125 Galveston Pl SW · Washington, DC 20032

$520,000

4 bd · 4.0 ba · 2,720 sqft · MultiFamily public records · 23 Days on market

Built 1943 4,356 sqft lot Est $601k · 13% under

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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 +20.9/30.0
• ARV discount +13.6/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Great investment opportunity in Congress Heights! This turn-key brick multi-family structure features four updated 1-bedroom, 1-bathroom units. Tenants will love the premium amenities, including hardwood floors, built-in microwaves, icemakers, and in-unit stackable washers and dryers. The property offers energy-efficient systems, low expenses, and 3 rear spaces that provide off-street parking for up to two regular sized vehicles and one bike/motorcycle. The off street parking can also generate additional income. Situated on a manageable 0.1-acre lot, it requires minimal maintenance, ensuring a quicker return on investment. Located just 1 to 3 miles from buses, subways, and major transportat

Key facts

• 4,356 sq ft lot
• 3 parking spots
• Built 1943

Property features AI

Finance

• Financial info: Gross scheduled income: $57,600; Total actual rent: $24,780; Income includes apartment rentals; Operating expenses include insurance, snow removal, and trash; Existing leases include owner-occupied and month-to-month; 1 vacant unit, 2 leased units
• HOA & community: Ground rent paid annually

Exterior

• Parking: Three off-street parking spaces; On-street parking available (total 3 garage/parking spaces listed)
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Sewer available; Water available; Municipal trash not provided
• Home design: Semi-detached building; Two levels; Four total units; Fee simple ownership; Property in good condition
• Construction: Brick construction; Unknown roof; Other foundation; Building not winterized; Estimated year built
• Exterior features: Above grade other structures; Other exterior features

Interior

• Kitchen: Built-in microwave; Garbage disposal; Icemaker
• Bedrooms: Four one-bedroom units (multi-unit property)
• Flooring: Hardwood
• Heating & cooling: Radiator heating; Natural gas heating and hot water; Ceiling fans and window air conditioning units; Circuit breaker electrical system
• Interior features: Ceiling fans; Combination dining and living area; Wood floors; Bay/Bow windows; Basement with outside and rear entrance
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $520k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $520k).
• Recommended offer: $512k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 6 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 $5,468/mo this rent would consume 134% of the median local household income ($49k/yr) (locally 4530% 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 $16k 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 23 days — a 2% lower offer ($512k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $520k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $512,200 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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 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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $601,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Galveston Pl SW	0.05mi	4/—	2,800 (+3%)	14mo	$620,000	$221	81
4317 Halley Ter SE	0.28mi	4/4.0	2,556 (-6%)	7mo	$150,000	$59	71
15 Halley Pl SE	0.74mi	5/4.0 (+1)	2,442 (-10%)	6mo	$663,000	$271	38

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-32,601
• Equity at exit: $77,534

10-year hold

• IRR: 4.8%
• Equity multiple: 1.37×
• Total profit: $53,808
• Equity at exit: $44,960

Cash invested: $145,600 (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: 31.7×

Monthly cashflow live

• Estimated rent: $5,468 high
• Mortgage (P&I): −$2,727
• Tax est. 1.5%: −$650 /mo · $7,800/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,148
• Net cashflow: $726

Break-even live

Break-even rent $4,549

Max offer price $520,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,468
Total (4 units)			$5,468

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5102 Glassmanor Dr Oxon Hill, MD	3.0	2.5	2304	$2,500	$1.09	43d	1	1.07mi
911 Bellevue St SE Washington, DC	4.0	2.0	1820	$3,400	$1.87	24d	1	1.28mi
4005 Blakney Ln SE Washington, DC	3.0	2.5	2024	$3,000	$1.48	17d	1	1.35mi
224 Malcolm X Ave SE Washington, DC	4.0	3.5	2052	$3,500	$1.71	24d	1	1.48mi
357 Parkland Pl SE Washington, DC	4.0	2.0	2400	$2,300	$0.96	24d	1	1.49mi
357 Parkland Pl SE Unit 1 Washington, DC	4.0	2.0	2400	$2,200	$0.92	24d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $520,000 Active 23 DOM
2. 2026-06-17
   days on market $520,000 Active 22 DOM
3. 2026-06-16
   days on market $520,000 Active 21 DOM
4. 2026-06-15
   days on market $520,000 Active 20 DOM
5. 2026-06-13
   days on market $520,000 Active 18 DOM
6. 2026-06-09
   days on market $520,000 Active 14 DOM
7. 2026-06-08
   days on market $520,000 Active 13 DOM
8. 2026-06-07
   days on market $520,000 Active 12 DOM
9. 2026-06-04
   days on market $520,000 Active 9 DOM
10. 2026-06-03
    days on market $520,000 Active 8 DOM
11. 2026-06-02
    days on market $520,000 Active 7 DOM
12. 2026-06-01
    days on market $520,000 Active 6 DOM
13. 2026-05-31
    days on market $520,000 Active 5 DOM
14. 2026-05-23
    historical $520,000
15. 2002-08-21
    soldstatus $149,902
16. 2002-06-17
    soldstatus $125,000
17. 2002-05-02
    historical
18. 2002-04-11
    listed $125,000
19. 1975-06-11
    soldstatus $27,200

ⓘ 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 21% 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: $65,616
• − Mortgage interest: −$29,128
• − Property taxes: −$7,800
• − Insurance: −$2,600
• − Repairs & maintenance: −$5,249
• − Management: −$5,249
• − Depreciation: −$15,127
• Taxable income: $462
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $8,603/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

+1811.8% since first listed

6 events — show timeline

• 2026-05-23 Coming Soon $520,000 BRIGHT MLS
• 2002-08-21 Sold (Public Records) $149,902 Public Records
• 2002-06-17 Sold (MLS) $125,000 MRIS
• 2002-05-02 Delisted — MRIS
• 2002-04-11 Listed $125,000 MRIS
• 1975-06-11 Sold (Public Records) $27,200 Public Records

Property tax history

+6.8%/yr

Latest (2025): $874 · +4.7% YoY. Source: county tax records.