709 Brandywine St SE Unit B1 · Washington, DC 20032

$68,800

2 bd · 1.0 ba · 822 sqft · Condo public records · 24 Days on market

Built 1953 $421/mo HOA · 28% of rent ↓ 48% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

PRICED WELL BELOW TAX ASSESSED VALUE. RENOVATE AND MAKE IT YOUR OWN. SPACIOUS 2 BEDROOM, 1 FULL BATH PROPERTY IN WASHINGTON DC. CONVENIENTLY LOCATED CLOSE TO METRO, SHOPPING, RECREATION, MINUTES TO DOWNTOWN AND MORE! PARKING SPACE P-19 CONVEYS WITH THIS UNIT. ALL OFFERS/BIDS ARE TO BE SUBMITTED VIA HUBZU.

Key facts

• $421 HOA
• Parking
• Built 1953

Property features AI

Finance

• Other: Living area recorded by assessor; Finished above-grade area recorded by assessor
• Financial info: Ownership: Condominium
• HOA & community: Monthly condo fee of $421.11; Condo fee covers common area maintenance, water, and trash

Exterior

• Parking: Assigned parking (space P-19); One assigned parking space; On-street parking available; Parking lot available
• Security: No pet allowance
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Condominium unit/flat; Entry on floor 1; Brick construction; Above-grade and below-grade structures noted; Building name: Congress Heights
• Construction: Brick construction; Unit/flat structure
• Exterior features: Garden-style building (1–4 floors); No tidal water

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement
• Laundry & utility: Washer and dryer in unit; Washer/dryer hook up available in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 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); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $476 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($68k) 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,768 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.19% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.25%
• DSCR: 1.81
• GRM: 3.8

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: 11.9%
• Equity multiple: 1.48×
• Total profit: $9,259
• Equity at exit: $10,258

10-year hold

• IRR: 22.1%
• Equity multiple: 3.04×
• Total profit: $39,379
• Equity at exit: $5,949

Cash invested: $19,264 (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: 145
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$361
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$421
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $293

Break-even live

Break-even rent $1,136

Max offer price $68,800

Occupancy floor 76%

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: $17,200
• Closing costs: $2,064
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	3d	1	0.01mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	18d	1	0.01mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	24d	1	0.03mi
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	24d	1	0.07mi
625 Chesapeake St SE #205 Washington, DC	2.0	1.0	773	$1,400	$1.81	24d	1	0.09mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	4d	1	0.09mi
625A Chesapeake St SE Unit 101 Washington, DC	2.0	1.0	768	$1,400	$1.82	24d	1	0.10mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	24d	1	0.10mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.10mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.14mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	2d	65	0.19mi
3929 4th St SE Unit 4 Washington, DC	2.0	1.0	852	$1,557	$1.83	24d	1	0.30mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	15d	10	0.30mi
310 Atlantic St SE Unit 102B Washington, DC	2.0	1.0	859	$1,875	$2.18	5d	1	0.30mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,875	$2.49	4d	2	0.30mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	989	$1,699	$1.72	18d	1	0.32mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	800	$1,700	$2.12	24d	1	0.32mi
3878 9th St SE Washington, DC	3.0	1.0	789	$2,000	$2.53	24d	1	0.33mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	24d	1	0.35mi
4030 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,648	$1.65	24d	1	0.38mi
4040 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,256	$1.26	24d	1	0.39mi
607 Southern Ave SE Oxon Hill, MD	2.0	1.0	900	$1,199	$1.33	20d	1	0.43mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,559	$2.38	24d	10	0.49mi
3930 1st St SE Unit 301 Washington, DC	3.0	1.0	900	$2,200	$2.44	24d	1	0.53mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.54mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,754	$2.79	1d	64	0.57mi
21 Chesapeake St SE Washington, DC	2.0	1.0	670	$1,250	$1.87	20d	1	0.58mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,329	$1.76	24d	10	0.58mi
39 Mississippi Ave SE Washington, DC	2.0	1.0	800	$1,300	$1.62	24d	1	0.58mi
101 Wayne Pl SE Washington, DC	2.0	1.0	919	$1,695	$1.84	22d	1	0.65mi
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	24d	1	0.65mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	24d	1	0.66mi
3429 5th St SE #42 Washington, DC	1.0	1.0	702	$1,395	$1.99	14d	1	0.66mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$1,975	$2.52	13d	1	0.67mi
10 Halley Pl SE Washington, DC	2.0–3.0	1.0	906	$1,250	$1.38	24d	3	0.68mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	24d	1	0.70mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,398	$2.03	3d	25	0.71mi
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	24d	1	0.72mi
4725 1st St SW #102 Washington, DC	2.0	1.0	580	$1,850	$3.19	24d	1	0.72mi
3730 Martin Luther King Jr Ave SE Washington, DC	2.0	1.0	475	$1,295	$2.73	1d	2	0.73mi

HOA detail condo

• Monthly dues: $421 · $5,052/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-04
   status Pending
2. 2026-04-10
   listed $68,800 Active
3. 2026-03-17
   price $111,200
4. 2026-03-17
   historical
5. 2026-02-27
   price $116,200
6. 2026-01-31
   price $125,000
7. 2026-01-05
   listed $132,500 Active
8. 2024-10-09
   soldstatus $132,000

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,042 · $87/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $18,079
• − Mortgage interest: −$3,854
• − Property taxes: −$1,042
• − Insurance: −$344
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − HOA: −$5,052
• − Depreciation: −$2,001
• Taxable income: $2,893
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $2,821/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

-47.9% since first listed

8 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-10 Listed $68,800 BRIGHT MLS
• 2026-03-17 Price Changed $111,200 BRIGHT MLS
• 2026-03-17 Listing Removed — BRIGHT MLS
• 2026-02-27 Price Changed $116,200 BRIGHT MLS
• 2026-01-31 Price Changed $125,000 BRIGHT MLS
• 2026-01-05 Listed $132,500 BRIGHT MLS
• 2024-10-09 Sold (Public Records) $132,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,042 · -9.9% YoY. Source: county tax records.