5526 Aberdeen Pl · Waldorf, MD 20695

$349,990

2 bd · 3.0 ba · 1,862 sqft · Townhouse public records · 86 Days on market

Built 2025 Poor condition 1,786 sqft lot $188/sqft · 15% below area Est $411k · 15% under $89/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).

• ARV discount +14.2/15.0
• Cash flow +13.9/30.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to St. Charles – Highlands Community! Move right into the Baylor floor plan, a beautifully designed three-story interior townhome offering 2 bedrooms, 3 full baths, and 1 half bath, thoughtfully crafted for modern living and flexibility. The entry-level (lower level) welcomes you with a versatile flex space just off the entrance, complete with a full bathroom—ideal for guests, a private home office, gym, or bonus living area. The main living level features a bright, open-concept layout designed for entertaining and everyday comfort. The stylish kitchen is equipped with stainless steel appliances, a center island, and a breakfast area, flowing seamlessly into the spacious living room highlighted by a bay window that fills the space with natural light. Step outside to the deck off the kitchen, perfectly positioned backing to the woods, offering privacy and peaceful views. A convenient powder room completes this level. The upper bedroom level offers two generously sized bedrooms, including a stunning primary suite with vaulted ceilings, a walk-in closet, and a spa-inspired en-suite bath featuring a dual vanity. A secondary bedroom, full hallway bath, and laundry conveniently located on this level with washer and dryer included add everyday ease. This move-in-ready home is located in the desirable St. Charles Highlands community, where residents enjoy access to a clubhouse, fitness center, swimming pool, tot lot/playground, and dog park. Schedule your showing today and experience comfort, convenience, and community living at its best! Prices and features are subject to change. Photos are for illustrative purposes only.

Key facts

• $89 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $350k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $36 ($431/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 $322k (8.0% below list).
• Recommended offer: $322k (8.0% 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: 245 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2k of loan paydown is wiped out by about $10k 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 86 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Recommended offer $321,972 (8.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (median comp): $411,394
• List price: $349,990
• Delta: -14.93%
• 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
5515 Aberdeen Pl	0.04mi	2/3.0	1,837 (-1%)	1mo	$369,990	$201	95
5527 Aberdeen Pl	0.03mi	3/3.0 (+1)	1,880 (+1%)	1mo	$399,990	$213	91
5580 Ludlow Pl	0.14mi	2/3.5	1,886 (+1%)	1mo	$377,990	$200	89
5556 Marksburg Pl	0.18mi	2/3.5	1,829 (-2%)	1mo	$372,990	$204	86
5640 Ludlow Pl	0.23mi	2/3.5	1,871 (+0%)	1mo	$379,990	$203	86
5627 Ludlow Pl	0.21mi	2/3.5	1,829 (-2%)	1mo	$379,990	$208	85
5558 Marksburg Pl	0.18mi	3/3.5 (+1)	1,871 (+0%)	1mo	$379,990	$203	83
5616 Ludlow Pl	0.23mi	3/3.5 (+1)	1,871 (+0%)	1mo	$379,990	$203	81
5639 Ludlow Pl	0.21mi	3/3.5 (+1)	1,886 (+1%)	1mo	$379,990	$201	80
5638 Ludlow Pl	0.23mi	3/3.5 (+1)	1,886 (+1%)	1mo	$376,990	$200	79
5511 Aberdeen Pl	0.05mi	3/0.5 (+1)	1,896 (+2%)	1mo	$399,990	$211	79
10971 Barnard Pl	0.19mi	3/2.5 (+1)	2,117 (+14%)	1mo	$417,990	$197	61

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-54,325
• Equity at exit: $52,185

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-43,943
• Equity at exit: $30,261

Cash invested: $97,997 (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: 245
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,220 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$89
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $36

Break-even live

Break-even rent $3,174

Max offer price $349,990

Occupancy floor 94%

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	12d	1	0.01mi
10933 Drummond Pl Unit 10933 White Plains, MD	3.0	3.0	2300	$3,500	$1.52	5d	1	0.11mi
10939 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,500	$1.60	24d	1	0.12mi
10893 Drummond Pl White Plains, MD	3.0	2.5	2192	$3,250	$1.48	21d	1	0.12mi
5692 Glencoe Pl White Plains, MD	3.0	2.5	1942	$3,332	$1.72	1d	2	0.33mi
11180 Conway Pl White Plains, MD	3.0	2.5	1765	$3,258	$1.85	5d	7	0.52mi
4165 Brodie Pl White Plains, MD	3.0	3.5	2544	$3,000	$1.18	17d	1	0.59mi
3908 Glacier Bay Pl White Plains, MD	3.0	2.5	2388	$3,200	$1.34	24d	1	0.80mi
5754 Frederick Douglas Pl White Plains, MD	3.0	3.5	2220	$3,500	$1.58	43d	1	1.16mi
10263 Pine Hill Pl La Plata, MD	1.0–3.0	1.0–2.0	1041	$2,585	$2.48	1d	34	1.30mi
5525 Peanuts Ln Waldorf, MD	3.0	4.0	2160	$3,400	$1.57	43d	1	1.47mi

HOA detail

• Monthly dues: $89 · $1,068/yr
• Likely covers: poolgym

Listing history 5 events

1. 2026-05-19
   status Pending 1667-char remark

   Show marketing remark (1667 chars)

   Welcome Home to St. Charles – Highlands Community! Move right into the Baylor floor plan, a beautifully designed three-story interior townhome offering 2 bedrooms, 3 full baths, and 1 half bath, thoughtfully crafted for modern living and flexibility. The entry-level (lower level) welcomes you with a versatile flex space just off the entrance, complete with a full bathroom—ideal for guests, a private home office, gym, or bonus living area. The main living level features a bright, open-concept layout designed for entertaining and everyday comfort. The stylish kitchen is equipped with stainless steel appliances, a center island, and a breakfast area, flowing seamlessly into the spacious living room highlighted by a bay window that fills the space with natural light. Step outside to the deck off the kitchen, perfectly positioned backing to the woods, offering privacy and peaceful views. A convenient powder room completes this level. The upper bedroom level offers two generously sized bedrooms, including a stunning primary suite with vaulted ceilings, a walk-in closet, and a spa-inspired en-suite bath featuring a dual vanity. A secondary bedroom, full hallway bath, and laundry conveniently located on this level with washer and dryer included add everyday ease. This move-in-ready home is located in the desirable St. Charles Highlands community, where residents enjoy access to a clubhouse, fitness center, swimming pool, tot lot/playground, and dog park. Schedule your showing today and experience comfort, convenience, and community living at its best! Prices and features are subject to change. Photos are for illustrative purposes only.

2. 2026-04-27
   price $349,990 1667-char remark

   Show marketing remark (1667 chars)

   Welcome Home to St. Charles – Highlands Community! Move right into the Baylor floor plan, a beautifully designed three-story interior townhome offering 2 bedrooms, 3 full baths, and 1 half bath, thoughtfully crafted for modern living and flexibility. The entry-level (lower level) welcomes you with a versatile flex space just off the entrance, complete with a full bathroom—ideal for guests, a private home office, gym, or bonus living area. The main living level features a bright, open-concept layout designed for entertaining and everyday comfort. The stylish kitchen is equipped with stainless steel appliances, a center island, and a breakfast area, flowing seamlessly into the spacious living room highlighted by a bay window that fills the space with natural light. Step outside to the deck off the kitchen, perfectly positioned backing to the woods, offering privacy and peaceful views. A convenient powder room completes this level. The upper bedroom level offers two generously sized bedrooms, including a stunning primary suite with vaulted ceilings, a walk-in closet, and a spa-inspired en-suite bath featuring a dual vanity. A secondary bedroom, full hallway bath, and laundry conveniently located on this level with washer and dryer included add everyday ease. This move-in-ready home is located in the desirable St. Charles Highlands community, where residents enjoy access to a clubhouse, fitness center, swimming pool, tot lot/playground, and dog park. Schedule your showing today and experience comfort, convenience, and community living at its best! Prices and features are subject to change. Photos are for illustrative purposes only.

3. 2026-02-23
   listed $373,890 Active 1667-char remark

   Show marketing remark (1667 chars)

   Welcome Home to St. Charles – Highlands Community! Move right into the Baylor floor plan, a beautifully designed three-story interior townhome offering 2 bedrooms, 3 full baths, and 1 half bath, thoughtfully crafted for modern living and flexibility. The entry-level (lower level) welcomes you with a versatile flex space just off the entrance, complete with a full bathroom—ideal for guests, a private home office, gym, or bonus living area. The main living level features a bright, open-concept layout designed for entertaining and everyday comfort. The stylish kitchen is equipped with stainless steel appliances, a center island, and a breakfast area, flowing seamlessly into the spacious living room highlighted by a bay window that fills the space with natural light. Step outside to the deck off the kitchen, perfectly positioned backing to the woods, offering privacy and peaceful views. A convenient powder room completes this level. The upper bedroom level offers two generously sized bedrooms, including a stunning primary suite with vaulted ceilings, a walk-in closet, and a spa-inspired en-suite bath featuring a dual vanity. A secondary bedroom, full hallway bath, and laundry conveniently located on this level with washer and dryer included add everyday ease. This move-in-ready home is located in the desirable St. Charles Highlands community, where residents enjoy access to a clubhouse, fitness center, swimming pool, tot lot/playground, and dog park. Schedule your showing today and experience comfort, convenience, and community living at its best! Prices and features are subject to change. Photos are for illustrative purposes only.

4. 2026-02-21
   historical $373,890 1667-char remark

   Show marketing remark (1667 chars)

   Welcome Home to St. Charles – Highlands Community! Move right into the Baylor floor plan, a beautifully designed three-story interior townhome offering 2 bedrooms, 3 full baths, and 1 half bath, thoughtfully crafted for modern living and flexibility. The entry-level (lower level) welcomes you with a versatile flex space just off the entrance, complete with a full bathroom—ideal for guests, a private home office, gym, or bonus living area. The main living level features a bright, open-concept layout designed for entertaining and everyday comfort. The stylish kitchen is equipped with stainless steel appliances, a center island, and a breakfast area, flowing seamlessly into the spacious living room highlighted by a bay window that fills the space with natural light. Step outside to the deck off the kitchen, perfectly positioned backing to the woods, offering privacy and peaceful views. A convenient powder room completes this level. The upper bedroom level offers two generously sized bedrooms, including a stunning primary suite with vaulted ceilings, a walk-in closet, and a spa-inspired en-suite bath featuring a dual vanity. A secondary bedroom, full hallway bath, and laundry conveniently located on this level with washer and dryer included add everyday ease. This move-in-ready home is located in the desirable St. Charles Highlands community, where residents enjoy access to a clubhouse, fitness center, swimming pool, tot lot/playground, and dog park. Schedule your showing today and experience comfort, convenience, and community living at its best! Prices and features are subject to change. Photos are for illustrative purposes only.

5. 2026-01-08
   soldstatus $2,227,297

ⓘ 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: $38,637
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,091
• − Management: −$3,091
• − HOA: −$1,068
• − Depreciation: −$10,182
• Taxable loss: −$5,399
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $1,726/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 · 0 photos

Poor 20/100 Extensive rehab

This townhouse requires extensive repairs and updates to its kitchen, bathrooms, flooring, and exterior. Painting, kitchen and bathroom updates, and landscaping improvements would significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Signs of wear and tear indicate significant damage.
• Major Bathroom fixtures — Clutter and signs of wear suggest urgent need for cleaning and repairs.
• Major Flooring — Worn appearance indicates need for replacement.
• Major Paint — Signs of discoloration and damage indicate urgent need for repainting.
• Major Exterior siding — Visible wear and potential damage suggest urgent need for repair.
• Major Windows — Dirty and old appearance indicates need for cleaning and possible replacement.
• Major Landscaping — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both Painting and repainting — Fresh paint can significantly improve the home's appearance and value.
• Both Kitchen and bathroom updates — Updating these spaces can enhance the home's functionality and appeal to potential buyers/renters.
• Both Landscaping and exterior repairs — A well-maintained exterior and landscaping can greatly improve curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Signs of wear and tear indicate significant damage.	Major	$15,000–50,000
Bathroom fixtures · Clutter and signs of wear suggest urgent need for cleaning and repairs.	Major	$15,000–50,000
Flooring · Worn appearance indicates need for replacement.	Major	$15,000–50,000
Paint · Signs of discoloration and damage indicate urgent need for repainting.	Major	$15,000–50,000
Exterior siding · Visible wear and potential damage suggest urgent need for repair.	Major	$15,000–50,000
Windows · Dirty and old appearance indicates need for cleaning and possible replacement.	Major	$15,000–50,000
Landscaping · Overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Painting and repainting — Fresh paint can significantly improve the home's appearance and value. ↑
• Both Kitchen and bathroom updates — Updating these spaces can enhance the home's functionality and appeal to potential buyers/renters. ↑
• Both Landscaping and exterior repairs — A well-maintained exterior and landscaping can greatly improve curb appeal and 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

-84.3% since first listed

5 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-04-27 Price Changed $349,990 BRIGHT MLS
• 2026-02-23 Listed $373,890 BRIGHT MLS
• 2026-02-21 Coming Soon $373,890 BRIGHT MLS
• 2026-01-08 Sold (Public Records) $2,227,297 Public Records