16 Amwich Ct · Waldorf, MD 20602

$300,000

3 bd · 1.5 ba · 1,689 sqft · SingleFamily public records · 14 Days on market

Built 1972 0.29 ac lot Est $390k · 23% under

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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).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• 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

Wonderful Opportunity! 3 Bedroom 2 Bath in Waldorf!

Key facts

• 0.29 acre lot
• Garage
• Built 1972

Property features AI

Exterior

• Parking: Front-entry attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electric service for appliances and HVAC
• Home design: Detached home; Vinyl siding
• Construction: Vinyl siding construction; Permanent foundation
• Exterior features: No tidal water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Fully finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $282k (5.9% below list).
• Recommended offer: $282k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Dr. Gustavus Brown Elementary (math 2% / reading 12%, grade F, #699 of 860 statewide, top 84%, 413 students, 73% 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 60% FRL vs 28% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 94 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 32% 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $125k; list at $300k implies a 140% gain — meaningful room to come down on a strong offer.

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 $282,263 (5.9% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $390,159
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Amwich Ct	0.00mi	3/2.0	1,689 (0%)	0mo	$275,000	$163	98
215 Compton Rd	0.50mi	4/1.5 (+1)	1,689 (0%)	0mo	$300,000	$178	72
527 Garner Ave	0.53mi	4/2.0 (+1)	1,689 (0%)	1mo	$398,900	$236	67
120 Garner Ave	0.74mi	3/1.5	1,689 (0%)	2mo	$388,000	$230	64
6 Castletown Ct	0.56mi	3/1.5	1,600 (-5%)	4mo	$370,000	$231	62
9 Wicklow Ct	0.47mi	4/2.0 (+1)	1,864 (+10%)	3mo	$390,000	$209	51
22 Marshall Rd	0.63mi	3/2.5	1,521 (-10%)	2mo	$400,000	$263	49
1205 Adams Ct	0.54mi	4/1.5 (+1)	1,484 (-12%)	1mo	$365,000	$246	48
1404 Boswell Ct	0.61mi	4/2.5 (+1)	1,803 (+7%)	4mo	$430,000	$238	48
1102 Coolidge Ct	0.70mi	4/2.0 (+1)	1,821 (+8%)	3mo	$325,000	$178	45
228 Garner Ave	0.42mi	4/3.0 (+1)	1,914 (+13%)	4mo	$385,000	$201	44
1324 Wilson Rd	0.74mi	4/2.5 (+1)	1,870 (+11%)	2mo	$440,000	$235	38

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-38,586
• Equity at exit: $44,731

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-20,570
• Equity at exit: $25,939

Cash invested: $84,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,823 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$375 /mo · $4,499/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $157

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 89%

Sensitivity live

Price	-10% $327	-5% $242	+0% $157	+5% $72	+10% $-13
Rent	-10% $-66	-5% $45	+0% $157	+5% $268	+10% $380
Rate	-1.0pp $308	-0.5pp $233	base $157	+0.5pp $79	+1.0pp $0

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Cardigan Ct Waldorf, MD	4.0	2.0	1648	$2,849	$1.73	45d	1	0.25mi
1001 Tyler Ct Waldorf, MD	3.0	1.5	1315	$2,600	$1.98	23d	1	0.39mi
6 Greystone Cir Waldorf, MD	4.0	2.0	1781	$2,900	$1.63	45d	1	0.41mi
1015 Copperfield Ct Waldorf, MD	3.0	2.5	1380	$2,600	$1.88	23d	1	0.45mi
4546 Scottsdale Pl Waldorf, MD	3.0	2.5	2021	$2,645	$1.31	7d	1	0.60mi
11497 Scotch Hills Pl Waldorf, MD	4.0	3.5	2068	$3,000	$1.45	45d	1	0.62mi
1537 Bryan Ct Waldorf, MD	3.0	2.0	1642	$2,600	$1.58	45d	1	0.64mi
1718 Brightwell Ct Waldorf, MD	3.0	1.5	1056	$2,195	$2.08	23d	1	0.65mi
2708 Grindall Ct Waldorf, MD	3.0	2.0	1506	$2,650	$1.76	14d	1	0.68mi
1010 Allward Dr Waldorf, MD	4.0	2.0	2176	$2,999	$1.38	45d	1	0.70mi
4503 Ruston Pl Unit 43M Waldorf, MD	3.0	1.5	1076	$2,300	$2.14	13d	1	0.88mi
4703 Rookewood Pl Unit 28K Waldorf, MD	3.0	2.5	1350	$2,500	$1.85	45d	1	0.92mi
5065 Ottawa Park Pl Waldorf, MD	3.0	2.0	2192	$2,800	$1.28	14d	1	1.18mi
3379 Justice Ct Waldorf, MD	3.0	1.5	1085	$1,975	$1.82	7d	1	1.21mi
5066 Oyster Reef Pl Waldorf, MD	2.0	2.5	1380	$2,695	$1.95	14d	1	1.30mi
11748 Sunningdale Pl Waldorf, MD	3.0	2.5	1860	$2,750	$1.48	26d	1	1.38mi
2619 Rooks Head Pl Waldorf, MD	3.0	1.5	1188	$2,500	$2.10	45d	1	1.42mi
11777 Sunningdale Pl Waldorf, MD	3.0	2.5	1944	$2,800	$1.44	45d	1	1.45mi
11696 Palm Desert Pl Waldorf, MD	3.0	2.5	1720	$2,900	$1.69	19d	1	1.48mi
3560 Malvern St Waldorf, MD	1.0–3.0	1.0–2.5	1422	$3,347	$2.35	0d	39	1.49mi

Listing history 8 events

1. 2026-05-28
   status Pending
2. 2026-04-30
   historical
3. 2026-04-23
   status Active
4. 2026-04-16
   historical
5. 2026-04-10
   listed $300,000 Active
6. 2026-04-08
   historical $300,000
7. 1994-06-15
   soldstatus $125,200
8. 1982-11-05
   soldstatus $72,500

ⓘ 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: $4,499 · $375/mo
• Projected year-2 tax: $4,499 · $375/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 2/10 Low
• 🌡 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: $33,872
• − Mortgage interest: −$16,805
• − Property taxes: −$4,499
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$8,727
• Taxable loss: −$3,078
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $2,620/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

+313.8% since first listed

8 events — show timeline

• 2026-05-28 Pending — BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-04-23 Relisted — BRIGHT MLS
• 2026-04-16 Listing Removed — BRIGHT MLS
• 2026-04-10 Listed $300,000 BRIGHT MLS
• 2026-04-08 Coming Soon $300,000 BRIGHT MLS
• 1994-06-15 Sold (Public Records) $125,200 Public Records
• 1982-11-05 Sold (Public Records) $72,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,499 · +4.0% YoY. Source: county tax records.