3071 Heathcote Rd · Waldorf, MD 20602

$225,000

3 bd · 1.0 ba · 1,034 sqft · Townhouse public records · 127 Days on market

Built 1983 871 sqft lot $218/sqft · 17% below area Est $270k · 17% under $102/mo HOA · 4% 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).

• Cash flow +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.0/10.0
• 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

3071 Heathcote Rd Featuring newer HVAC 2019 and water heater. This two-level home offers 3 bedrooms, 1 full bath, and a convenient carport, all located in the heart of Waldorf. Enjoy a functional layout with comfortable living space. Great location close to shopping, dining, schools, and major commuter routes, making daily life easy and accessible. A solid opportunity for buyers looking to get into a well-located home with plenty of potential.

Key facts

• $102 HOA
• Parking
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 93 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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

• It's been on market 127 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.10% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (median comp): $269,677
• List price: $225,000
• Delta: -16.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3126 Heathcote Rd	0.08mi	3/1.0	1,034 (0%)	5mo	$235,000	$227	92
3046 Heathcote Rd	0.05mi	3/2.0	1,034 (0%)	2mo	$309,000	$299	92
3243 Indian King Ct	0.27mi	4/1.0 (+1)	1,085 (+5%)	0mo	$310,000	$286	74
3427-D Walnut Ct	0.40mi	3/1.5	1,106 (+7%)	1mo	$310,000	$280	67
3729 Kempsford Field Pl	0.24mi	3/1.5	1,160 (+12%)	1mo	$307,000	$265	66
723 Hatfield Ct	0.65mi	3/1.5	1,056 (+2%)	0mo	$305,000	$289	64
717 Brandon Cir	0.61mi	3/1.5	1,056 (+2%)	4mo	$304,400	$288	63
717 Barrington Dr	0.66mi	3/1.0	1,056 (+2%)	5mo	$300,000	$284	61
3369 Justice	0.48mi	3/2.0	1,085 (+5%)	6mo	$319,000	$294	61
3837 Kearnys Inn Pl	0.34mi	3/1.5	1,160 (+12%)	2mo	$300,000	$259	60
3893 Light Arms Pl	0.44mi	3/1.5	1,160 (+12%)	6mo	$268,050	$231	52
3864 Kelly Green Pl	0.44mi	3/1.5	1,160 (+12%)	7mo	$256,000	$221	51

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-14,076
• Equity at exit: $33,548

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $16,757
• Equity at exit: $19,454

Cash invested: $63,000 (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: 93
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$231 /mo · $2,771/yr
• Insurance: −$94
• HOA: −$102
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $350

Break-even live

Break-even rent $2,034

Max offer price $225,000

Occupancy floor 81%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3053 Heathcote Rd Waldorf, MD	3.0	1.5	1034	$2,300	$2.22	44d	1	0.02mi
3125 Heathcote Rd Waldorf, MD	3.0	1.0	1034	$1,995	$1.93	44d	1	0.11mi
2094 Chapelside Ct Waldorf, MD	3.0	2.0	1432	$2,900	$2.03	44d	1	0.25mi
3975 Wintergreen Pl Waldorf, MD	3.0	2.0	1240	$2,400	$1.94	24d	1	0.37mi
3379 Justice Ct Waldorf, MD	3.0	1.5	1085	$1,975	$1.82	5d	1	0.49mi
12151 Ell Ln Waldorf, MD	2.0	2.0	840	$1,695	$2.02	5d	1	0.56mi
3454 Tamarack Ct Waldorf, MD	4.0	2.0	1368	$2,900	$2.12	44d	1	0.58mi
3381 Ryon Ct Waldorf, MD	3.0	1.5	1232	$2,200	$1.79	11d	1	0.80mi
2619 Rooks Head Pl Waldorf, MD	3.0	1.5	1188	$2,500	$2.10	44d	1	0.80mi
12111 Fielding Pl Waldorf, MD	3.0	2.5	1835	$3,270	$1.78	5d	7	0.83mi
30 Keepsake Pl Waldorf, MD	3.0	1.5	1344	$2,000	$1.49	24d	1	0.84mi
3281 Ryon Ct Waldorf, MD	3.0	1.5	1232	$2,299	$1.87	44d	1	0.94mi
1718 Brightwell Ct Waldorf, MD	3.0	1.5	1056	$2,195	$2.08	22d	1	1.05mi
4503 Ruston Pl Unit 43M Waldorf, MD	3.0	1.5	1076	$2,300	$2.14	11d	1	1.10mi
1015 Copperfield Ct Waldorf, MD	3.0	2.5	1380	$2,600	$1.88	22d	1	1.11mi
4703 Rookewood Pl Unit 28K Waldorf, MD	3.0	2.5	1350	$2,500	$1.85	44d	1	1.17mi
1001 Tyler Ct Waldorf, MD	3.0	1.5	1315	$2,600	$1.98	22d	1	1.30mi

HOA detail

• Monthly dues: $102 · $1,224/yr
• Likely covers: water

Listing history 32 events

1. 2026-06-18
   days on market $225,000 Active 127 DOM
2. 2026-06-17
   days on market $225,000 Active 126 DOM
3. 2026-06-16
   days on market $225,000 Active 125 DOM
4. 2026-06-15
   days on market $225,000 Active 124 DOM
5. 2026-06-13
   days on market $225,000 Active 122 DOM
6. 2026-06-10
   days on market $225,000 Active 118 DOM
7. 2026-06-08
   days on market $225,000 Active 117 DOM
8. 2026-06-07
   days on market $225,000 Active 116 DOM
9. 2026-06-04
   days on market $225,000 Active 113 DOM
10. 2026-06-03
    days on market $225,000 Active 112 DOM
11. 2026-06-02
    days on market $225,000 Active 111 DOM
12. 2026-06-01
    days on market $225,000 Active 110 DOM
13. 2026-05-31
    days on market $225,000 Active 109 DOM
14. 2026-03-27
    price $225,000 447-char remark

    Show marketing remark (447 chars)

    3071 Heathcote Rd Featuring newer HVAC 2019 and water heater. This two-level home offers 3 bedrooms, 1 full bath, and a convenient carport, all located in the heart of Waldorf. Enjoy a functional layout with comfortable living space. Great location close to shopping, dining, schools, and major commuter routes, making daily life easy and accessible. A solid opportunity for buyers looking to get into a well-located home with plenty of potential.

15. 2026-03-22
    price $230,000 447-char remark

    Show marketing remark (447 chars)

    3071 Heathcote Rd Featuring newer HVAC 2019 and water heater. This two-level home offers 3 bedrooms, 1 full bath, and a convenient carport, all located in the heart of Waldorf. Enjoy a functional layout with comfortable living space. Great location close to shopping, dining, schools, and major commuter routes, making daily life easy and accessible. A solid opportunity for buyers looking to get into a well-located home with plenty of potential.

16. 2026-03-17
    price $235,500 447-char remark

    Show marketing remark (447 chars)

    3071 Heathcote Rd Featuring newer HVAC 2019 and water heater. This two-level home offers 3 bedrooms, 1 full bath, and a convenient carport, all located in the heart of Waldorf. Enjoy a functional layout with comfortable living space. Great location close to shopping, dining, schools, and major commuter routes, making daily life easy and accessible. A solid opportunity for buyers looking to get into a well-located home with plenty of potential.

17. 2026-03-16
    price $230,000 447-char remark

    Show marketing remark (447 chars)

    3071 Heathcote Rd Featuring newer HVAC 2019 and water heater. This two-level home offers 3 bedrooms, 1 full bath, and a convenient carport, all located in the heart of Waldorf. Enjoy a functional layout with comfortable living space. Great location close to shopping, dining, schools, and major commuter routes, making daily life easy and accessible. A solid opportunity for buyers looking to get into a well-located home with plenty of potential.

18. 2026-02-23
    price $239,000 447-char remark

    Show marketing remark (447 chars)

    3071 Heathcote Rd Featuring newer HVAC 2019 and water heater. This two-level home offers 3 bedrooms, 1 full bath, and a convenient carport, all located in the heart of Waldorf. Enjoy a functional layout with comfortable living space. Great location close to shopping, dining, schools, and major commuter routes, making daily life easy and accessible. A solid opportunity for buyers looking to get into a well-located home with plenty of potential.

19. 2026-02-12
    listed $249,000 Active 447-char remark

    Show marketing remark (447 chars)

    3071 Heathcote Rd Featuring newer HVAC 2019 and water heater. This two-level home offers 3 bedrooms, 1 full bath, and a convenient carport, all located in the heart of Waldorf. Enjoy a functional layout with comfortable living space. Great location close to shopping, dining, schools, and major commuter routes, making daily life easy and accessible. A solid opportunity for buyers looking to get into a well-located home with plenty of potential.

20. 2026-02-04
    historical $249,000 447-char remark

    Show marketing remark (447 chars)

    3071 Heathcote Rd Featuring newer HVAC 2019 and water heater. This two-level home offers 3 bedrooms, 1 full bath, and a convenient carport, all located in the heart of Waldorf. Enjoy a functional layout with comfortable living space. Great location close to shopping, dining, schools, and major commuter routes, making daily life easy and accessible. A solid opportunity for buyers looking to get into a well-located home with plenty of potential.

21. 2007-02-13
    soldstatus $207,000
22. 2007-01-29
    soldstatus $207,000 208-char remark

    Show marketing remark (208 chars)

    Indian Head Hwy south to left on Md-2228/Berry Rd. Md. -228/Berry Rd. becomes Leonardtown Rd/Md. -5. Turn right onto Post Office Rd. Post Office Rd. to left onto Huntington Cir. Turn right onto Heathcote Rd.

23. 2007-01-07
    historical 208-char remark

    Show marketing remark (208 chars)

    Indian Head Hwy south to left on Md-2228/Berry Rd. Md. -228/Berry Rd. becomes Leonardtown Rd/Md. -5. Turn right onto Post Office Rd. Post Office Rd. to left onto Huntington Cir. Turn right onto Heathcote Rd.

24. 2006-10-29
    listed $207,000 208-char remark

    Show marketing remark (208 chars)

    Indian Head Hwy south to left on Md-2228/Berry Rd. Md. -228/Berry Rd. becomes Leonardtown Rd/Md. -5. Turn right onto Post Office Rd. Post Office Rd. to left onto Huntington Cir. Turn right onto Heathcote Rd.

25. 2005-07-20
    soldstatus $175,000
26. 2005-06-30
    soldstatus $175,000
27. 2005-05-25
    historical
28. 2005-05-25
    listed $175,000
29. 2003-08-05
    historical
30. 2003-05-31
    listed
31. 1995-02-28
    soldstatus $76,600
32. 1989-07-17
    soldstatus $75,000

ⓘ 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: $2,771 · $231/mo
• Projected year-2 tax: $2,771 · $231/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 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: $29,725
• − Mortgage interest: −$12,603
• − Property taxes: −$2,771
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − HOA: −$1,224
• − Depreciation: −$6,545
• Taxable income: $701
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $4,036/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

+200.0% since first listed

19 events — show timeline

• 2026-03-27 Price Changed $225,000 BRIGHT MLS
• 2026-03-22 Price Changed $230,000 BRIGHT MLS
• 2026-03-17 Price Changed $235,500 BRIGHT MLS
• 2026-03-16 Price Changed $230,000 BRIGHT MLS
• 2026-02-23 Price Changed $239,000 BRIGHT MLS
• 2026-02-12 Listed $249,000 BRIGHT MLS
• 2026-02-04 Coming Soon $249,000 BRIGHT MLS
• 2007-02-13 Sold (Public Records) $207,000 Public Records
• 2007-01-29 Sold (MLS) $207,000 MRIS
• 2007-01-07 Delisted — MRIS
• 2006-10-29 Listed $207,000 MRIS
• 2005-07-20 Sold (Public Records) $175,000 Public Records
• 2005-06-30 Sold (MLS) $175,000 MRIS
• 2005-05-25 Listed $175,000 MRIS
• 2005-05-25 Delisted — MRIS
• 2003-08-05 Delisted — MRIS
• 2003-05-31 Listed — MRIS
• 1995-02-28 Sold (Public Records) $76,600 Public Records
• 1989-07-17 Sold (Public Records) $75,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,771 · +7.5% YoY. Source: county tax records.