5525 Aberdeen Pl · Waldorf, MD 20695

$378,890

2 bd · 2.5 ba · 1,838 sqft · Townhouse · 13 Days on market

Built 2026 Good condition Est $373k · at est.

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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 +12.2/30.0
• ARV discount +6.8/15.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

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

Property features AI

Finance

• Other: Address: 5525 Aberdeen Pl, White Plains, MD 20695
• Financial info: List price $378,890

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Front-load garage design
• Exterior features: Living area approximately 1,838 (listed)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Baylor Front Load Garage plan)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $379k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-75 ($-900/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (15.0% below list).
• Recommended offer: $322k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: schools D+, crime D-, amenities 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.
• Market conditions: 245 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $321,955 (15.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $373,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5515 Aberdeen Pl	0.04mi	2/3.0	1,837 (-0%)	1mo	$369,990	$201	96
5527 Aberdeen Pl	0.00mi	3/3.0 (+1)	1,880 (+2%)	1mo	$399,990	$213	88
5556 Marksburg Pl	0.21mi	2/3.5	1,829 (-0%)	1mo	$372,990	$204	85
5582 Ludlow Pl	0.17mi	3/3.0 (+1)	1,837 (-0%)	1mo	$379,990	$207	84
5627 Ludlow Pl	0.23mi	2/3.5	1,829 (-0%)	1mo	$379,990	$208	84
5580 Ludlow Pl	0.17mi	2/3.5	1,886 (+3%)	1mo	$377,990	$200	83
5640 Ludlow Pl	0.26mi	2/3.5	1,871 (+2%)	1mo	$379,990	$203	80
5511 Aberdeen Pl	0.04mi	3/0.5 (+1)	1,896 (+3%)	1mo	$399,990	$211	79
5558 Marksburg Pl	0.21mi	3/3.5 (+1)	1,871 (+2%)	1mo	$379,990	$203	78
5616 Ludlow Pl	0.25mi	3/3.5 (+1)	1,871 (+2%)	1mo	$379,990	$203	76
5639 Ludlow Pl	0.23mi	3/3.5 (+1)	1,886 (+3%)	1mo	$379,990	$201	75
5638 Ludlow Pl	0.26mi	3/3.5 (+1)	1,886 (+3%)	1mo	$376,990	$200	74

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-66,123
• Equity at exit: $56,494

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-63,531
• Equity at exit: $32,759

Cash invested: $106,089 (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: 245
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,220 high
• Mortgage (P&I): −$1,987
• Tax est. 1.5%: −$474 /mo · $5,683/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $-75

Break-even live

Break-even rent $3,314

Max offer price $368,040

Occupancy floor 97%

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: $94,722
• Closing costs: $11,367
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	13d	1	0.01mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	5d	1	0.11mi
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	24d	1	0.12mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	22d	1	0.12mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1942	$3,332	$1.72	2d	2	0.33mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,258	$1.85	5d	7	0.52mi
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	17d	1	0.59mi
3908 Glacier Bay Pl White Plains, MD	3.0	2.5	2388	$3,200	$1.34	24d	1	0.80mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	43d	1	1.16mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1041	$2,585	$2.48	1d	34	1.30mi
5525 Peanuts Ln Waldorf, MD	3.0	4.0	2160	$3,400	$1.57	43d	1	1.47mi

Listing history 9 events

1. 2026-06-18
   days on market $378,890 Active 13 DOM
2. 2026-06-17
   days on market $378,890 Active 12 DOM
3. 2026-06-16
   days on market $378,890 Active 11 DOM
4. 2026-06-15
   days on market $378,890 Active 10 DOM
5. 2026-06-13
   days on market $378,890 Active 8 DOM
6. 2026-06-10
   days on market $378,890 Active 4 DOM
7. 2026-06-08
   days on market $378,890 Active 3 DOM
8. 2026-06-07
   remarks 298-char remark
9. 2026-06-07
   listed $378,890 Active 2 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: $38,635
• − Mortgage interest: −$21,224
• − Property taxes: −$5,683
• − Insurance: −$1,894
• − Repairs & maintenance: −$3,091
• − Management: −$3,091
• − Depreciation: −$11,022
• Taxable loss: −$7,371
• Est. tax savings @ 24.0%: +$1,769
• After-tax cash flow: $869/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 · 13 photos

Good 80/100 Cosmetic rehab

This three-story townhouse is in good condition with fresh paint and well-maintained landscaping. It has a good layout and potential for value-adding updates such as painting and replacing countertops and appliances.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Resale Replace countertops — Granite countertops are durable and timeless, adding value
• Resale Install new flooring — Hardwood floors are durable and timeless, adding value
• Resale Paint interior walls — Fresh paint can enhance curb appeal and property value
• Resale Replace appliances — Stainless steel appliances are durable and timeless, adding value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace countertops — Granite countertops are durable and timeless, adding value ↑
• Resale Install new flooring — Hardwood floors are durable and timeless, adding value ↑
• Resale Paint interior walls — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace appliances — Stainless steel appliances are durable and timeless, adding value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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