5515 Aberdeen Pl · Waldorf, MD 20695

$369,990

2 bd · 3.0 ba · 1,862 sqft · Townhouse public records · 147 Days on market

Built 2026 Fair condition 1,786 sqft lot $199/sqft · 9% below area Est $400k · 8% under $84/mo HOA · 3% of rent

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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 +11.1/30.0
• ARV discount +10.9/15.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome HOME to St. Charles – Highlands in White Plains! Explore the popular Baylor three-story interior townhome, offering flexible living and modern design. ✔ 2 Bedrooms | 2 Full + 2 Half Baths | 1-Car Front-Load Garage ✔ Entry-level sun-filled flex space leading to backyard—ideal for home office, rec room, den, or future guest space ✔ Convenient powder room, storage closet & garage access on entry level ✔ Open-concept main living level with spacious living room, powder room, and bright kitchen ✔ Kitchen with stainless steel appliances, center island & breakfast nook ✔ Upper bedroom level featuring owner’s suite with vaulted ceilings, en suite & walk in closet, spacious secondary bedroom, hallway full bath, laundry closet & linen storage Enjoy the benefits of new construction townhome living in the sought-after St. Charles Highlands community, close to shopping, dining, commuter routes, Waldorf, La Plata & Prince George’s County. Schedule your private tour today and ask about available builder incentives. Prices and features may vary. Photos are for illustrative purposes only.

Key facts

• $84 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $370k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (14.9% below list).
• Recommended offer: $315k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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); Milton M. Somers Middle School (math 15% / reading 36%, grade F, #97 of 225 statewide, top 46%, 666 students, 39% 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 53% FRL vs 28% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 244 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• It's been on market 147 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 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 $315,036 (14.9% 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. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $399,990
• List price: $369,990
• Delta: -7.50%
• 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
5515 Aberdeen Pl	0.00mi	2/3.0	1,837 (-1%)	1mo	$369,990	$201	97
5527 Aberdeen Pl	0.04mi	3/3.0 (+1)	1,880 (+1%)	1mo	$399,990	$213	91
5580 Ludlow Pl	0.17mi	2/3.5	1,886 (+1%)	1mo	$377,990	$200	87
5556 Marksburg Pl	0.22mi	2/3.5	1,829 (-2%)	1mo	$372,990	$204	84
5640 Ludlow Pl	0.27mi	2/3.5	1,871 (+0%)	1mo	$379,990	$203	84
5627 Ludlow Pl	0.24mi	2/3.5	1,829 (-2%)	1mo	$379,990	$208	83
5558 Marksburg Pl	0.22mi	3/3.5 (+1)	1,871 (+0%)	1mo	$379,990	$203	81
5511 Aberdeen Pl	0.01mi	3/0.5 (+1)	1,896 (+2%)	1mo	$399,990	$211	81
5616 Ludlow Pl	0.26mi	3/3.5 (+1)	1,871 (+0%)	1mo	$379,990	$203	79
5639 Ludlow Pl	0.25mi	3/3.5 (+1)	1,886 (+1%)	1mo	$379,990	$201	79
5638 Ludlow Pl	0.27mi	3/3.5 (+1)	1,886 (+1%)	1mo	$376,990	$200	78
10971 Barnard Pl	0.23mi	3/2.5 (+1)	2,117 (+14%)	1mo	$417,990	$197	59

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-69,545
• Equity at exit: $55,167

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-72,632
• Equity at exit: $31,990

Cash invested: $103,597 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,150 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$84
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-152

Break-even live

Break-even rent $3,343

Max offer price $347,976

Occupancy floor 100%

Sensitivity live

Price	-10% $104	-5% $-24	+0% $-152	+5% $-280	+10% $-408
Rent	-10% $-401	-5% $-277	+0% $-152	+5% $-28	+10% $97
Rate	-1.0pp $34	-0.5pp $-58	base $-152	+0.5pp $-248	+1.0pp $-346

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: $92,498
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0d	1	0.07mi
5527 Aberdeen Pl White Plains, MD	3.0	4.0	1880	$3,000	$1.60	14d	1	0.07mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	7d	1	0.17mi
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	26d	1	0.17mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	24d	1	0.19mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1842	$3,332	$1.81	0d	2	0.39mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,258	$1.85	7d	7	0.58mi
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	19d	1	0.65mi
3908 Glacier Bay Pl White Plains, MD	3.0	2.5	2388	$3,200	$1.34	26d	1	0.86mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	45d	1	1.22mi

HOA detail

• Monthly dues: $84 · $1,008/yr

Listing history 8 events

1. 2026-05-05
   status Pending 1149-char remark

   Show marketing remark (1149 chars)

   Welcome HOME to St. Charles – Highlands in White Plains! Explore the popular Baylor three-story interior townhome, offering flexible living and modern design. ✔ 2 Bedrooms | 2 Full + 2 Half Baths | 1-Car Front-Load Garage ✔ Entry-level sun-filled flex space leading to backyard—ideal for home office, rec room, den, or future guest space ✔ Convenient powder room, storage closet & garage access on entry level ✔ Open-concept main living level with spacious living room, powder room, and bright kitchen ✔ Kitchen with stainless steel appliances, center island & breakfast nook ✔ Upper bedroom level featuring owner’s suite with vaulted ceilings, en suite & walk in closet, spacious secondary bedroom, hallway full bath, laundry closet & linen storage Enjoy the benefits of new construction townhome living in the sought-after St. Charles Highlands community, close to shopping, dining, commuter routes, Waldorf, La Plata & Prince George’s County. Schedule your private tour today and ask about available builder incentives. Prices and features may vary. Photos are for illustrative purposes only.

2. 2026-04-28
   price $369,990 1149-char remark

   Show marketing remark (1149 chars)

   Welcome HOME to St. Charles – Highlands in White Plains! Explore the popular Baylor three-story interior townhome, offering flexible living and modern design. ✔ 2 Bedrooms | 2 Full + 2 Half Baths | 1-Car Front-Load Garage ✔ Entry-level sun-filled flex space leading to backyard—ideal for home office, rec room, den, or future guest space ✔ Convenient powder room, storage closet & garage access on entry level ✔ Open-concept main living level with spacious living room, powder room, and bright kitchen ✔ Kitchen with stainless steel appliances, center island & breakfast nook ✔ Upper bedroom level featuring owner’s suite with vaulted ceilings, en suite & walk in closet, spacious secondary bedroom, hallway full bath, laundry closet & linen storage Enjoy the benefits of new construction townhome living in the sought-after St. Charles Highlands community, close to shopping, dining, commuter routes, Waldorf, La Plata & Prince George’s County. Schedule your private tour today and ask about available builder incentives. Prices and features may vary. Photos are for illustrative purposes only.

3. 2026-04-27
   status Active 1149-char remark

   Show marketing remark (1149 chars)

   Welcome HOME to St. Charles – Highlands in White Plains! Explore the popular Baylor three-story interior townhome, offering flexible living and modern design. ✔ 2 Bedrooms | 2 Full + 2 Half Baths | 1-Car Front-Load Garage ✔ Entry-level sun-filled flex space leading to backyard—ideal for home office, rec room, den, or future guest space ✔ Convenient powder room, storage closet & garage access on entry level ✔ Open-concept main living level with spacious living room, powder room, and bright kitchen ✔ Kitchen with stainless steel appliances, center island & breakfast nook ✔ Upper bedroom level featuring owner’s suite with vaulted ceilings, en suite & walk in closet, spacious secondary bedroom, hallway full bath, laundry closet & linen storage Enjoy the benefits of new construction townhome living in the sought-after St. Charles Highlands community, close to shopping, dining, commuter routes, Waldorf, La Plata & Prince George’s County. Schedule your private tour today and ask about available builder incentives. Prices and features may vary. Photos are for illustrative purposes only.

4. 2026-04-06
   status Pending 1149-char remark

   Show marketing remark (1149 chars)

   Welcome HOME to St. Charles – Highlands in White Plains! Explore the popular Baylor three-story interior townhome, offering flexible living and modern design. ✔ 2 Bedrooms | 2 Full + 2 Half Baths | 1-Car Front-Load Garage ✔ Entry-level sun-filled flex space leading to backyard—ideal for home office, rec room, den, or future guest space ✔ Convenient powder room, storage closet & garage access on entry level ✔ Open-concept main living level with spacious living room, powder room, and bright kitchen ✔ Kitchen with stainless steel appliances, center island & breakfast nook ✔ Upper bedroom level featuring owner’s suite with vaulted ceilings, en suite & walk in closet, spacious secondary bedroom, hallway full bath, laundry closet & linen storage Enjoy the benefits of new construction townhome living in the sought-after St. Charles Highlands community, close to shopping, dining, commuter routes, Waldorf, La Plata & Prince George’s County. Schedule your private tour today and ask about available builder incentives. Prices and features may vary. Photos are for illustrative purposes only.

5. 2026-02-20
   status Active 1149-char remark

   Show marketing remark (1149 chars)

   Welcome HOME to St. Charles – Highlands in White Plains! Explore the popular Baylor three-story interior townhome, offering flexible living and modern design. ✔ 2 Bedrooms | 2 Full + 2 Half Baths | 1-Car Front-Load Garage ✔ Entry-level sun-filled flex space leading to backyard—ideal for home office, rec room, den, or future guest space ✔ Convenient powder room, storage closet & garage access on entry level ✔ Open-concept main living level with spacious living room, powder room, and bright kitchen ✔ Kitchen with stainless steel appliances, center island & breakfast nook ✔ Upper bedroom level featuring owner’s suite with vaulted ceilings, en suite & walk in closet, spacious secondary bedroom, hallway full bath, laundry closet & linen storage Enjoy the benefits of new construction townhome living in the sought-after St. Charles Highlands community, close to shopping, dining, commuter routes, Waldorf, La Plata & Prince George’s County. Schedule your private tour today and ask about available builder incentives. Prices and features may vary. Photos are for illustrative purposes only.

6. 2026-01-20
   historical 1149-char remark

   Show marketing remark (1149 chars)

   Welcome HOME to St. Charles – Highlands in White Plains! Explore the popular Baylor three-story interior townhome, offering flexible living and modern design. ✔ 2 Bedrooms | 2 Full + 2 Half Baths | 1-Car Front-Load Garage ✔ Entry-level sun-filled flex space leading to backyard—ideal for home office, rec room, den, or future guest space ✔ Convenient powder room, storage closet & garage access on entry level ✔ Open-concept main living level with spacious living room, powder room, and bright kitchen ✔ Kitchen with stainless steel appliances, center island & breakfast nook ✔ Upper bedroom level featuring owner’s suite with vaulted ceilings, en suite & walk in closet, spacious secondary bedroom, hallway full bath, laundry closet & linen storage Enjoy the benefits of new construction townhome living in the sought-after St. Charles Highlands community, close to shopping, dining, commuter routes, Waldorf, La Plata & Prince George’s County. Schedule your private tour today and ask about available builder incentives. Prices and features may vary. Photos are for illustrative purposes only.

7. 2026-01-08
   soldstatus $2,227,297
8. 2025-10-18
   listed $371,890 Active 1149-char remark

   Show marketing remark (1149 chars)

   Welcome HOME to St. Charles – Highlands in White Plains! Explore the popular Baylor three-story interior townhome, offering flexible living and modern design. ✔ 2 Bedrooms | 2 Full + 2 Half Baths | 1-Car Front-Load Garage ✔ Entry-level sun-filled flex space leading to backyard—ideal for home office, rec room, den, or future guest space ✔ Convenient powder room, storage closet & garage access on entry level ✔ Open-concept main living level with spacious living room, powder room, and bright kitchen ✔ Kitchen with stainless steel appliances, center island & breakfast nook ✔ Upper bedroom level featuring owner’s suite with vaulted ceilings, en suite & walk in closet, spacious secondary bedroom, hallway full bath, laundry closet & linen storage Enjoy the benefits of new construction townhome living in the sought-after St. Charles Highlands community, close to shopping, dining, commuter routes, Waldorf, La Plata & Prince George’s County. Schedule your private tour today and ask about available builder incentives. Prices and features may vary. Photos are for illustrative purposes only.

ⓘ 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: $37,804
• − Mortgage interest: −$20,725
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − HOA: −$1,008
• − Depreciation: −$10,763
• Taxable loss: −$8,141
• Est. tax savings @ 24.0%: +$1,954
• After-tax cash flow: $128/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 · 1 photo

Fair 45/100 Moderate rehab

The townhouse requires moderate repairs and maintenance, particularly to the exterior siding and interior walls. Painting and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Moderate exterior siding — Weathered stone siding
• Moderate interior walls — Paint appears faded
• Minor landscaping — Minimal landscaping

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Resale paint interior walls — Fresh paint improves interior appearance
• Both landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered stone siding	Moderate	$3,000–15,000
interior walls · Paint appears faded	Moderate	$3,000–15,000
landscaping · Minimal landscaping	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Resale paint interior walls — Fresh paint improves interior appearance ↑
• Both landscaping — Enhances curb appeal and adds 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

Price history

-0.5% since first listed

8 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-28 Price Changed $369,990 BRIGHT MLS
• 2026-04-27 Relisted — BRIGHT MLS
• 2026-04-06 Pending — BRIGHT MLS
• 2026-02-20 Relisted — BRIGHT MLS
• 2026-01-20 Listing Removed — BRIGHT MLS
• 2026-01-08 Sold (Public Records) $2,227,297 Public Records
• 2025-10-18 Listed $371,890 BRIGHT MLS