4717 1st St SW #203 · Washington, DC 20032

$59,000

1 bd · 1.0 ba · 589 sqft · Condo public records · 339 Days on market

Built 1949 $734/mo HOA · 51% of rent

---

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 +17.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This bright and stylish 1-bedroom condo in Congress Heights is the perfect mix of comfort, convenience, and value. Enjoy an open living space filled with natural light, a modern kitchen with white cabinetry and updated appliances, and a spacious bedroom with great storage. The condo fee covers nearly everything—gas, water, heat, trash, plus reserved parking AND there is no condo fee for the first 6 months! Easy access to Metro, downtown DC, and National Harbor, with exciting new development all around. Whether you’re a first-time buyer or investor, this is an incredible opportunity to own in one of DC’s fastest-growing neighborhoods!

Key facts

• $734 HOA
• Built 1949
• Listed 339 days

Property features AI

Finance

• Other: Pets allowed (dogs and cats OK); No lease in effect and lease not considered; No rent control
• HOA & community: Monthly condo fee covers air conditioning, gas, heat, and common area maintenance

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; No electric on property (metering/connection flagged as no); Municipal trash not provided
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on floor 1; Condominium ownership
• Construction: Brick construction; Building not winterized; Finished above-grade area (589 finished); Year built source: Assessor
• Exterior features: Located outside city limits; Not in a federal flood zone; No tidal water on property; Above-grade and below-grade structures noted

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (electric); Ductless/mini-split cooling (electric); Electric hot water
• Interior features: Smoking not allowed; No basement
• Laundry & utility: No in-unit washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $59k.

Deal economics

• At list price, monthly cash flow is $50 ($602/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 2.5% in Washington — 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 73/100 on livability (#1 in DC) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• District Of Columbia Public Schools (urban): math 33% / reading 40% proficiency, ranked #8 of 32 in DC (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Capitol Hill Montessori School At Logan (424 students, 0% FRL); Hart Ms (386 students, 0% FRL); Ballou Hs (657 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+4.0%/yr); 146 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• This rent runs 35% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• District of Columbia County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $60k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $59k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Crime grade is F 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. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.44% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-4,519
• Equity at exit: $8,797

10-year hold

• IRR: 5.7%
• Equity multiple: 1.48×
• Total profit: $7,852
• Equity at exit: $5,101

Cash invested: $16,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State District of Columbia: 12 Strongly Tenant-Friendly · D+43
• County: — inherits STATE
• City Washington: 0 Strongly Tenant-Friendly · D+43

Rent Stabilization Program; TOPA gives tenants right of first refusal.

Methodology + full state rankings →

ZIP-level market 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 146
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$309
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$25
• HOA: −$734
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $50

Break-even live

Break-even rent $1,379

Max offer price $59,000

Occupancy floor 92%

Sensitivity live

Price	-10% $84	-5% $67	+0% $50	+5% $33	+10% $17
Rent	-10% $-64	-5% $-7	+0% $50	+5% $107	+10% $164
Rate	-1.0pp $80	-0.5pp $65	base $50	+0.5pp $35	+1.0pp $19

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	26d	1	0.00mi
4725 1st St SW #102 Washington, DC	2.0	1.0	580	$1,850	$3.19	26d	1	0.01mi
4729 1st St SW #202 Washington, DC	2.0	1.0	589	$1,650	$2.80	26d	1	0.04mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	26d	1	0.06mi
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$1,249	$1.31	0d	11	0.14mi
57 Galveston St SW Washington, DC	1.0–2.0	1.0	650	$1,199	$1.84	6d	5	0.15mi
19 Galveston Pl SW #202 Washington, DC	1.0	1.0	700	$1,400	$2.00	26d	1	0.18mi
4660 Martin Luther King Jr Ave SW Washington, DC	1.0–2.0	1.0–2.0	827	$1,399	$1.69	4d	11	0.23mi
61 Forrester St SW Unit 104 Washington, DC	2.0	1.0	639	$1,700	$2.66	26d	1	0.23mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,199	$1.59	0d	9	0.24mi
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	26d	1	0.24mi
141 Galveston Pl SW Washington, DC	1.0	1.0	650	$1,100	$1.69	26d	1	0.33mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	26d	1	0.33mi
21 Chesapeake St SE Washington, DC	2.0	1.0	670	$1,250	$1.87	21d	1	0.42mi
205 Elmira St SW Washington, DC	1.0–2.0	1.0	705	$1,235	$1.75	26d	5	0.45mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$1,392	$1.78	15d	1	0.58mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,300	$1.72	5d	2	0.62mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	26d	1	0.69mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	20d	1	0.71mi
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	5d	1	0.72mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	26d	1	0.74mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	0d	65	0.77mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	26d	1	0.78mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	26d	1	0.78mi
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	26d	1	0.79mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	26d	1	0.80mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	5d	1	0.81mi
1002 Kennebec St Oxon Hill, MD	3.0	1.0–2.0	771	$1,415	$1.83	0d	1	0.83mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,299	$1.98	26d	10	0.86mi
3730 Martin Luther King Jr Ave SE Washington, DC	2.0	1.0	650	$1,295	$1.99	0d	1	0.92mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	17d	10	1.02mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	26d	1	1.07mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,412	$2.25	0d	53	1.08mi
3429 5th St SE #42 Washington, DC	1.0	1.0	702	$1,395	$1.99	15d	1	1.17mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,274	$1.85	4d	25	1.28mi

HOA detail condo

• Monthly dues: $734 · $8,808/yr
• Likely covers: watertrashgas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $59,000 Active 339 DOM
2. 2026-06-18
   price $59,000 Active 336 DOM
3. 2026-06-18
   days on market $55,000 Active 336 DOM
4. 2026-06-17
   days on market $55,000 Active 335 DOM
5. 2026-06-16
   days on market $55,000 Active 334 DOM
6. 2026-06-15
   days on market $55,000 Active 333 DOM
7. 2026-06-13
   days on market $55,000 Active 331 DOM
8. 2026-06-09
   days on market $55,000 Active 327 DOM
9. 2026-06-08
   days on market $55,000 Active 326 DOM
10. 2026-06-07
    days on market $55,000 Active 325 DOM
11. 2026-06-04
    days on market $55,000 Active 322 DOM
12. 2026-06-03
    days on market $55,000 Active 321 DOM
13. 2026-06-02
    days on market $55,000 Active 320 DOM
14. 2026-06-01
    days on market $55,000 Active 319 DOM
15. 2026-05-31
    days on market $55,000 Active 318 DOM
16. 2026-04-18
    price $55,000
17. 2026-03-21
    status Active
18. 2026-03-14
    historical
19. 2026-02-20
    status Active
20. 2026-01-30
    historical
21. 2025-12-29
    status Active
22. 2025-12-23
    historical
23. 2025-11-26
    price $50,000
24. 2025-10-25
    price $65,000
25. 2025-09-05
    price $75,000
26. 2025-08-14
    price $99,900
27. 2025-07-11
    price $109,000
28. 2025-06-13
    listed $119,000 Active
29. 2025-02-03
    soldstatus $37,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast DC · Partial reset (capped growth)

• Current annual tax: $255 · $21/mo
• Projected year-2 tax: $307 · $26/mo
• Expected delta: +$52/yr (+$4/mo · 20.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,307
• − Mortgage interest: −$3,305
• − Property taxes: −$255
• − Insurance: −$295
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − HOA: −$8,808
• − Depreciation: −$1,716
• Taxable income: $159
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $564/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: District Of Columbia Public Schools
• NCES district ID: 1100030
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $67,671
• Composite: 35.84/100
• National rank: #9606
• State rank: #8 of 32 in DC

Livability — Washington

• Score: 73/100
• State rank: #1
• US rank: #5327

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing C Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, DC
• County: District of Columbia · 671,873 people
• City population: 671,873
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 40,920
• Household income: $49,139
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 4530.0

Population outlook (District of Columbia County) Hauer SSP2

• Today (2025): 821,926 people
• By 2030: 899,517 · +9.4%
• By 2040: 1,061,162 · +29.1%
• By 2050: 1,231,493 · +49.8%
• By 2075: 1,603,312 · +95.1%
• By 2100: 1,847,141 · +124.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 8% Two or more races 7% Hispanic / Latino 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · District of Columbia

• 2024 margin: Solid D (+86.1) · D 91.2% · R 5.1% · Other 3.8%
• 2008→2024 swing: +0.1pp no change · 2008: 85.9pp · 2024: 86.1pp
• All cycles: 2024: D+86.1 2020: D+86.8 2016: D+88.7 2012: D+84.2 2008: D+85.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.34%
• Current HPI: 326.4077
• Rent YoY: ▲ 3.96%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: ▲ 1.33%
• F500 in state: 6

Industry mix (Fortune 500 HQ in DC)

Industry	F500 HQs	Revenue
▸Financial Services	1	$153B
▸Life Sciences / Industrials	1	$25B
▸Industrial Machinery	1	$8B

Price history

+48.6% since first listed

14 events — show timeline

• 2026-04-18 Price Changed $55,000 BRIGHT MLS
• 2026-03-21 Relisted — BRIGHT MLS
• 2026-03-14 Listing Removed — BRIGHT MLS
• 2026-02-20 Relisted — BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2025-12-29 Relisted — BRIGHT MLS
• 2025-12-23 Listing Removed — BRIGHT MLS
• 2025-11-26 Price Changed $50,000 BRIGHT MLS
• 2025-10-25 Price Changed $65,000 BRIGHT MLS
• 2025-09-05 Price Changed $75,000 BRIGHT MLS
• 2025-08-14 Price Changed $99,900 BRIGHT MLS
• 2025-07-11 Price Changed $109,000 BRIGHT MLS
• 2025-06-13 Listed $119,000 BRIGHT MLS
• 2025-02-03 Sold (Public Records) $37,000 Public Records

Property tax history

-8.3%/yr

Latest (2025): $255 · +168.2% YoY. Source: county tax records.