10 Bexhill Ct · Waldorf, MD 20602

$315,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 10 Days on market

Built 1976 10,341 sqft lot Est $357k · 12% under

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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 +13.6/30.0
• ARV discount +12.8/15.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t let this one get away! Super Cute home tucked away on a large fenced in yard with mature landscaping at the end of a cul-de-sac. Upgraded Kitchen, freshly painted, granite countertops, stainless steel appliances - open to dining with walk out to back yard that boasts a 6’ privacy fence, attached storage, and detached shed. Larger, newly painted, primary bedroom with walk in closet Upgraded flooring and bath. Great windows and tons of great lighting throughout. HVAC is about 10 years old, heat pump is Roughly 6 years old.

Key facts

• Quiet cul-de-sac
• Large fenced yard
• 0.24 acre lot

Tags

• LARGE FENCED YARD
• QUIET CUL-DE-SAC

Property features AI

Finance

• Financial info: Fee simple ownership; Property listed in average condition; Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached property; Estimated year built
• Construction: Vinyl siding; Other foundation; Above- and below-grade structures
• Exterior features: No basement; No tidal water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $19 ($222/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (14.0% below list).
• Recommended offer: $271k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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: 95 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,542 units permitted in Charles County in 2024 (516 in 5+ unit buildings).
• This rent runs 30% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 20y ago 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $270,905 (14.0% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $356,776
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Tadcaster Cir	0.11mi	3/1.0	1,132 (+2%)	12mo	$364,000	$322	81
1104 University Pl	0.57mi	4/2.0 (+1)	1,014 (-8%)	8mo	$399,900	$394	44
4076 Hamlin Ln	0.72mi	4/1.5 (+1)	1,270 (+15%)	14mo	$385,000	$303	24

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-49,856
• Equity at exit: $46,968

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-41,866
• Equity at exit: $27,235

Cash invested: $88,200 (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: 95
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,709 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$338 /mo · $4,062/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $19

Break-even live

Break-even rent $2,686

Max offer price $315,000

Occupancy floor 94%

Sensitivity live

Price	-10% $197	-5% $108	+0% $19	+5% $-71	+10% $-160
Rent	-10% $-195	-5% $-88	+0% $19	+5% $126	+10% $233
Rate	-1.0pp $177	-0.5pp $99	base $19	+0.5pp $-63	+1.0pp $-146

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Tyler Ct Waldorf, MD	3.0	1.5	1315	$2,600	$1.98	23d	1	0.85mi
1015 Copperfield Ct Waldorf, MD	3.0	2.5	1380	$2,600	$1.88	23d	1	0.90mi
1718 Brightwell Ct Waldorf, MD	3.0	1.5	1056	$2,195	$2.08	23d	1	0.96mi
5066 Oyster Reef Pl Waldorf, MD	2.0	2.5	1380	$2,695	$1.95	13d	1	1.06mi
4503 Ruston Pl Unit 43M Waldorf, MD	3.0	1.5	1076	$2,300	$2.14	12d	1	1.10mi
4703 Rookewood Pl Unit 28K Waldorf, MD	3.0	2.5	1350	$2,500	$1.85	44d	1	1.11mi

Listing history 36 events

1. 2026-06-02
   statusdays on market $315,000 Pending 10 DOM
2. 2026-06-01
   days on market $315,000 Active 9 DOM
3. 2026-05-31
   days on market $315,000 Active 8 DOM
4. 2026-05-23
   listed $315,000 Active
5. 2023-10-20
   historical $2,345
6. 2023-10-01
   listed $2,345
7. 2021-11-23
   soldstatus $300,000
8. 2021-10-08
   soldstatus $300,000 Closed 544-char remark

   Show marketing remark (544 chars)

   Don’t let this one get away! Super Cute home tucked away on a large fenced in yard with mature landscaping at the end of a cul-de-sac. Upgraded Kitchen, freshly painted, granite countertops, stainless steel appliances - open to dining with walk out to back yard that boasts a 6’ privacy fence, attached storage, and detached shed. Larger, newly painted, primary bedroom with walk in closet Upgraded flooring and bath. Great windows and tons of great lighting throughout. HVAC is about 10 years old, heat pump is Roughly 6 years old.

9. 2021-09-14
   status Pending 544-char remark

   Show marketing remark (544 chars)

   Don’t let this one get away! Super Cute home tucked away on a large fenced in yard with mature landscaping at the end of a cul-de-sac. Upgraded Kitchen, freshly painted, granite countertops, stainless steel appliances - open to dining with walk out to back yard that boasts a 6’ privacy fence, attached storage, and detached shed. Larger, newly painted, primary bedroom with walk in closet Upgraded flooring and bath. Great windows and tons of great lighting throughout. HVAC is about 10 years old, heat pump is Roughly 6 years old.

10. 2021-09-03
    historical Active Under Contract 544-char remark

    Show marketing remark (544 chars)

    Don’t let this one get away! Super Cute home tucked away on a large fenced in yard with mature landscaping at the end of a cul-de-sac. Upgraded Kitchen, freshly painted, granite countertops, stainless steel appliances - open to dining with walk out to back yard that boasts a 6’ privacy fence, attached storage, and detached shed. Larger, newly painted, primary bedroom with walk in closet Upgraded flooring and bath. Great windows and tons of great lighting throughout. HVAC is about 10 years old, heat pump is Roughly 6 years old.

11. 2021-08-25
    listed $295,000 Active 544-char remark

    Show marketing remark (544 chars)

    Don’t let this one get away! Super Cute home tucked away on a large fenced in yard with mature landscaping at the end of a cul-de-sac. Upgraded Kitchen, freshly painted, granite countertops, stainless steel appliances - open to dining with walk out to back yard that boasts a 6’ privacy fence, attached storage, and detached shed. Larger, newly painted, primary bedroom with walk in closet Upgraded flooring and bath. Great windows and tons of great lighting throughout. HVAC is about 10 years old, heat pump is Roughly 6 years old.

12. 2020-08-31
    soldstatus $245,000
13. 2020-08-25
    soldstatus $245,000 Closed 376-char remark

    Show marketing remark (376 chars)

    Beautiful move in ready one level home located within minutes to shopping, restaurants, recreation, and more. Located on a cul-de-sac . It has a very large fenced in back yard, complete with big shed, deck and stone firepit. Beautiful bay window in the living room allowing abundant sunshine to shine through. New flooring. Well maintained home with lots of storage. Must see!

14. 2020-07-28
    status Pending 376-char remark

    Show marketing remark (376 chars)

    Beautiful move in ready one level home located within minutes to shopping, restaurants, recreation, and more. Located on a cul-de-sac . It has a very large fenced in back yard, complete with big shed, deck and stone firepit. Beautiful bay window in the living room allowing abundant sunshine to shine through. New flooring. Well maintained home with lots of storage. Must see!

15. 2020-06-25
    status Active Under Contract 376-char remark

    Show marketing remark (376 chars)

    Beautiful move in ready one level home located within minutes to shopping, restaurants, recreation, and more. Located on a cul-de-sac . It has a very large fenced in back yard, complete with big shed, deck and stone firepit. Beautiful bay window in the living room allowing abundant sunshine to shine through. New flooring. Well maintained home with lots of storage. Must see!

16. 2020-06-23
    historical 376-char remark

    Show marketing remark (376 chars)

    Beautiful move in ready one level home located within minutes to shopping, restaurants, recreation, and more. Located on a cul-de-sac . It has a very large fenced in back yard, complete with big shed, deck and stone firepit. Beautiful bay window in the living room allowing abundant sunshine to shine through. New flooring. Well maintained home with lots of storage. Must see!

17. 2020-06-22
    listed $234,900 Active 376-char remark

    Show marketing remark (376 chars)

    Beautiful move in ready one level home located within minutes to shopping, restaurants, recreation, and more. Located on a cul-de-sac . It has a very large fenced in back yard, complete with big shed, deck and stone firepit. Beautiful bay window in the living room allowing abundant sunshine to shine through. New flooring. Well maintained home with lots of storage. Must see!

18. 2016-09-30
    soldstatus $177,000
19. 2016-09-02
    historical
20. 2016-08-31
    soldstatus $177,000
21. 2016-08-31
    soldstatus $177,000 Sold
22. 2016-06-28
    status Contract
23. 2016-05-09
    historical Contingent (Kick Out)
24. 2016-05-07
    status Contract
25. 2016-04-22
    listed $177,000 Active
26. 2016-04-22
    listed $177,000
27. 2015-12-01
    historical
28. 2015-06-04
    status Contingent (No Kick Out)
29. 2015-06-04
    historical Expired
30. 2015-05-21
    listed Active
31. 2015-05-21
    listed $162,900
32. 2006-10-13
    soldstatus $270,000
33. 2006-09-18
    soldstatus $270,000
34. 2006-08-27
    historical
35. 2006-05-31
    soldstatus $190,000
36. 2006-04-21
    listed $269,900

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

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $4,062 · $338/mo
• Projected year-2 tax: $4,062 · $338/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $32,509
• − Mortgage interest: −$17,645
• − Property taxes: −$4,062
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − Depreciation: −$9,164
• Taxable loss: −$5,138
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $1,456/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.

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

+16.7% since first listed

33 events — show timeline

• 2026-05-23 Listed $315,000 BRIGHT MLS
• 2023-10-20 Rental Removed $2,345 RENTLY
• 2023-10-01 Listed for Rent $2,345 RENTLY
• 2021-11-23 Sold (Public Records) $300,000 Public Records
• 2021-10-08 Sold (MLS) $300,000 BRIGHT MLS
• 2021-09-14 Pending — BRIGHT MLS
• 2021-09-03 Contingent — BRIGHT MLS
• 2021-08-25 Listed $295,000 BRIGHT MLS
• 2020-08-31 Sold (Public Records) $245,000 Public Records
• 2020-08-25 Sold (MLS) $245,000 BRIGHT MLS
• 2020-07-28 Pending — BRIGHT MLS
• 2020-06-25 Relisted — BRIGHT MLS
• 2020-06-23 Listing Removed — BRIGHT MLS
• 2020-06-22 Listed $234,900 BRIGHT MLS
• 2016-09-30 Sold (Public Records) $177,000 Public Records
• 2016-09-02 Listing Removed — BRIGHT MLS
• 2016-08-31 Sold (MLS) $177,000 MRIS
• 2016-08-31 Sold (MLS) $177,000 BRIGHT MLS
• 2016-06-28 Pending — MRIS
• 2016-05-09 Contingent — MRIS
• 2016-05-07 Pending — MRIS
• 2016-04-22 Listed $177,000 MRIS
• 2016-04-22 Listed $177,000 BRIGHT MLS
• 2015-12-01 Listing Removed — BRIGHT MLS
• 2015-06-04 Pending — MRIS
• 2015-06-04 Delisted — MRIS
• 2015-05-21 Listed — MRIS
• 2015-05-21 Listed $162,900 BRIGHT MLS
• 2006-10-13 Sold (Public Records) $270,000 Public Records
• 2006-09-18 Sold (MLS) $270,000 MRIS
• 2006-08-27 Delisted — MRIS
• 2006-05-31 Sold (Public Records) $190,000 Public Records
• 2006-04-21 Listed $269,900 MRIS

Property tax history

+4.5%/yr

Latest (2025): $4,062 · +3.5% YoY. Source: county tax records.