636 Girard St NE · Washington, DC 20017

$875,000

4 bd · 4.0 ba · 2,870 sqft · MultiFamily public records · 49 Days on market

Built 1936 4,163 sqft lot Est $723k · 21% over

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Why this score? — see what drove the F 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 +13.5/30.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

EXCELLENT INVESTMENT!SOLD WITH EXISTING LEASE

Key facts

• 4,163 sq ft lot
• Built 1936
• Listed 48 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Water source: Other; Hot water: Other; Cooling fuel: Other; Heating fuel: Other
• Home design: Interior townhouse / rowhouse; Fee simple ownership; Effective remodel in 2021
• Construction: Brick construction; Other foundation details; Above-grade finished area approximately 2,870 (source: assessor); Built year recorded by assessor (effective year 2021)
• Exterior features: No tidal water on property; Other above- and below-grade structures noted

Interior

• Bedrooms: Four one-bedroom units (multi-unit building)
• Heating & cooling: Hot water heating; Central air conditioning
• Interior features: Accessibility features present

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $28 ($334/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $704k (19.5% below list).
• Recommended offer: $704k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Market conditions: Rents rising (+3.5%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $7,044/mo this rent would consume 80% of the median local household income ($106k/yr) (locally 963% 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 $6k of loan paydown is wiped out by about $26k 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 49 days — a 3% lower offer ($849k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $590k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $704,400 (19.5% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $723,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Adams St NE	0.57mi	4/—	3,232 (+13%)	1mo	$815,000	$252	52
1359 Bryant St NE	0.69mi	4/—	3,200 (+12%)	10mo	$725,000	$227	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-136,805
• Equity at exit: $130,465

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-103,523
• Equity at exit: $75,654

Cash invested: $245,000 (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 20017

• Rents YoY: 3.5%
• Active inventory: 86
• Price-to-rent: 31.1×

Monthly cashflow live

• Estimated rent: $7,044 high
• Mortgage (P&I): −$4,589
• Tax from tax record: −$584 /mo · $7,005/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,479
• Net cashflow: $28

Break-even live

Break-even rent $7,009

Max offer price $875,000

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,044
Total (3 units)			$7,044

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Douglas St NE Washington, DC	3.0	2.5	2700	$3,000	$1.11	24d	1	0.42mi
2129 4th St NE Washington, DC	4.0	3.5	2052	$4,400	$2.14	24d	1	0.59mi
2104 4th St NE #1 Washington, DC	4.0	3.5	2165	$6,150	$2.84	24d	1	0.63mi
301 V St NE Washington, DC	4.0	3.5	3000	$5,650	$1.88	19d	1	0.68mi
2519 N Capitol St NE Washington, DC	5.0	3.5	2750	$5,350	$1.95	14d	1	0.69mi
2519 N Capitol St NE Washington, DC	5.0	4.0	2750	$4,625	$1.68	10d	1	0.69mi
2404 N Capitol St NW Unit A Washington, DC	3.0	3.0	3554	$5,300	$1.49	14d	1	0.77mi
2404 N Capitol St NW Unit B Washington, DC	3.0	3.0	3554	$5,600	$1.58	14d	1	0.77mi
33 Lower Service Ct NW Washington, DC	4.0	4.5	2250	$7,950	$3.53	18d	1	0.77mi
3114 16th St NE Washington, DC	4.0	2.5	1938	$3,695	$1.91	7d	1	0.79mi
32 Adams St NW Washington, DC	5.0	4.5	3088	$8,000	$2.59	24d	1	0.86mi
2120 N Capitol St NW Washington, DC	5.0	3.0	3000	$5,500	$1.83	2d	1	0.88mi
45 Rhode Island Ave NE Unit 1388279P Washington, DC	2.0–6.0	2.0–6.0	10371	$10,618	$1.02	7d	2	0.88mi
2032 N Capitol St NW Unit 2 Washington, DC	3.0	1.0	3698	$3,950	$1.07	22d	1	0.92mi
2032 N Capitol St NW Unit 2 Washington, DC	3.0	1.0	3698	$3,950	$1.07	24d	1	0.92mi
1917 Lincoln Rd NE Washington, DC	3.0	3.0	2200	$4,500	$2.05	24d	1	0.94mi
17 U St NW Unit A Washington, DC	4.0	3.5	2388	$6,000	$2.51	24d	1	0.97mi
58 V St NW Unit A Washington, DC	3.0	2.5	2150	$5,200	$2.42	19d	1	0.97mi
2206 First St NW Unit A Washington, DC	5.0	3.5	3374	$5,650	$1.67	24d	1	0.98mi
12 Rhode Island Ave NW Washington, DC	4.0	4.0	3319	$5,500	$1.66	24d	1	1.00mi
1501 Harry Thomas Way NE Washington, DC	3.0	1.0–3.0	1220	$5,655	$4.64	2d	26	1.05mi
1821 N Capitol St NE #2 Washington, DC	3.0	1.0	2719	$3,200	$1.18	24d	1	1.06mi
15 Seaton Pl NW #1 Washington, DC	3.0	2.5	2539	$3,700	$1.46	24d	1	1.07mi
13 S St NE Unit A Washington, DC	3.0	3.5	2200	$3,800	$1.73	24d	1	1.10mi
13 S St NE Unit A Washington, DC	3.0	3.5	2200	$3,800	$1.73	22d	1	1.10mi
137 R St NE Washington, DC	3.0	1.5	2515	$3,550	$1.41	5d	1	1.10mi
1745 1st St NW Washington, DC	4.0	3.0	2804	$5,000	$1.78	12d	1	1.21mi
1944 3rd St NW Washington, DC	3.0	2.5	2124	$4,195	$1.98	24d	1	1.23mi
3216 22nd St NE Washington, DC	3.0	2.0	2156	$4,500	$2.09	18d	1	1.24mi
447 Lamont St NW Washington, DC	5.0	2.5	2000	$5,600	$2.80	5d	1	1.26mi
520 Irving St NW Washington, DC	5.0	3.5	2600	$6,700	$2.58	2d	1	1.26mi
3309 22nd St NE Washington, DC	4.0	3.5	2759	$5,850	$2.12	24d	1	1.29mi
226 Rhode Island Ave NW Washington, DC	3.0	2.5	2298	$4,295	$1.87	2d	1	1.31mi
232 Rhode Island Ave NW Washington, DC	3.0	2.5	2019	$3,950	$1.96	7d	1	1.32mi
1613 1st St NW Washington, DC	4.0	4.0	1965	$4,750	$2.42	24d	1	1.33mi
636 Columbia Rd NW Washington, DC	5.0	2.5	2070	$4,900	$2.37	24d	1	1.35mi
636 Columbia Rd NW Washington, DC	4.0	2.5	2070	$4,900	$2.37	15d	1	1.35mi
1714 Montello Ave NE Washington, DC	4.0	3.0	2100	$4,350	$2.07	24d	1	1.35mi
1852 5th St NW Washington, DC	5.0	4.0	2684	$5,895	$2.20	24d	1	1.41mi
306 R St NW Washington, DC	3.0	2.0	2250	$4,800	$2.13	7d	1	1.43mi

Listing history 26 events

1. 2026-06-18
   days on market $875,000 Active 49 DOM
2. 2026-06-17
   days on market $875,000 Active 48 DOM
3. 2026-06-16
   days on market $875,000 Active 47 DOM
4. 2026-06-15
   days on market $875,000 Active 46 DOM
5. 2026-06-13
   days on market $875,000 Active 44 DOM
6. 2026-06-09
   days on market $875,000 Active 40 DOM
7. 2026-06-08
   days on market $875,000 Active 39 DOM
8. 2026-06-07
   days on market $875,000 Active 38 DOM
9. 2026-06-04
   days on market $875,000 Active 35 DOM
10. 2026-06-03
    days on market $875,000 Active 34 DOM
11. 2026-06-02
    days on market $875,000 Active 33 DOM
12. 2026-06-01
    days on market $875,000 Active 32 DOM
13. 2026-05-31
    days on market $875,000 Active 31 DOM
14. 2026-05-01
    listed $875,000 Active
15. 2026-04-16
    historical $875,000
16. 2019-07-26
    status Pending 45-char remark

    Show marketing remark (45 chars)

    EXCELLENT INVESTMENT!SOLD WITH EXISTING LEASE

17. 2019-07-26
    historical 21-char remark

    Show marketing remark (45 chars)

    EXCELLENT INVESTMENT!SOLD WITH EXISTING LEASE

18. 2019-07-26
    historical 45-char remark

    Show marketing remark (45 chars)

    EXCELLENT INVESTMENT!SOLD WITH EXISTING LEASE

19. 2019-06-01
    soldstatus $590,000 Closed 45-char remark

    Show marketing remark (21 chars)

    EXCELLENT INVESTMENT!

20. 2019-06-01
    soldstatus $590,000 Closed 21-char remark

    Show marketing remark (21 chars)

    EXCELLENT INVESTMENT!

21. 2018-06-15
    status Pending 45-char remark

    Show marketing remark (45 chars)

    EXCELLENT INVESTMENT!SOLD WITH EXISTING LEASE

22. 2018-06-14
    status Pending 21-char remark

    Show marketing remark (21 chars)

    EXCELLENT INVESTMENT!

23. 2018-06-08
    soldstatus $580,990
24. 2018-06-07
    listed $675,000 Active 45-char remark

    Show marketing remark (45 chars)

    EXCELLENT INVESTMENT!SOLD WITH EXISTING LEASE

25. 2018-06-06
    listed $675,000 Active 21-char remark

    Show marketing remark (21 chars)

    EXCELLENT INVESTMENT!

26. 1975-12-03
    soldstatus $24,000

ⓘ 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: $7,005 · $584/mo
• Projected year-2 tax: $7,005 · $584/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,528
• − Mortgage interest: −$49,014
• − Property taxes: −$7,005
• − Insurance: −$4,375
• − Repairs & maintenance: −$6,762
• − Management: −$6,762
• − Depreciation: −$25,455
• Taxable loss: −$14,845
• Est. tax savings @ 24.0%: +$3,563
• After-tax cash flow: $3,897/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): 21,208
• Household income: $106,300
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 963.0

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 0.62)
• Race & ethnicity: Black 54% White 28% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 16% · Canada, South Korea, Jamaica
• Languages at home: 79% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -528.98%
• Current HPI: 359.974
• Rent YoY: ▲ 3.48%
• 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

+3545.8% since first listed

13 events — show timeline

• 2026-05-01 Listed $875,000 BRIGHT MLS
• 2026-04-16 Coming Soon $875,000 BRIGHT MLS
• 2019-07-26 Pending — BRIGHT MLS
• 2019-07-26 Listing Removed — BRIGHT MLS
• 2019-07-26 Listing Removed — BRIGHT MLS
• 2019-06-01 Sold (MLS) $590,000 BRIGHT MLS
• 2019-06-01 Sold (MLS) $590,000 BRIGHT MLS
• 2018-06-15 Pending — BRIGHT MLS
• 2018-06-14 Pending — BRIGHT MLS
• 2018-06-08 Sold (Public Records) $580,990 Public Records
• 2018-06-07 Listed $675,000 BRIGHT MLS
• 2018-06-06 Listed $675,000 BRIGHT MLS
• 1975-12-03 Sold (Public Records) $24,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $7,005 · +3.0% YoY. Source: county tax records.