5938 13th Pl NW · Washington, DC 20011

$950,000

4 bd · 4.0 ba · 3,200 sqft · MultiFamily public records · 45 Days on market

Built 1937 3,920 sqft lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Welcome to 5938 13th Place NW. This building is a 4 unit apartment building in Brightwood. The building has four two bedroom units and 3 units are vacant. The property is zoned RA-1. Please do not disturb existing tenants. Property is sold in AS-is condition.

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1937

Property features AI

Finance

• Financial info: Fee simple ownership; Rent-controlled property; Total of 4 units with 3 units vacant, 1 leased, and 1 month-to-month unit

Exterior

• Parking: Off-street parking for 2 vehicles (total 2 parking spaces)
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating
• Home design: Detached multi-unit building; About 3,200 above-grade finished square feet (estimated)
• Construction: Brick construction; Brick/mortar foundation; Above-grade other structures
• Exterior features: No tidal water

Interior

• Bedrooms: Four 2-bedroom units (multi-unit building)
• Heating & cooling: Radiator heating; Window unit cooling
• Interior features: Estimated living area; Basement with outside entrance

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $306/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $918k (3.4% below list).
• Recommended offer: $918k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Market conditions: Rents rising (+1.4%/yr); 370 active listings in the ZIP; 22 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; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $9,177/mo this rent would consume 100% of the median local household income ($110k/yr) (locally 3020% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $28k 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 45 days — a 3% lower offer ($922k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $917,700 (3.4% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-90,220
• Equity at exit: $141,648

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-34,962
• Equity at exit: $82,139

Cash invested: $266,000 (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 20011

• Rents YoY: 1.4%
• Active inventory: 370
• Price-to-rent: 34.5×

Monthly cashflow live

• Estimated rent: $9,177 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$647 /mo · $7,767/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,927
• Net cashflow: $1,225

Break-even live

Break-even rent $7,627

Max offer price $950,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,763	-5% $1,494	+0% $1,225	+5% $956	+10% $687
Rent	-10% $500	-5% $862	+0% $1,225	+5% $1,587	+10% $1,950
Rate	-1.0pp $1,703	-0.5pp $1,466	base $1,225	+0.5pp $979	+1.0pp $728

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$9,176
Total (4 units)			$9,177

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Fort Stevens Dr NW Unit 1 Washington, DC	3.0	1.0	3108	$2,500	$0.80	22d	1	0.13mi
1317 Rittenhouse St NW Washington, DC	5.0	3.0	2534	$3,900	$1.54	25d	1	0.20mi
1305 Rittenhouse St NW Washington, DC	3.0	2.5	2177	$3,850	$1.77	25d	1	0.21mi
5518 13th St NW Washington, DC	4.0	2.5	2746	$4,875	$1.78	3d	1	0.44mi
5308 13th St NW Washington, DC	3.0	3.5	3300	$4,000	$1.21	25d	1	0.58mi
5211 14th St NW Washington, DC	4.0	3.0	2220	$4,500	$2.03	25d	1	0.65mi
617 Longfellow St NW Washington, DC	4.0	3.5	2500	$5,500	$2.20	25d	1	0.67mi
520 Jefferson St NW Washington, DC	4.0	4.0	2380	$6,499	$2.73	3d	1	0.81mi
513 Whittier St NW Washington, DC	5.0	4.0	2352	$6,275	$2.67	3d	1	0.84mi
513 Whittier St NW Washington, DC	5.0	4.0	2352	$6,275	$2.67	16d	1	0.84mi
5404 4th St NW #1 Washington, DC	4.0	4.5	2250	$5,500	$2.44	5d	1	0.91mi
5404 4th St NW #2 Washington, DC	4.0	3.5	2250	$5,900	$2.62	5d	1	0.91mi
4909 Illinois Ave NW Washington, DC	3.0	2.0	2460	$3,950	$1.61	25d	1	0.99mi
4823 9th St NW Washington, DC	4.0	2.0	2144	$3,750	$1.75	6d	1	1.01mi
114 Sheridan St NW Washington, DC	3.0	3.0	2359	$4,850	$2.06	25d	1	1.03mi
225 Missouri Ave NW Washington, DC	5.0	4.5	2138	$7,100	$3.32	0d	1	1.03mi
1501 Crittenden St NW Washington, DC	5.0	2.0	3310	$9,000	$2.72	25d	1	1.09mi
432 Emerson St NW Washington, DC	4.0	3.5	2340	$5,800	$2.48	17d	1	1.16mi
5020 2nd St NW Unit 3 Washington, DC	3.0	1.0	2880	$3,245	$1.13	25d	1	1.24mi
5430 N Capitol St NW Washington, DC	3.0	2.5	2400	$4,200	$1.75	5d	1	1.31mi
3007 Oliver St NW Washington, DC	4.0	4.5	3654	$6,475	$1.77	11d	1	1.42mi
4208 16th St NW Washington, DC	4.0	2.5	3373	$4,650	$1.38	17d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $950,000 Active 45 DOM
2. 2026-06-17
   days on market $950,000 Active 44 DOM
3. 2026-06-16
   days on market $950,000 Active 43 DOM
4. 2026-06-15
   days on market $950,000 Active 42 DOM
5. 2026-06-13
   days on market $950,000 Active 40 DOM
6. 2026-06-09
   days on market $950,000 Active 36 DOM
7. 2026-06-08
   days on market $950,000 Active 35 DOM
8. 2026-06-07
   days on market $950,000 Active 34 DOM
9. 2026-06-04
   days on market $950,000 Active 31 DOM
10. 2026-06-03
    days on market $950,000 Active 30 DOM
11. 2026-06-02
    days on market $950,000 Active 29 DOM
12. 2026-06-01
    days on market $950,000 Active 28 DOM
13. 2026-05-31
    days on market $950,000 Active 27 DOM
14. 2026-05-05
    listed $950,000 Active
15. 2026-04-29
    historical $950,000
16. 2026-04-29
    historical
17. 2022-08-08
    historical Active Under Contract
18. 2022-05-26
    listed $975,000 Active
19. 2019-03-16
    status Pending
20. 2019-02-14
    status Active Under Contract
21. 2019-02-04
    historical
22. 2019-02-04
    price $975,000
23. 2017-09-29
    historical Temporarily Off-Market
24. 2017-09-19
    listed Active
25. 2017-09-19
    historical
26. 2017-09-19
    listed $850,000

ⓘ 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: $7,767 · $647/mo
• Projected year-2 tax: $7,767 · $647/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 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $110,124
• − Mortgage interest: −$53,215
• − Property taxes: −$7,767
• − Insurance: −$4,750
• − Repairs & maintenance: −$8,810
• − Management: −$8,810
• − Depreciation: −$27,636
• Taxable loss: −$864
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $14,905/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): 67,434
• Household income: $110,309
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 3020.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 23% White 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 21% · Canada
• Languages at home: 70% English-only · Spanish 20% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -755.96%
• Current HPI: 378.1083
• Rent YoY: ▲ 1.45%
• 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

+11.8% since first listed

13 events — show timeline

• 2026-05-05 Listed $950,000 BRIGHT MLS
• 2026-04-29 Coming Soon $950,000 BRIGHT MLS
• 2026-04-29 Listing Removed — BRIGHT MLS
• 2022-08-08 Contingent — BRIGHT MLS
• 2022-05-26 Listed $975,000 BRIGHT MLS
• 2019-03-16 Pending — BRIGHT MLS
• 2019-02-14 Relisted — BRIGHT MLS
• 2019-02-04 Price Changed $975,000 BRIGHT MLS
• 2019-02-04 Listing Removed — BRIGHT MLS
• 2017-09-29 Delisted — MRIS
• 2017-09-19 Listed — MRIS
• 2017-09-19 Listed $850,000 BRIGHT MLS
• 2017-09-19 Listing Removed — BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2025): $7,767 · +2.1% YoY. Source: county tax records.