Investing in Charles County
Charles County covers 2 rental markets we actively finance in Maryland — La Plata, Waldorf. Across those markets the median investment basis averages $427,500, a long-term lease averages $2,175/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $2,940. That produces a county-wide average DSCR ratio near 0.74x.
Basis varies more inside Charles County than the average suggests. Waldorf is the lowest entry point at roughly $425,000, while Waldorf currently models the strongest coverage ratio in the county at 0.74x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.