1807 Fort Davis St SE · Washington, DC 20020

$224,000

3 bd · 1.0 ba · 1,024 sqft · Townhouse public records · 7 Days on market

Built 1939 1,962 sqft lot Est $232k · at est.

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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 +20.2/30.0
• ARV discount +9.1/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• 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 for an investor or handy homeowner looking to build equity. This end-unit rowhome is located in the desirable and transforming Fort Dupont Park neighborhood. This three-bedroom, one-bathroom home has hardwood floors throughout the two main levels and a second bathroom ready for completion in the basement.

Key facts

• Hardwood floors
• Built 1939
• Listed 7 days

Tags

• FORT DUPONT PARK NEIGHBORHOOD
• HARDWOOD FLOORS
• SECOND BATHROOM READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $224k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $224k).
• Cap rate 7.8% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,319/mo this rent would consume 52% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $49k; list at $224k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $224,000

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $232,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3959 R St SE	0.14mi	3/1.5	1,056 (+3%)	9mo	$240,000	$227	79
1807 Fort Davis St SE	0.00mi	3/1.0	1,155 (+13%)	0mo	$230,000	$199	78
3705 Alabama Ave SE Unit A	0.21mi	2/1.0 (-1)	1,030 (+1%)	10mo	$220,000	$214	76
3918 Stone Gate Dr Unit D	0.31mi	3/1.5	1,031 (+1%)	9mo	$169,000	$164	75
1541 41st St SE	0.32mi	3/2.0	1,024 (0%)	7mo	$360,000	$352	75
1671 Fort Dupont St SE	0.20mi	3/1.5	1,060 (+4%)	11mo	$330,000	$311	74
3945 Pennsylvania Ave SE Unit A	0.17mi	2/1.0 (-1)	998 (-2%)	11mo	$175,000	$175	74
3973 Alabama Ave SE	0.17mi	4/2.5 (+1)	1,088 (+6%)	3mo	$475,000	$437	68
4236 Southern Ave SE	0.46mi	3/1.0	1,024 (0%)	15mo	$275,000	$269	66
2106 Suitland Ter SE	0.19mi	2/1.5 (-1)	901 (-12%)	4mo	$214,000	$238	61
3916 Southern Ave SE	0.22mi	2/1.0 (-1)	901 (-12%)	8mo	$144,000	$160	58
2019 38th St SE Unit B	0.19mi	2/1.0 (-1)	1,153 (+13%)	9mo	$244,000	$212	58

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-16,126
• Equity at exit: $33,399

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $17,876
• Equity at exit: $19,367

Cash invested: $62,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,360/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $284

Break-even live

Break-even rent $1,960

Max offer price $224,000

Occupancy floor 83%

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3937 S St SE #108 Washington, DC	2.0	1.0	751	$1,750	$2.33	7d	1	0.10mi
3935 S St SE #304 Washington, DC	2.0	1.0	735	$2,500	$3.40	24d	1	0.10mi
3915 Pennsylvania Ave SE Washington, DC	2.0	1.0	782	$2,500	$3.20	24d	1	0.13mi
1559 41st St SE Unit 1546448P Washington, DC	4.0	2.0	1022	$2,926	$2.86	7d	1	0.33mi
3930 Stone Gate Dr Suitland, MD	2.0	1.0	1050	$1,750	$1.67	43d	1	0.33mi
3928 Stone Gate Dr Unit D Suitland, MD	3.0	1.5	1031	$1,700	$1.65	18d	1	0.34mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,950	$2.39	1d	45	0.34mi
3936 Stone Gate Dr Unit D Suitland, MD	2.0	1.0	870	$1,800	$2.07	12d	1	0.34mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,650	$2.14	1d	29	0.35mi
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,555	$1.90	2d	10	0.39mi
2112 34th St SE Washington, DC	2.0	1.5	1284	$3,300	$2.57	24d	1	0.45mi
4110 Suitland Rd Suitland, MD	1.0–3.0	1.0–2.0	955	$2,377	$2.49	1d	15	0.81mi
4348 Southern Ave SE Washington, DC	3.0	1.0	860	$2,400	$2.79	18d	1	0.81mi
4308 Alton St Capitol Heights, MD	3.0	2.0	1100	$2,500	$2.27	43d	1	0.89mi
2925-2929 Pennsylvania Ave SE Unit 106 Washington, DC	4.0	1.0	980	$4,200	$4.29	3d	1	0.89mi
2925-2929 Pennsylvania Ave SE Unit 106 Washington, DC	4.0	1.0	988	$4,200	$4.25	24d	1	0.89mi
2925-2929 Pennsylvania Ave SE Unit 204 Washington, DC	3.0	1.0	980	$3,000	$3.06	3d	1	0.89mi
1707 29th St SE Unit 2 Washington, DC	2.0	1.0	1200	$2,350	$1.96	2d	1	0.89mi
1800 28th Pl SE #201 Washington, DC	3.0	2.0	1132	$2,800	$2.47	2d	1	0.90mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	24d	1	0.92mi
2621 30th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,750	$2.19	24d	1	0.92mi
2821 R St SE Washington, DC	2.0	1.0	853	$1,650	$1.93	24d	1	0.92mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	24d	1	0.97mi
21 Randle Cir SE Washington, DC	2.0	1.0	1100	$2,477	$2.25	24d	1	0.98mi
812 Burns St SE Washington, DC	3.0	2.5	1280	$3,300	$2.58	24d	1	0.99mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$2,043	$2.66	1d	43	1.02mi
1525 28th St SE Unit 302 Washington, DC	3.0	1.0	900	$2,100	$2.33	24d	1	1.04mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$2,075	$2.63	2d	21	1.04mi
1616 27th St SE Unit 6 Washington, DC	3.0	1.0	1100	$2,850	$2.59	24d	1	1.05mi
2716 29th St SE Washington, DC	2.0	1.0	850	$2,000	$2.35	24d	1	1.09mi
4318 G St SE Washington, DC	2.0	2.5	1376	$2,500	$1.82	18d	1	1.09mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,755	$2.16	5d	2	1.10mi
2217 Gaylord Dr Suitland, MD	3.0	1.0	1216	$2,450	$2.01	4d	1	1.10mi
2932 Nelson Pl SE Unit 1 Washington, DC	3.0	2.0	800	$2,500	$3.12	24d	1	1.13mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	21d	1	1.14mi
2929 Nelson Pl SE Washington, DC	2.0	1.0	800	$1,900	$2.38	4d	1	1.14mi
2929 Nelson Pl SE Unit 2 Washington, DC	2.0	1.0	800	$1,900	$2.38	24d	1	1.15mi
2440 S St SE Unit 4 Washington, DC	3.0	1.0	800	$2,450	$3.06	7d	1	1.16mi
2805 28th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,690	$2.11	24d	1	1.16mi
2301 Houston St Suitland, MD	3.0	1.0	1216	$2,200	$1.81	21d	1	1.18mi

Listing history 3 events

1. 2026-04-09
   status Pending
2. 2026-04-02
   listed $224,000 Active
3. 1979-11-16
   soldstatus $49,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 16 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: $27,834
• − Mortgage interest: −$12,547
• − Property taxes: −$3,360
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − Depreciation: −$6,516
• Taxable loss: −$163
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $3,452/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

+357.1% since first listed

3 events — show timeline

• 2026-04-09 Pending — BRIGHT MLS
• 2026-04-02 Listed $224,000 BRIGHT MLS
• 1979-11-16 Sold (Public Records) $49,000 Public Records

Property tax history

+27.4%/yr

Latest (2025): $15,113 · -0.0% YoY. Source: county tax records.