1722 T St SE · Washington, DC 20020

$650,000

6 bd · 4.0 ba · 3,444 sqft · MultiFamily public records · 37 Days on market

Built 1938 4,136 sqft lot Est $675k · at est.

---

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 +25.3/30.0
• ARV discount +9.2/15.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• 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

Multi-family units

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

Listing remarks

Charming and fully updated 4-unit apartment building just minutes from downtown Anacostia! This well-maintained property offers a mix of 2-bedroom and 1-bedroom + den units—perfect for tenants or live-in owners. Each unit is self-contained with individual utilities. Recent upgrades include roof, modern kitchens and bathrooms, recessed lighting, updated plumbing, and electrical systems. One unit is currently vacant and move-in ready. Enjoy the convenience of off-street parking and easy access to the Metro, shopping, and local eateries. A reliable on-site caretaker occupies one unit at a reduced rate, providing built-in property oversight.

Key facts

• Modern kitchens
• Updated roof
• Recessed lighting

Tags

• UPDATED ROOF
• MODERN KITCHENS
• MODERN BATHROOMS
• RECESSED LIGHTING
• UPDATED PLUMBING
• UPDATED ELECTRICAL SYSTEMS

Property features AI

Finance

• Financial info: Total of 4 units; Finished above-grade area per assessor; Unfinished below-grade area per assessor

Exterior

• Parking: Concrete driveway; Off-street parking
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Cable TV available
• Home design: Semi-detached building; Fee simple ownership; Very good condition
• Construction: Brick construction; Slab foundation; Built (year per assessor)
• Exterior features: Above-grade and below-grade structures; No tidal water

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Four-unit property with two one-bedroom units and two two-bedroom units
• Flooring: Hardwood
• Heating & cooling: Hot water heating (natural gas); Ceiling fans
• Interior features: Partial basement; Hardwood flooring; Double-pane windows; Exhaust fan
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $370/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $650k).
• Recommended offer: $630k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+3.9%/yr); 296 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $7,329/mo this rent would consume 163% of the median local household income ($54k/yr) (locally 5148% 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 $4k of loan paydown is wiped out by about $20k 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 + 3.9% rent growth), your $182k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 32y 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 $371k; list at $650k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $630,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1938 — 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: 1.13% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $675,024
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1722 T St SE	0.00mi	6/4.0	3,444 (0%)	0mo	$590,000	$171	100
2505 Burns SE	0.69mi	5/— (-1)	3,471 (+1%)	14mo	$680,000	$196	50

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-4,778
• Equity at exit: $96,917

10-year hold

• IRR: 9.8%
• Equity multiple: 1.79×
• Total profit: $143,787
• Equity at exit: $56,200

Cash invested: $182,000 (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 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 27.9×

Monthly cashflow live

• Estimated rent: $7,329 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$632 /mo · $7,585/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,539
• Net cashflow: $1,478

Break-even live

Break-even rent $5,458

Max offer price $650,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,878
▸ 2× units	1	1	$3,452
Total (4 units)			$7,329

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 Gainesville St SE Unit 1726 20020 Washington, DC	6.0	3.5	2400	$7,000	$2.92	24d	1	0.87mi
3012 Alabama Ave SE Washington, DC	6.0	2.0	2361	$6,800	$2.88	24d	1	0.98mi
2211 32nd Pl SE Washington, DC	7.0	3.0	2569	$8,300	$3.23	24d	1	1.11mi
2530 Elvans Rd SE Unit B Washington, DC	5.0	3.5	2760	$7,500	$2.72	7d	1	1.11mi
2530 Elvans Rd SE Washington, DC	7.0	3.5	2760	$8,500	$3.08	3d	1	1.11mi
3422 Pennsylvania Ave SE Washington, DC	5.0	2.5	2520	$5,500	$2.18	20d	1	1.36mi
3505 N St SE Washington, DC	6.0	3.0	2668	$7,150	$2.68	24d	1	1.42mi

Listing history 37 events

1. 2026-05-16
   status Pending
2. 2026-04-09
   listed $650,000 Active
3. 2025-10-01
   historical
4. 2025-08-05
   status Active
5. 2025-06-21
   status Pending
6. 2025-06-21
   price $688,000
7. 2025-06-11
   listed $650,000 Active
8. 2025-03-24
   historical
9. 2024-12-01
   listed $801,000 Active
10. 2024-11-15
    historical
11. 2009-12-31
    soldstatus $371,000 Sold
12. 2009-12-31
    soldstatus $371,000
13. 2009-12-30
    status Contract
14. 2009-12-03
    historical
15. 2009-09-29
    price $359,000
16. 2009-09-15
    price $389,000
17. 2009-08-25
    listed $399,000 Active
18. 2009-08-25
    listed $359,000
19. 2009-07-18
    historical
20. 2009-07-18
    historical
21. 2009-07-01
    price
22. 2009-06-18
    historical
23. 2009-06-18
    historical
24. 2009-04-18
    listed
25. 2009-04-17
    listed $399,000
26. 2009-02-09
    price
27. 2009-01-26
    price
28. 2009-01-26
    listed
29. 2009-01-26
    listed $479,000
30. 2008-04-10
    soldstatus $250,000
31. 2008-03-27
    historical
32. 2008-03-20
    listed $289,900
33. 1995-02-10
    soldstatus $115,000
34. 1995-02-08
    soldstatus $115,000
35. 1994-12-14
    historical
36. 1994-08-22
    listed $115,000
37. 1985-05-08
    soldstatus $78,400

ⓘ 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: $7,585 · $632/mo
• Projected year-2 tax: $7,585 · $632/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $87,948
• − Mortgage interest: −$36,410
• − Property taxes: −$7,585
• − Insurance: −$3,250
• − Repairs & maintenance: −$7,036
• − Management: −$7,036
• − Depreciation: −$18,909
• Taxable income: $7,722
• Est. tax owed @ 24.0%: −$1,853
• After-tax cash flow: $15,887/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): 53,005
• Household income: $54,032
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 5148.0

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 (90%)
• Race & ethnicity: Black 90% Two or more races 3% Hispanic / Latino 3% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 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: ▼ -415.44%
• Current HPI: 306.5068
• Rent YoY: ▲ 3.86%
• 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

+729.1% since first listed

37 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-04-09 Listed $650,000 BRIGHT MLS
• 2025-10-01 Listing Removed — BRIGHT MLS
• 2025-08-05 Relisted — BRIGHT MLS
• 2025-06-21 Pending — BRIGHT MLS
• 2025-06-21 Price Changed $688,000 BRIGHT MLS
• 2025-06-11 Listed $650,000 BRIGHT MLS
• 2025-03-24 Listing Removed — BRIGHT MLS
• 2024-12-01 Listed $801,000 BRIGHT MLS
• 2024-11-15 Coming Soon — BRIGHT MLS
• 2009-12-31 Sold (MLS) $371,000 BRIGHT MLS
• 2009-12-31 Sold (MLS) $371,000 MRIS
• 2009-12-30 Pending — MRIS
• 2009-12-03 Listing Removed — BRIGHT MLS
• 2009-09-29 Price Changed $359,000 MRIS
• 2009-09-15 Price Changed $389,000 MRIS
• 2009-08-25 Listed $399,000 MRIS
• 2009-08-25 Listed $359,000 BRIGHT MLS
• 2009-07-18 Delisted — MRIS
• 2009-07-18 Listing Removed — BRIGHT MLS
• 2009-07-01 Price Changed — MRIS
• 2009-06-18 Delisted — MRIS
• 2009-06-18 Listing Removed — BRIGHT MLS
• 2009-04-18 Listed — MRIS
• 2009-04-17 Listed $399,000 BRIGHT MLS
• 2009-02-09 Price Changed — MRIS
• 2009-01-26 Price Changed — MRIS
• 2009-01-26 Listed — MRIS
• 2009-01-26 Listed $479,000 BRIGHT MLS
• 2008-04-10 Sold (MLS) $250,000 MRIS
• 2008-03-27 Delisted — MRIS
• 2008-03-20 Listed $289,900 MRIS
• 1995-02-10 Sold (Public Records) $115,000 Public Records
• 1995-02-08 Sold (MLS) $115,000 MRIS
• 1994-12-14 Delisted — MRIS
• 1994-08-22 Listed $115,000 MRIS
• 1985-05-08 Sold (Public Records) $78,400 Public Records

Property tax history

+6.0%/yr

Latest (2025): $7,585 · +1.4% YoY. Source: county tax records.