5516 Aberdeen Pl · Waldorf, MD 20695

$369,990

2 bd · 3.0 ba · 1,884 sqft · Townhouse public records · 85 Days on market

Built 2025 Good condition 1,786 sqft lot $196/sqft · 9% below area Est $405k · 9% under $84/mo HOA · 3% of rent ↓ 55% since listing

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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 +11.4/15.0
• Cash flow +11.1/30.0
• Condition / age +4.0/5.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the newly built 2025 Baylor Model townhome, where modern design meets everyday comfort. This beautifully crafted Two-bedroom residence features two full bathrooms and two half baths, offering the perfect balance of functionality and space. The open-concept layout is enhanced by recessed lighting, sleek stainless steel appliances, and elegant granite countertops that bring both style and durability to the heart of the home. The exterior showcases a stunning stone and siding front elevation, giving the home timeless curb appeal. As an end-unit townhome, it offers added privacy and natural light, along with a spacious backyard ideal for entertaining, relaxing, or creating your own outdoor retreat. A one-car garage provides convenience and additional storage space. Located within a vibrant, amenity-rich community, residents enjoy access to a variety of lifestyle features designed to enhance everyday living. This move-in-ready townhome blends contemporary finishes, thoughtful design, and community charm—making it the perfect place to call home.

Key facts

• Spacious backyard
• End-unit townhome
• Recessed lighting

Tags

• OPEN-CONCEPT LAYOUT
• RECESSED LIGHTING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• END-UNIT TOWNHOME
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

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

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 85 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $315,045 (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 85 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $404,990
• List price: $369,990
• Delta: -8.64%
• 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	0.03mi	2/3.0	1,837 (-2%)	1mo	$369,990	$201	94
5527 Aberdeen Pl	0.04mi	3/3.0 (+1)	1,880 (-0%)	1mo	$399,990	$213	92
5580 Ludlow Pl	0.14mi	2/3.5	1,886 (+0%)	1mo	$377,990	$200	91
5640 Ludlow Pl	0.24mi	2/3.5	1,871 (-1%)	1mo	$379,990	$203	85
5556 Marksburg Pl	0.19mi	2/3.5	1,829 (-3%)	1mo	$372,990	$204	84
5627 Ludlow Pl	0.22mi	2/3.5	1,829 (-3%)	1mo	$379,990	$208	82
5558 Marksburg Pl	0.19mi	3/3.5 (+1)	1,871 (-1%)	1mo	$379,990	$203	82
5639 Ludlow Pl	0.22mi	3/3.5 (+1)	1,886 (+0%)	1mo	$379,990	$201	82
5511 Aberdeen Pl	0.03mi	3/0.5 (+1)	1,896 (+1%)	1mo	$399,990	$211	82
5638 Ludlow Pl	0.24mi	3/3.5 (+1)	1,886 (+0%)	1mo	$376,990	$200	81
5616 Ludlow Pl	0.23mi	3/3.5 (+1)	1,871 (-1%)	1mo	$379,990	$203	80
10971 Barnard Pl	0.20mi	3/2.5 (+1)	2,117 (+12%)	1mo	$417,990	$197	62

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: $-69,540
• Equity at exit: $55,167

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-72,622
• 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 $347,986

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 $-345

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 6 events

1. 2026-05-20
   status Pending 1072-char remark

   Show marketing remark (1072 chars)

   Welcome to the newly built 2025 Baylor Model townhome, where modern design meets everyday comfort. This beautifully crafted Two-bedroom residence features two full bathrooms and two half baths, offering the perfect balance of functionality and space. The open-concept layout is enhanced by recessed lighting, sleek stainless steel appliances, and elegant granite countertops that bring both style and durability to the heart of the home. The exterior showcases a stunning stone and siding front elevation, giving the home timeless curb appeal. As an end-unit townhome, it offers added privacy and natural light, along with a spacious backyard ideal for entertaining, relaxing, or creating your own outdoor retreat. A one-car garage provides convenience and additional storage space. Located within a vibrant, amenity-rich community, residents enjoy access to a variety of lifestyle features designed to enhance everyday living. This move-in-ready townhome blends contemporary finishes, thoughtful design, and community charm—making it the perfect place to call home.

2. 2026-05-05
   price $369,990 1072-char remark

   Show marketing remark (1072 chars)

   Welcome to the newly built 2025 Baylor Model townhome, where modern design meets everyday comfort. This beautifully crafted Two-bedroom residence features two full bathrooms and two half baths, offering the perfect balance of functionality and space. The open-concept layout is enhanced by recessed lighting, sleek stainless steel appliances, and elegant granite countertops that bring both style and durability to the heart of the home. The exterior showcases a stunning stone and siding front elevation, giving the home timeless curb appeal. As an end-unit townhome, it offers added privacy and natural light, along with a spacious backyard ideal for entertaining, relaxing, or creating your own outdoor retreat. A one-car garage provides convenience and additional storage space. Located within a vibrant, amenity-rich community, residents enjoy access to a variety of lifestyle features designed to enhance everyday living. This move-in-ready townhome blends contemporary finishes, thoughtful design, and community charm—making it the perfect place to call home.

3. 2026-05-04
   status Active 1072-char remark

   Show marketing remark (1072 chars)

   Welcome to the newly built 2025 Baylor Model townhome, where modern design meets everyday comfort. This beautifully crafted Two-bedroom residence features two full bathrooms and two half baths, offering the perfect balance of functionality and space. The open-concept layout is enhanced by recessed lighting, sleek stainless steel appliances, and elegant granite countertops that bring both style and durability to the heart of the home. The exterior showcases a stunning stone and siding front elevation, giving the home timeless curb appeal. As an end-unit townhome, it offers added privacy and natural light, along with a spacious backyard ideal for entertaining, relaxing, or creating your own outdoor retreat. A one-car garage provides convenience and additional storage space. Located within a vibrant, amenity-rich community, residents enjoy access to a variety of lifestyle features designed to enhance everyday living. This move-in-ready townhome blends contemporary finishes, thoughtful design, and community charm—making it the perfect place to call home.

4. 2026-04-30
   historical 1072-char remark

   Show marketing remark (1072 chars)

   Welcome to the newly built 2025 Baylor Model townhome, where modern design meets everyday comfort. This beautifully crafted Two-bedroom residence features two full bathrooms and two half baths, offering the perfect balance of functionality and space. The open-concept layout is enhanced by recessed lighting, sleek stainless steel appliances, and elegant granite countertops that bring both style and durability to the heart of the home. The exterior showcases a stunning stone and siding front elevation, giving the home timeless curb appeal. As an end-unit townhome, it offers added privacy and natural light, along with a spacious backyard ideal for entertaining, relaxing, or creating your own outdoor retreat. A one-car garage provides convenience and additional storage space. Located within a vibrant, amenity-rich community, residents enjoy access to a variety of lifestyle features designed to enhance everyday living. This move-in-ready townhome blends contemporary finishes, thoughtful design, and community charm—making it the perfect place to call home.

5. 2026-02-19
   listed $374,890 Active 1072-char remark

   Show marketing remark (1072 chars)

   Welcome to the newly built 2025 Baylor Model townhome, where modern design meets everyday comfort. This beautifully crafted Two-bedroom residence features two full bathrooms and two half baths, offering the perfect balance of functionality and space. The open-concept layout is enhanced by recessed lighting, sleek stainless steel appliances, and elegant granite countertops that bring both style and durability to the heart of the home. The exterior showcases a stunning stone and siding front elevation, giving the home timeless curb appeal. As an end-unit townhome, it offers added privacy and natural light, along with a spacious backyard ideal for entertaining, relaxing, or creating your own outdoor retreat. A one-car garage provides convenience and additional storage space. Located within a vibrant, amenity-rich community, residents enjoy access to a variety of lifestyle features designed to enhance everyday living. This move-in-ready townhome blends contemporary finishes, thoughtful design, and community charm—making it the perfect place to call home.

6. 2026-02-04
   soldstatus $821,585

ⓘ 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: $37,805
• − 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: −$8,140
• Est. tax savings @ 24.0%: +$1,954
• After-tax cash flow: $129/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

Good 80/100 None rehab

This newly built 2025 Baylor Model townhome is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed, making it an attractive investment for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Interior paint touch-ups — Maintains the home's aesthetic and can attract more buyers/renters.
• Both Window treatments — Improves energy efficiency and adds a polished look.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior paint touch-ups — Maintains the home's aesthetic and can attract more buyers/renters. ↑
• Both Window treatments — Improves energy efficiency and adds a polished look. ↑

ⓘ 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

-55.0% since first listed

6 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-05 Price Changed $369,990 BRIGHT MLS
• 2026-05-04 Relisted — BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-02-19 Listed $374,890 BRIGHT MLS
• 2026-02-04 Sold (Public Records) $821,585 Public Records