5518 Aberdeen Pl · Waldorf, MD 20695

$398,990

3 bd · 3.0 ba · 1,880 sqft · Townhouse public records · 12 Days on market

Built 2025 Good condition 2,265 sqft lot $212/sqft · 7% above area Est $409k · at est. $84/mo HOA · 3% of rent ↓ 51% since listing

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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 +10.6/30.0
• ARV discount +8.6/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the newly built 2025 Tyding II Model townhome, where modern design meets everyday comfort. This beautifully crafted three-bedroom residence features two full bathrooms and two half baths, offering the perfect balance of functionality and space. The open-concept layout is enhanced by recessed lighting, sleek stainless steel appliances, and elegant granite countertops that bring both style and durability to the heart of the home. The exterior showcases a stunning stone front and side elevation, giving the home timeless curb appeal. As an end-unit townhome, it offers added privacy and natural light, along with a spacious backyard ideal for entertaining, relaxing, or creating your ow

Key facts

• Stone front
• End-unit townhome
• Recessed lighting

Tags

• OPEN-CONCEPT LAYOUT
• RECESSED LIGHTING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• STONE FRONT
• END-UNIT TOWNHOME

Property features AI

Finance

• HOA & community: HOA fee $84 per month

Exterior

• Parking: Attached garage with front entry and inside access; Driveway; One garage/parking space total
• Utilities: Public water; No septic system (public sewer); Natural gas for heating and hot water
• Home design: End of row townhouse; Construction completed; Fee simple ownership; Property in excellent condition
• Construction: Stone construction; Architectural shingle roof; Concrete perimeter foundation; Estimated year built
• Exterior features: Community pool; Above-grade and below-grade other structures

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Stove; Refrigerator; Stainless steel appliances; Energy-efficient appliances
• Bedrooms: Three bedrooms on main level
• Flooring: Ceramic tile; Carpet; Laminate plank
• Bathrooms: Two full bathrooms; Two half bathrooms
• Heating & cooling: 90% forced air heating (natural gas); Electric cooling (Other type)
• Interior features: Open floor plan; Kitchen island; Recessed lighting; Sprinkler system; Master bath(s); Stall shower; Soaking tub; Walk-in closet(s); 9'+ ceilings; Drywall walls and ceilings
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $399k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (16.0% below list).
• Recommended offer: $335k (16.0% 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: 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: 244 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $334,980 (16.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 9.9

CMA / ARV

• ARV (median comp): $409,427
• List price: $398,990
• Delta: -2.55%
• 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
5527 Aberdeen Pl	0.04mi	3/3.0	1,880 (0%)	1mo	$399,990	$213	98
5515 Aberdeen Pl	0.03mi	2/3.0 (-1)	1,837 (-2%)	1mo	$369,990	$201	89
5558 Marksburg Pl	0.19mi	3/3.5	1,871 (-0%)	1mo	$379,990	$203	88
5639 Ludlow Pl	0.22mi	3/3.5	1,886 (+0%)	1mo	$379,990	$201	87
5511 Aberdeen Pl	0.03mi	3/0.5	1,896 (+1%)	1mo	$399,990	$211	86
5616 Ludlow Pl	0.23mi	3/3.5	1,871 (-0%)	1mo	$379,990	$203	86
5638 Ludlow Pl	0.24mi	3/3.5	1,886 (+0%)	1mo	$376,990	$200	86
5580 Ludlow Pl	0.14mi	2/3.5 (-1)	1,886 (+0%)	1mo	$377,990	$200	85
5640 Ludlow Pl	0.24mi	2/3.5 (-1)	1,871 (-0%)	1mo	$379,990	$203	80
5556 Marksburg Pl	0.19mi	2/3.5 (-1)	1,829 (-3%)	1mo	$372,990	$204	79
5627 Ludlow Pl	0.21mi	2/3.5 (-1)	1,829 (-3%)	1mo	$379,990	$208	78
10971 Barnard Pl	0.20mi	3/2.5	2,117 (+13%)	1mo	$417,990	$197	67

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-76,970
• Equity at exit: $59,491

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-82,601
• Equity at exit: $34,497

Cash invested: $111,717 (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: 244
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,350 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$84
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $-195

Break-even live

Break-even rent $3,597

Max offer price $370,775

Occupancy floor —

Sensitivity live

Price	-10% $81	-5% $-57	+0% $-195	+5% $-333	+10% $-471
Rent	-10% $-460	-5% $-327	+0% $-195	+5% $-63	+10% $70
Rate	-1.0pp $6	-0.5pp $-94	base $-195	+0.5pp $-298	+1.0pp $-404

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: $99,748
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.07mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	6d	1	0.17mi
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	25d	1	0.17mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	23d	1	0.19mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1942	$3,332	$1.72	3d	2	0.39mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,258	$1.85	6d	7	0.58mi
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	18d	1	0.65mi
10605 Willetts Crossing Rd White Plains, MD	4.0	1.0	1514	$2,390	$1.58	44d	1	0.76mi
11472 Stockport Pl White Plains, MD	4.0	3.5	2418	$3,500	$1.45	44d	1	0.81mi
3908 Glacier Bay Pl White Plains, MD	3.0	2.5	2388	$3,200	$1.34	25d	1	0.86mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	44d	1	1.22mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1041	$3,195	$3.07	2d	34	1.33mi

HOA detail

• Monthly dues: $84 · $1,008/yr

Listing history 9 events

1. 2026-05-15
   price $398,990 1075-char remark
2. 2026-05-15
   status Pending 1075-char remark
3. 2026-05-02
   listed $399,990 Active 1075-char remark
4. 2026-04-30
   historical
5. 2026-04-29
   price $399,990
6. 2026-04-29
   status Active
7. 2026-04-29
   status Pending
8. 2026-02-19
   listed $402,890 Active
9. 2026-02-04
   soldstatus $821,585

ⓘ 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: $40,198
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,216
• − Management: −$3,216
• − HOA: −$1,008
• − Depreciation: −$11,607
• Taxable loss: −$9,178
• Est. tax savings @ 24.0%: +$2,203
• After-tax cash flow: $-137/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 · 12 photos

Good 80/100 None rehab

This newly built 2025 Tyding II Model townhome is in excellent condition with modern design and ample natural light. It offers a good return on investment with minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase the home's value
• Both Install smart home technology — Smart home features can improve convenience and energy efficiency, attracting more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase the home's value ↑
• Both Install smart home technology — Smart home features can improve convenience and energy efficiency, attracting more buyers ↑

ⓘ 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

Price history

-51.4% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $398,990 BRIGHT MLS
• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-02 Listed $399,990 BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-04-29 Price Changed $399,990 BRIGHT MLS
• 2026-04-29 Relisted — BRIGHT MLS
• 2026-04-29 Pending — BRIGHT MLS
• 2026-02-19 Listed $402,890 BRIGHT MLS
• 2026-02-04 Sold (Public Records) $821,585 Public Records