4325 Halley Ter SE #201 · Washington, DC 20032

$89,000

1 bd · 1.0 ba · 537 sqft · Condo public records · 103 Days on market

Built 1942 $333/mo HOA · 24% of rent ↓ 18% since listing

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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 +21.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Amazing opportunity! 1-bedroom, 1-bath condo located in the heart of Washington, DC, ready for your personal touch. Situated in the Congress Heights Condominium community, this property is perfect for first-time homebuyers or investors. Great location with convenient access to I-295 and just minutes from National Harbor and MGM. Enjoy nearby shopping, dining, and entertainment while still having easy access to major commuter routes. Whether you are looking for a starter home or an investment property, this unit offers great potential. Schedule your showing today — don’t miss this opportunity!

Key facts

• Nearby entertainment
• Nearby dining
• Nearby shopping

Tags

• CONGRESS HEIGHTS CONDOMINIUM
• CONVENIENT ACCESS TO I-295
• NEARBY SHOPPING
• NEARBY DINING
• NEARBY ENTERTAINMENT

Property features AI

Finance

• Other: Ownership interest: Condominium; Finished above-grade area reported as 537 (source: Assessor); Year built source: Assessor
• HOA & community: Condo fee $333 monthly; Condo fee covers common area maintenance, exterior building maintenance, front/rear/side lawn care, snow removal, and management

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on level 2; Below average property condition
• Construction: Brick construction
• Exterior features: Above grade and below grade structures noted; Property is within city limits

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Electric cooling; Electric hot water
• Interior features: No basement; Living area source: Assessor
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Patterson Es (273 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 34% 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 $615 of loan paydown is wiped out by about $3k 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 103 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $44k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 1.56% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 5.3

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-4,126
• Equity at exit: $13,270

10-year hold

• IRR: 7.1%
• Equity multiple: 1.57×
• Total profit: $14,228
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$467
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$37
• HOA: −$333
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $137

Break-even live

Break-even rent $1,214

Max offer price $89,000

Occupancy floor 85%

Sensitivity live

Price	-10% $187	-5% $162	+0% $137	+5% $112	+10% $86
Rent	-10% $27	-5% $82	+0% $137	+5% $192	+10% $246
Rate	-1.0pp $182	-0.5pp $159	base $137	+0.5pp $114	+1.0pp $90

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	26d	1	0.04mi
21 Chesapeake St SE Washington, DC	2.0	1.0	670	$1,250	$1.87	22d	1	0.14mi
61 Forrester St SW Unit 104 Washington, DC	2.0	1.0	639	$1,700	$2.66	26d	1	0.15mi
19 Galveston Pl SW #202 Washington, DC	1.0	1.0	700	$1,400	$2.00	26d	1	0.19mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	26d	1	0.23mi
57 Galveston St SW Washington, DC	1.0–2.0	1.0	650	$1,199	$1.84	6d	5	0.24mi
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	26d	1	0.28mi
4725 1st St SW #102 Washington, DC	2.0	1.0	580	$1,850	$3.19	26d	1	0.29mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$1,392	$1.78	16d	1	0.30mi
141 Galveston Pl SW Washington, DC	1.0	1.0	650	$1,100	$1.69	26d	1	0.30mi
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$1,249	$1.31	1d	11	0.31mi
4729 1st St SW #202 Washington, DC	2.0	1.0	589	$1,650	$2.80	26d	1	0.32mi
205 Elmira St SW Washington, DC	1.0–2.0	1.0	705	$1,235	$1.75	26d	5	0.34mi
4660 Martin Luther King Jr Ave SW Washington, DC	1.0–2.0	1.0–2.0	827	$1,399	$1.69	5d	11	0.36mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,199	$1.59	1d	9	0.41mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	26d	1	0.41mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,300	$1.72	6d	2	0.42mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	26d	1	0.49mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,299	$1.98	26d	10	0.61mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	20d	1	0.62mi
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	6d	1	0.63mi
3730 Martin Luther King Jr Ave SE Washington, DC	2.0	1.0	650	$1,295	$1.99	1d	1	0.65mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	26d	1	0.65mi
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	26d	1	0.70mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	26d	1	0.71mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	26d	1	0.71mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	6d	1	0.72mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	0d	63	0.74mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	26d	1	0.75mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	17d	10	0.92mi
3429 5th St SE #42 Washington, DC	1.0	1.0	702	$1,395	$1.99	16d	1	0.93mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	26d	1	0.96mi
1002 Kennebec St Oxon Hill, MD	1.0–2.0	1.0–1.5	871	$1,395	$1.60	0d	12	0.98mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,274	$1.85	5d	25	1.05mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,412	$2.25	0d	53	1.11mi
327 Parkland Pl SE Washington, DC	1.0	1.0	650	$1,199	$1.84	26d	1	1.26mi
447 Orange St SE #3 Washington, DC	2.0	1.0	700	$1,500	$2.14	6d	1	1.32mi
562 Malcolm X Ave SE Unit 4 Washington, DC	2.0	1.0	550	$1,600	$2.91	14d	1	1.33mi
3320 11th Pl SE Washington, DC	1.0	1.0	750	$1,198	$1.60	26d	1	1.34mi
2942 2nd St SE Washington, DC	1.0–2.0	1.0–2.0	762	$1,299	$1.70	1d	10	1.37mi

HOA detail condo

• Monthly dues: $333 · $3,996/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $89,000 Active 103 DOM
2. 2026-06-18
   days on market $89,000 Active 100 DOM
3. 2026-06-17
   days on market $89,000 Active 99 DOM
4. 2026-06-16
   days on market $89,000 Active 98 DOM
5. 2026-06-15
   days on market $89,000 Active 97 DOM
6. 2026-06-13
   days on market $89,000 Active 95 DOM
7. 2026-06-09
   days on market $89,000 Active 91 DOM
8. 2026-06-08
   days on market $89,000 Active 90 DOM
9. 2026-06-07
   days on market $89,000 Active 89 DOM
10. 2026-06-04
    days on market $89,000 Active 86 DOM
11. 2026-06-03
    days on market $89,000 Active 85 DOM
12. 2026-06-02
    days on market $89,000 Active 84 DOM
13. 2026-06-02
    price $89,000 Active 83 DOM
14. 2026-06-01
    days on market $119,000 Active 83 DOM
15. 2026-05-31
    days on market $119,000 Active 82 DOM
16. 2026-05-04
    price $119,000
17. 2026-04-14
    price $124,500
18. 2026-03-10
    listed $133,000 Active
19. 2021-05-18
    historical
20. 2021-05-18
    listed $146,000
21. 2020-11-27
    historical
22. 2020-10-19
    price $146,000
23. 2020-08-23
    price $149,900
24. 2020-08-14
    listed $155,000 Active
25. 2012-12-28
    historical Withdrawn
26. 2012-12-28
    historical
27. 2012-10-23
    status Contract
28. 2012-09-12
    listed Active
29. 2012-09-12
    listed $45,000
30. 2006-09-28
    soldstatus $146,500
31. 2006-08-28
    soldstatus $146,500
32. 2006-08-07
    historical
33. 2006-05-21
    listed $145,000

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $1,467 · $122/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 5/10 Major FEMA zone X (unshaded) · 66% 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 20% 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: $16,646
• − Mortgage interest: −$4,985
• − Property taxes: −$1,467
• − Insurance: −$445
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − HOA: −$3,996
• − Depreciation: −$2,589
• Taxable income: $500
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $1,521/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

-17.9% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $119,000 BRIGHT MLS
• 2026-04-14 Price Changed $124,500 BRIGHT MLS
• 2026-03-10 Listed $133,000 BRIGHT MLS
• 2021-05-18 Listed $146,000 BRIGHT MLS
• 2021-05-18 Listing Removed — BRIGHT MLS
• 2020-11-27 Listing Removed — BRIGHT MLS
• 2020-10-19 Price Changed $146,000 BRIGHT MLS
• 2020-08-23 Price Changed $149,900 BRIGHT MLS
• 2020-08-14 Listed $155,000 BRIGHT MLS
• 2012-12-28 Delisted — MRIS
• 2012-12-28 Listing Removed — BRIGHT MLS
• 2012-10-23 Pending — MRIS
• 2012-09-12 Listed — MRIS
• 2012-09-12 Listed $45,000 BRIGHT MLS
• 2006-09-28 Sold (Public Records) $146,500 Public Records
• 2006-08-28 Sold (MLS) $146,500 MRIS
• 2006-08-07 Delisted — MRIS
• 2006-05-21 Listed $145,000 MRIS

Property tax history

+2.0%/yr

Latest (2025): $1,467 · -5.2% YoY. Source: county tax records.