4706-A Rookewood Pl · Waldorf, MD 20602

$235,000

3 bd · 2.5 ba · 1,350 sqft · Townhouse · 14 Days on market

Built 1976 Good condition Est $319k · 26% under $460/mo HOA · 17% of rent

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +13.3/30.0
• 1% rule +6.2/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Recipe for Happiness! Beautifully Maintained! A home so inviting, so beautifully kept, it's love at first sight! & ready to move in. .. .Well-planned kitchen radiates an open feeling with lots of workspace. Beautiful newly renovated 3 bedroom, 1 and 1 half bathroom conveniently located in the Waldorf community. This homes, Upgrades includes stainless steel appliances, new flooring, new kitchen new bathrooms. Three spacious bedrooms located on the upper level. Master Bedroom. .. .. . Turn the key and you are home!! Beautifully renovated home with all the bells and whistles! The owner has paid attention to all the details. Charming living room makes entertaining fun with wood burning fi

Key facts

• $460 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Monthly condo fee of $435; Annual HOA fee of $295; HOA fees cover A/C unit(s), all ground fee, common area maintenance, front lawn care, pool(s) and sewer; Community amenities include outdoor pool

Exterior

• Parking: Side-entry attached garage (1 garage space); Concrete driveway
• Utilities: Public water; Public sewer; Electric service and electric hot water; Cable available / Cable internet
• Home design: End-of-row townhouse condominium; Building name: BANNISTER; Excellent condition; Effective remodel year 2026
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Above-grade and below-grade structures noted; Pets allowed with no pet restrictions
• Exterior features: Community outdoor pool; Screens and sliding energy-efficient double-pane windows

Interior

• Kitchen: Disposal; Dishwasher; Oven/Range - Electric; Stove; Refrigerator
• Bedrooms: Three bedrooms on the upper level (3 total bedrooms)
• Flooring: Carpet; Laminate plank / laminated; Wood floors
• Bathrooms: Two full bathrooms (both on upper level); One half bathroom on the main level
• Heating & cooling: Forced air heating (electric); Central A/C; Ceiling fans
• Interior features: Combination kitchen/dining and combination dining/living areas; Kitchen with table space and eat-in area; Master bathroom; Tub/shower; Recessed lighting; Ceiling fan(s); Wood floors; Dry wall and paneled walls; Six-panel and sliding glass doors
• Laundry & utility: Washer and Dryer; Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $0 ($2/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 6.3% vs local median 4.8% in Waldorf — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Eva Turner Elementary School (math 2% / reading 8%, grade F, #766 of 860 statewide, top 93%, 463 students, 69% FRL); Benjamin Stoddert Middle School (math 7% / reading 26%, grade F, #174 of 225 statewide, top 81%, 925 students, 59% 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 58% FRL vs 28% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 94 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.12% ✓
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $318,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4706-A Rookewood Pl	0.00mi	3/2.5	1,350 (0%)	0mo	$235,000	$174	100
4504-B Ruston Unit 41-KR	0.07mi	3/2.5	1,350 (0%)	2mo	$264,000	$196	95
4502-B Ruston Pl Unit 42-KR	0.09mi	3/2.5	1,350 (0%)	10mo	$280,000	$207	88
4708-A Rookewood Pl Unit 23-K	0.02mi	4/2.5 (+1)	1,350 (0%)	8mo	$257,400	$191	87
4535-A Reeves Pl Unit 48-K	0.08mi	3/2.5	1,350 (0%)	12mo	$264,900	$196	86
1732 Brightwell Ct	0.34mi	3/1.5	1,496 (+11%)	0mo	$315,000	$211	62
1039 Dorset Dr	0.74mi	3/2.5	1,380 (+2%)	1mo	$350,000	$254	61
1050 Dorset Dr	0.73mi	3/1.5	1,380 (+2%)	0mo	$329,000	$238	58
1761 Brightwell Ct	0.39mi	3/1.5	1,188 (-12%)	1mo	$330,000	$278	57
2703 Red Lion Pl	0.69mi	3/2.5	1,422 (+5%)	12mo	$350,000	$246	49
2581 Robinson Pl	0.63mi	3/1.5	1,188 (-12%)	1mo	$305,000	$257	45
2509 Robinson Pl	0.65mi	3/1.5	1,188 (-12%)	2mo	$280,000	$236	44

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-37,748
• Equity at exit: $35,039

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-31,548
• Equity at exit: $20,319

Cash invested: $65,800 (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 20602

• Active inventory: 94
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,638 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$460
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $0

Break-even live

Break-even rent $2,638

Max offer price $235,000

Occupancy floor 95%

Sensitivity live

Price	-10% $163	-5% $81	+0% $0	+5% $-81	+10% $-162
Rent	-10% $-208	-5% $-104	+0% $0	+5% $104	+10% $209
Rate	-1.0pp $118	-0.5pp $60	base $0	+0.5pp $-61	+1.0pp $-123

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4703 Rookewood Pl Unit 28K Waldorf, MD	3.0	2.5	1350	$2,500	$1.85	45d	1	0.02mi
4503 Ruston Pl Unit 43M Waldorf, MD	3.0	1.5	1076	$2,300	$2.14	13d	1	0.09mi
1537 Bryan Ct Waldorf, MD	3.0	2.0	1642	$2,600	$1.58	45d	1	0.31mi
1718 Brightwell Ct Waldorf, MD	3.0	1.5	1056	$2,195	$2.08	23d	1	0.35mi
2708 Grindall Ct Waldorf, MD	3.0	2.0	1506	$2,650	$1.76	14d	1	0.46mi
2619 Rooks Head Pl Waldorf, MD	3.0	1.5	1188	$2,500	$2.10	45d	1	0.63mi
1015 Copperfield Ct Waldorf, MD	3.0	2.5	1380	$2,600	$1.88	23d	1	0.82mi
6 Greystone Cir Waldorf, MD	4.0	2.0	1781	$2,900	$1.63	45d	1	0.93mi
5066 Oyster Reef Pl Waldorf, MD	2.0	2.5	1380	$2,695	$1.95	14d	1	1.00mi
2094 Chapelside Ct Waldorf, MD	3.0	2.0	1432	$2,900	$2.03	45d	1	1.02mi
13 Cardigan Ct Waldorf, MD	4.0	2.0	1648	$2,849	$1.73	45d	1	1.03mi
1001 Tyler Ct Waldorf, MD	3.0	1.5	1315	$2,600	$1.98	23d	1	1.03mi
30 Keepsake Pl Waldorf, MD	3.0	1.5	1344	$2,000	$1.49	26d	1	1.07mi
11748 Sunningdale Pl Waldorf, MD	3.0	2.5	1860	$2,750	$1.48	26d	1	1.07mi
2324 Kent Ct Waldorf, MD	3.0	2.5	1614	$2,900	$1.80	5d	1	1.14mi
3379 Justice Ct Waldorf, MD	3.0	1.5	1085	$1,975	$1.82	7d	1	1.17mi
11696 Palm Desert Pl Waldorf, MD	3.0	2.5	1720	$2,900	$1.69	19d	1	1.19mi
3053 Heathcote Rd Waldorf, MD	3.0	1.5	1034	$2,300	$2.22	45d	1	1.20mi
3975 Wintergreen Pl Waldorf, MD	3.0	2.0	1240	$2,400	$1.94	26d	1	1.28mi
3125 Heathcote Rd Waldorf, MD	3.0	1.0	1034	$1,995	$1.93	45d	1	1.29mi
3454 Tamarack Ct Waldorf, MD	4.0	2.0	1368	$2,900	$2.12	45d	1	1.38mi

HOA detail

• Monthly dues: $460 · $5,520/yr

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-17
   listed $235,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,658
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − HOA: −$5,520
• − Depreciation: −$6,836
• Taxable loss: −$3,627
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $872/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 Cosmetic rehab

This beautifully maintained townhouse is move-in ready with new kitchen, bathrooms, and flooring. It offers a good investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and value
• Both Replace carpet in bedrooms — Carpet can be outdated and replace with hardwood or tile
• Both Install smart home devices — Smart home devices can increase convenience and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and value ↑
• Both Replace carpet in bedrooms — Carpet can be outdated and replace with hardwood or tile ↑
• Both Install smart home devices — Smart home devices can increase convenience and property 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): 28,331
• Household income: $107,360
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 867.0

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 0.57)
• Race & ethnicity: Black 62% White 19% Two or more races 11% Hispanic / Latino 9% Asian 2%
• Common ancestry: Lithuanian 1% Iranian 1% Italian 1%
• Foreign-born: 11% · Canada, South Korea, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 1% Tagalog/Filipino 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: ▼ -261.39%
• Current HPI: 267.3445
• 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

2 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-17 Listed $235,000 BRIGHT MLS