2013 I St NE · Washington, DC 20002

$825,000

4 bd · 4.0 ba · 2,368 sqft · MultiFamily public records · 201 Days on market

Built 1942 2,304 sqft lot Est $625k · 32% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 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: 8 units. estimate disagrees with records

Listing remarks

Opportunity Zone! RA-2 zoned rehab property to be delivered with stamped plans and approved permits for an 8-unit buildout in Carver/Langston, steps to the hot H Street Corridor. Approved plans are for buildout of a 4-level luxury building with eight 1BR units. This asset is located in an Opportunity Zone with lots of development in the area, and is eligible for significant federal tax benefits for redevelopment investors.

Key facts

• Eight 1br units
• 8-unit buildout
• Stamped plans

Tags

• RA-2 ZONED
• STAMPED PLANS
• APPROVED PERMITS
• 8-UNIT BUILDOUT
• 4-LEVEL LUXURY BUILDING
• EIGHT 1BR UNITS

Property features AI

Finance

• Other: Assessed improvement and land values reported by assessor
• Financial info: Total actual rent reported as $28,812; Existing leases are month-to-month; Rent control: No

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Multi-unit building with 4 total units; Above-grade finished area reported as 2,368 by assessor
• Construction: Brick construction; Other structures noted above grade and below grade; Ownership is fee simple
• Exterior features: Property located within city limits; No tidal water

Interior

• Bedrooms: Four one-bedroom units (Unit 1, Unit 2, Unit 3, Unit 4); Two of the units are currently leased
• Heating & cooling: Hot water heating; Natural gas hot water and natural gas available for heating
• Interior features: No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/?-bath units multifamily listed at $825k.

Deal economics

• At list price, monthly cash flow is $8k ($92k/yr) — positive. Per door: $962/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $825k).
• Recommended offer: $726k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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 falling (-3.0%/yr); 558 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $16,318/mo this rent would consume 163% of the median local household income ($120k/yr) (locally 3854% 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 $25k 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 + 0.0% rent growth), your $231k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($726k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y 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 1942 — 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 $726,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.98% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.99%
• DSCR: 2.78
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $625,152
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 H St NE	0.26mi	4/—	2,442 (+3%)	3mo	$645,000	$264	80
1520-1524 Queen St NE	0.41mi	4/—	2,442 (+3%)	11mo	$814,000	$333	66
1601 Holbrook St NE	0.44mi	4/4.0	2,720 (+15%)	8mo	$685,000	$252	48
212 21st St NE	0.69mi	5/— (+1)	2,720 (+15%)	15mo	$625,000	$230	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.34×
• Total profit: $308,770
• Equity at exit: $123,010

10-year hold

• IRR: 38.4%
• Equity multiple: 4.10×
• Total profit: $715,186
• Equity at exit: $71,331

Cash invested: $231,000 (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 20002

• Rents YoY: -3.0%
• Active inventory: 558
• Price-to-rent: 33.7×

Monthly cashflow live

• Estimated rent: $16,318 medium
• Mortgage (P&I): −$4,326
• Tax from tax record: −$522 /mo · $6,267/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,427
• Net cashflow: $7,699

Break-even live

Break-even rent $6,573

Max offer price $825,000

Occupancy floor 48%

Sensitivity live

Price	-10% $8,166	-5% $7,932	+0% $7,699	+5% $7,465	+10% $7,232
Rent	-10% $6,410	-5% $7,054	+0% $7,699	+5% $8,343	+10% $8,988
Rate	-1.0pp $8,114	-0.5pp $7,909	base $7,699	+0.5pp $7,485	+1.0pp $7,268

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	—	$16,320
Total (8 units)			$16,318

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 20th St NE Washington, DC	3.0	2.5	1802	$4,100	$2.28	16d	1	0.04mi
847 20th St NE Washington, DC	4.0	2.5	1802	$4,100	$2.28	13d	1	0.04mi
787 19th St NE Washington, DC	3.0	1.5	1700	$2,650	$1.56	25d	1	0.15mi
1006 18th St NE Washington, DC	3.0	2.5	1684	$3,095	$1.84	25d	1	0.19mi
1640 L St NE Washington, DC	3.0	2.0	2300	$3,700	$1.61	20d	1	0.31mi
525 21st St NE Washington, DC	4.0	3.5	1860	$3,545	$1.91	25d	1	0.36mi
525 21st St NE Washington, DC	4.0	3.5	1890	$3,545	$1.88	19d	1	0.36mi
1609 Levis St NE Washington, DC	4.0	4.5	2295	$3,900	$1.70	25d	1	0.38mi
2025 E St NE Unit 4 Washington, DC	5.0	3.0	1936	$6,593	$3.41	25d	1	0.42mi
1213 Holbrook St NE #1 Washington, DC	3.0	2.5	1618	$3,850	$2.38	20d	1	0.50mi
1331 Queen St NE Washington, DC	3.0	2.0	1708	$4,600	$2.69	18d	1	0.51mi
1331 Queen St NE Washington, DC	3.0	2.0	1708	$4,600	$2.69	16d	1	0.51mi
1620 E St NE #3 Washington, DC	3.0	3.0	1620	$3,999	$2.47	9d	1	0.52mi
1417 G St NE Washington, DC	3.0	2.0	1982	$3,700	$1.87	20d	1	0.58mi
333 17th Pl NE Washington, DC	3.0	1.5	2300	$3,400	$1.48	25d	1	0.59mi
1638 Trinidad Ave NE #1 Washington, DC	3.0	2.5	1780	$5,950	$3.34	20d	1	0.59mi
1724 C St NE Washington, DC	3.0	2.5	2040	$4,950	$2.43	9d	1	0.63mi
221 20th St NE Unit 4 Washington, DC	3.0	1.0	3360	$2,999	$0.89	25d	1	0.64mi
1255 Raum St NE Unit 1388282P Washington, DC	2.0–8.0	1.0–5.0	3245	$6,967	$2.15	3d	2	0.65mi
1324 H St NE Unit 2 Washington, DC	4.0	1.5	2100	$4,000	$1.90	25d	1	0.67mi
1321 I St NE Washington, DC	4.0	3.5	1809	$4,600	$2.54	25d	1	0.68mi
1222 Owen Pl NE Washington, DC	4.0	2.5	2164	$3,800	$1.76	25d	1	0.70mi
1714 Montello Ave NE Washington, DC	4.0	3.0	2100	$4,350	$2.07	25d	1	0.77mi
1414 C St NE Washington, DC	4.0	2.5	1824	$5,100	$2.80	25d	1	0.78mi
1117 Montello Ave NE Washington, DC	4.0	3.5	2260	$4,500	$1.99	25d	1	0.80mi
1169 Morse St NE Washington, DC	3.0	3.0	2274	$4,250	$1.87	5d	1	0.83mi
1916 W Virginia Ave NE Unit 2 Washington, DC	3.0	2.0	1800	$2,900	$1.61	21d	1	0.85mi
1113 I St NE Washington, DC	3.0	1.0	1800	$3,325	$1.85	25d	1	0.86mi
1495 Gallaudet St NE Unit 1495B Washington, DC	3.0	2.5	1586	$4,141	$2.61	25d	1	0.99mi
1011 8th St NE Washington, DC	3.0	2.5	1672	$4,495	$2.69	25d	1	1.07mi
223 17th St SE #2 Washington, DC	3.0	2.5	1900	$5,200	$2.74	25d	1	1.09mi
721 K St NE Washington, DC	3.0	1.0	1832	$4,500	$2.46	25d	1	1.10mi
1319 Massachusetts Ave SE Unit 1 Washington, DC	3.0	3.0	1880	$6,400	$3.40	17d	1	1.16mi
1319 Massachusetts Ave SE Washington, DC	3.0	3.0	2578	$6,000	$2.33	25d	1	1.16mi
237 15th St SE Unit 1 Washington, DC	3.0	3.0	1938	$4,500	$2.32	25d	1	1.20mi
1825 Massachusetts Ave SE Washington, DC	3.0	2.5	1957	$4,000	$2.04	25d	1	1.21mi
329 16th St SE Washington, DC	3.0	3.0	2000	$4,800	$2.40	25d	1	1.27mi
1209 6th St NE Unit A Washington, DC	4.0	1.5	1648	$3,400	$2.06	25d	1	1.28mi
2300 18th St NE #2300 Washington, DC	4.0	3.0	1826	$4,500	$2.46	23d	1	1.30mi
1805 Potomac Ave SE Washington, DC	3.0	1.5	1598	$4,000	$2.50	25d	1	1.32mi

Listing history 40 events

1. 2026-06-21
   days on market $825,000 Active 201 DOM
2. 2026-06-18
   days on market $825,000 Active 198 DOM
3. 2026-06-17
   days on market $825,000 Active 197 DOM
4. 2026-06-16
   days on market $825,000 Active 196 DOM
5. 2026-06-15
   days on market $825,000 Active 195 DOM
6. 2026-06-13
   days on market $825,000 Active 193 DOM
7. 2026-06-09
   days on market $825,000 Active 189 DOM
8. 2026-06-08
   days on market $825,000 Active 188 DOM
9. 2026-06-07
   days on market $825,000 Active 187 DOM
10. 2026-06-04
    days on market $825,000 Active 184 DOM
11. 2026-06-03
    days on market $825,000 Active 183 DOM
12. 2026-06-02
    days on market $825,000 Active 182 DOM
13. 2026-06-01
    days on market $825,000 Active 181 DOM
14. 2026-05-31
    days on market $825,000 Active 180 DOM
15. 2025-12-02
    listed $825,000 Active
16. 2023-07-03
    soldstatus $825,000
17. 2015-05-14
    soldstatus $399,000
18. 2008-11-01
    historical
19. 2008-06-27
    listed
20. 2007-08-01
    historical
21. 2007-05-31
    listed
22. 2007-05-08
    historical
23. 2007-02-17
    listed
24. 2006-08-29
    historical
25. 2006-06-30
    listed
26. 2005-10-31
    historical
27. 2004-07-19
    listed
28. 2004-04-21
    historical
29. 2004-02-01
    listed
30. 1999-07-31
    historical
31. 1999-04-01
    listed
32. 1999-01-22
    historical
33. 1998-10-22
    listed
34. 1996-12-31
    soldstatus $73,871
35. 1996-12-01
    historical
36. 1996-11-01
    listed $84,950
37. 1996-05-10
    soldstatus $71,991
38. 1990-02-02
    soldstatus $87,500
39. 1987-09-29
    soldstatus $76,000
40. 1987-01-30
    soldstatus $65,000

ⓘ 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: $6,267 · $522/mo
• Projected year-2 tax: $6,267 · $522/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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $195,816
• − Mortgage interest: −$46,213
• − Property taxes: −$6,267
• − Insurance: −$4,125
• − Repairs & maintenance: −$15,665
• − Management: −$15,665
• − Depreciation: −$24,000
• Taxable income: $83,881
• Est. tax owed @ 24.0%: −$20,131
• After-tax cash flow: $72,255/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): 72,397
• Household income: $120,337
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3854.0

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: White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% 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: ▼ -852.61%
• Current HPI: 396.6033
• Rent YoY: ▼ -3.04%
• 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

+1169.2% since first listed

26 events — show timeline

• 2025-12-02 Listed $825,000 BRIGHT MLS
• 2023-07-03 Sold (Public Records) $825,000 Public Records
• 2015-05-14 Sold (Public Records) $399,000 Public Records
• 2008-11-01 Delisted — MRIS
• 2008-06-27 Listed — MRIS
• 2007-08-01 Delisted — MRIS
• 2007-05-31 Listed — MRIS
• 2007-05-08 Delisted — MRIS
• 2007-02-17 Listed — MRIS
• 2006-08-29 Delisted — MRIS
• 2006-06-30 Listed — MRIS
• 2005-10-31 Delisted — MRIS
• 2004-07-19 Listed — MRIS
• 2004-04-21 Delisted — MRIS
• 2004-02-01 Listed — MRIS
• 1999-07-31 Delisted — MRIS
• 1999-04-01 Listed — MRIS
• 1999-01-22 Delisted — MRIS
• 1998-10-22 Listed — MRIS
• 1996-12-31 Sold (MLS) $73,871 MRIS
• 1996-12-01 Delisted — MRIS
• 1996-11-01 Listed $84,950 MRIS
• 1996-05-10 Sold (Public Records) $71,991 Public Records
• 1990-02-02 Sold (Public Records) $87,500 Public Records
• 1987-09-29 Sold (Public Records) $76,000 Public Records
• 1987-01-30 Sold (Public Records) $65,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $6,267 · +0.7% YoY. Source: county tax records.