. 2026-08-26
    days on market $361,990 Active 174 DOM
22. 2026-08-25
    days on market $361,990 Active 173 DOM
23. 2026-08-24
    days on market $361,990 Active 172 DOM
24. 2026-08-23
    days on market $361,990 Active 171 DOM
25. 2026-08-22
    days on market $361,990 Active 170 DOM
26. 2026-08-21
    days on market $361,990 Active 169 DOM
27. 2026-08-20
    days on market $361,990 Active 168 DOM
28. 2026-08-19
    days on market $361,990 Active 167 DOM
29. 2026-08-18
    days on market $361,990 Active 166 DOM
30. 2026-08-17
    days on market $361,990 Active 165 DOM
31. 2026-08-16
    days on market $361,990 Active 164 DOM
32. 2026-08-15
    days on market $361,990 Active 163 DOM
33. 2026-08-14
    days on market $361,990 Active 162 DOM
34. 2026-08-13
    days on market $361,990 Active 161 DOM
35. 2026-08-12
    days on market $361,990 Active 160 DOM
36. 2026-08-11
    days on market $361,990 Active 159 DOM
37. 2026-08-10
    days on market $361,990 Active 158 DOM
38. 2026-08-09
    days on market $361,990 Active 157 DOM
39. 2026-08-06
    days on market $361,990 Active 154 DOM
40. 2026-08-05
    days on market $361,990 Active 153 DOM
41. 2026-08-04
    days on market $361,990 Active 152 DOM
42. 2026-08-03
    days on market $361,990 Active 151 DOM
43. 2026-07-31
    days on market $361,990 Active 148 DOM
44. 2026-07-30
    days on market $361,990 Active 146 DOM
45. 2026-07-28
    days on market $361,990 Active 145 DOM
46. 2026-07-26
    days on market $361,990 Active 143 DOM
47. 2026-07-24
    days on market $361,990 Active 141 DOM
48. 2026-07-23
    days on market $361,990 Active 140 DOM
49. 2026-07-22
    days on market $361,990 Active 139 DOM
50. 2026-07-21
    days on market $361,990 Active 138 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: $38,585
• − Mortgage interest: −$21,730
• − Property taxes: −$5,819
• − Insurance: −$1,940
• − Repairs & maintenance: −$3,087
• − Management: −$3,087
• − Depreciation: −$11,285
• Taxable loss: −$8,361
• Est. tax savings @ 24.0%: +$2,007
• After-tax cash flow: $319/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%
• 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

Price history

1 event — show timeline

• 2026-03-05 Listed $361,990 Zillow