None · Washington, DC 20032

$58,500

2 bd · 1.0 ba · 884 sqft · Condo public records · 264 Days on market

Built 1960 $300/mo HOA · 20% of rent ↓ 53% 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

WOW - past time to show up and see this great value! Back on the market- Super Improved Price!! This 2-bedroom plus den, 1 bath condo offers a traditional floor plan that may require a little TLC- but well worth it. Close to shops, public transportation, and more. All square footage, condo fees and rules are estimated. Buyer is responsible for obtaining and purchasing Condo resale docs. Please note: This property is bank-owned. Seller will make no repairs nor allow repairs before settlement so please plan accordingly. Seller requests buyer use seller's title provider.

Key facts

• $300 HOA
• Built 1960
• Listed 264 days

Property features AI

Finance

• Other: Ownership: Condominium; Building name: CONGRESS HEIGHTS; Pets: not allowed; Listing assessed year/source information available from assessor
• HOA & community: Condo fee approximately $300 monthly (includes other items/amenities)

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium unit in a garden-style building (1–4 floors); Unit/flat structure; Entry on level 2
• Construction: Brick construction; Above-grade finished area approximately 884 (source: assessor)
• Exterior features: Tidal water: none

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Central air conditioning (electric); Heating: Other; Hot water from a 60+ gallon tank
• Interior features: No basement
• Laundry & utility: No in-unit washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $58k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 (+4.0%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $404 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $75k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $51,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 2.60% ✓
• Cap rate: 17.03%
• Cash-on-cash: 38.36%
• DSCR: 2.71
• GRM: 3.2

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: 36.0%
• Equity multiple: 2.56×
• Total profit: $25,547
• Equity at exit: $8,723

10-year hold

• IRR: 43.4%
• Equity multiple: 5.41×
• Total profit: $72,184
• Equity at exit: $5,058

Cash invested: $16,380 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$307
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$24
• HOA: −$300
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $524

Break-even live

Break-even rent $860

Max offer price $58,500

Occupancy floor 61%

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Chesapeake St SE #205 Washington, DC	2.0	1.0	773	$1,400	$1.81	24d	1	0.01mi
625A Chesapeake St SE Unit 101 Washington, DC	2.0	1.0	768	$1,400	$1.82	24d	1	0.02mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	18d	1	0.07mi
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	4d	1	0.08mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	24d	1	0.10mi
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	24d	1	0.15mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.16mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	24d	1	0.16mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	4d	1	0.17mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.19mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	2d	65	0.21mi
310 Atlantic St SE Unit 102B Washington, DC	2.0	1.0	859	$1,875	$2.18	5d	1	0.28mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,875	$2.49	4d	2	0.28mi
3929 4th St SE Unit 4 Washington, DC	2.0	1.0	852	$1,557	$1.83	24d	1	0.29mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	989	$1,699	$1.72	18d	1	0.30mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	800	$1,700	$2.12	24d	1	0.30mi
4030 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,648	$1.65	24d	1	0.33mi
4040 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,256	$1.26	24d	1	0.34mi
607 Southern Ave SE Oxon Hill, MD	2.0	1.0	900	$1,199	$1.33	20d	1	0.35mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	15d	10	0.38mi
3878 9th St SE Washington, DC	3.0	1.0	789	$2,000	$2.53	24d	1	0.41mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	24d	1	0.43mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.46mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,329	$1.76	24d	10	0.49mi
3930 1st St SE Unit 301 Washington, DC	3.0	1.0	900	$2,200	$2.44	24d	1	0.50mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,559	$2.38	24d	10	0.51mi
21 Chesapeake St SE Washington, DC	2.0	1.0	670	$1,250	$1.87	20d	1	0.52mi
39 Mississippi Ave SE Washington, DC	2.0	1.0	800	$1,300	$1.62	24d	1	0.56mi
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	24d	1	0.58mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,754	$2.79	2d	64	0.59mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	24d	1	0.62mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$1,975	$2.52	14d	1	0.63mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	24d	1	0.63mi
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	24d	1	0.64mi
4725 1st St SW #102 Washington, DC	2.0	1.0	580	$1,850	$3.19	24d	1	0.64mi
101 Wayne Pl SE Washington, DC	2.0	1.0	919	$1,695	$1.84	22d	1	0.65mi
4729 1st St SW #202 Washington, DC	2.0	1.0	589	$1,650	$2.80	24d	1	0.66mi
10 Halley Pl SE Washington, DC	2.0–3.0	1.0	906	$1,250	$1.38	24d	3	0.68mi
61 Forrester St SW Unit 104 Washington, DC	2.0	1.0	639	$1,700	$2.66	24d	1	0.69mi
19 Galveston Pl SW #202 Washington, DC	1.0	1.0	700	$1,400	$2.00	24d	1	0.69mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $58,500 Active 264 DOM
2. 2026-06-17
   days on market $58,500 Active 263 DOM
3. 2026-06-16
   days on market $58,500 Active 262 DOM
4. 2026-06-15
   days on market $58,500 Active 261 DOM
5. 2026-06-13
   pricedays on market $58,500 Active 259 DOM
6. 2026-06-09
   days on market $62,900 Active 255 DOM
7. 2026-06-08
   days on market $62,900 Active 254 DOM
8. 2026-06-07
   days on market $62,900 Active 253 DOM
9. 2026-06-04
   days on market $62,900 Active 250 DOM
10. 2026-06-03
    days on market $62,900 Active 249 DOM
11. 2026-06-02
    days on market $62,900 Active 248 DOM
12. 2026-06-01
    days on market $62,900 Active 247 DOM
13. 2026-05-31
    days on market $62,900 Active 246 DOM

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $583 · $49/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: $18,279
• − Mortgage interest: −$3,277
• − Property taxes: −$583
• − Insurance: −$292
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − HOA: −$3,600
• − Depreciation: −$1,702
• Taxable income: $5,900
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $4,867/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

-52.7% since first listed

15 events — show timeline

• 2026-05-27 Relisted — BRIGHT MLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2026-03-30 Price Changed $62,900 BRIGHT MLS
• 2026-03-26 Relisted — BRIGHT MLS
• 2026-03-20 Listing Removed — BRIGHT MLS
• 2026-03-16 Relisted — BRIGHT MLS
• 2025-12-21 Pending — BRIGHT MLS
• 2025-12-21 Listing Removed — BRIGHT MLS
• 2025-12-06 Price Changed $67,500 BRIGHT MLS
• 2025-11-11 Price Changed $77,100 BRIGHT MLS
• 2025-10-12 Price Changed $87,100 BRIGHT MLS
• 2025-09-15 Price Changed $97,100 BRIGHT MLS
• 2025-08-13 Price Changed $107,900 BRIGHT MLS
• 2025-07-11 Price Changed $119,900 BRIGHT MLS
• 2025-06-16 Listed $133,100 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2025): $583 · +112.3% YoY. Source: county tax records.