717 Brandywine St SE #202 · Washington, DC 20032

$94,000

1 bd · 1.0 ba · 571 sqft · Condo public records · 42 Days on market

Built 1953 $400/mo HOA · 29% of rent ↓ 29% since listing

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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 +18.7/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Updated and move-in ready, this refreshed 1-bedroom 1-bath garden apartment in Washington Highlands offers comfort and convenience at a price designed to sell. Featuring an open-concept layout, an updated kitchen with ample counter space, and in-unit washer and dryer, this home is ideal for easy everyday living. Enjoy a dedicated parking space and well-maintained common grounds, with condo fees covering water, lawn care, snow removal, and trash for low-maintenance ownership. Conveniently located just minutes from Anacostia and Southern Avenue Metro stations, with easy access to I-295, downtown DC, and National Harbor.

Key facts

• Easy access to i-295
• Updated kitchen
• $400 HOA

Tags

• UPDATED KITCHEN
• IN-UNIT WASHER AND DRYER
• DEDICATED PARKING SPACE
• WELL-MAINTAINED COMMON GROUNDS
• EASY ACCESS TO I-295
• MINUTES FROM ANACOSTIA METRO

Property features AI

Finance

• HOA & community: Monthly condo fee of $400; Condo fee covers common area maintenance, exterior building maintenance, management, sewer, snow removal, trash, and water

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Condominium unit in a garden-style building (1–4 floors); Unit/Flat; Entry on level 2; Located within city limits; Pets allowed with no restrictions
• Construction: Brick construction; Above-grade and below-grade structures noted; Built year source: Assessor
• Exterior features: No tidal water

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: 90% forced air heating (electric); Central air conditioning (electric)
• Interior features: Entry level bedroom; Traditional floor plan
• Laundry & utility: Washer and dryer in unit; Electric dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 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 34% 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 $650 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent; built in 1953 — 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 $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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: 1.48% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 5.6

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-7,704
• Equity at exit: $14,016

10-year hold

• IRR: 3.7%
• Equity multiple: 1.29×
• Total profit: $7,591
• Equity at exit: $8,127

Cash invested: $26,320 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$493
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$39
• HOA: −$400
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $93

Break-even live

Break-even rent $1,276

Max offer price $94,000

Occupancy floor 88%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	24d	1	0.02mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	24d	1	0.03mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	4d	1	0.04mi
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	4d	1	0.05mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.05mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	24d	1	0.05mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	19d	1	0.06mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.09mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	3d	65	0.16mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	15d	10	0.25mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	24d	1	0.31mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,300	$1.72	4d	2	0.36mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,410	$2.25	2d	64	0.52mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,299	$1.98	24d	10	0.53mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.57mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,199	$1.59	24d	10	0.61mi
21 Chesapeake St SE Washington, DC	2.0	1.0	670	$1,250	$1.87	20d	1	0.63mi
3429 5th St SE #42 Washington, DC	1.0	1.0	702	$1,395	$1.99	14d	1	0.68mi
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	24d	1	0.70mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	24d	1	0.71mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$1,392	$1.78	14d	1	0.72mi
1002 Kennebec St Oxon Hill, MD	1.0–2.0	1.0–1.5	871	$1,395	$1.60	1d	12	0.72mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,274	$1.85	3d	25	0.72mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	24d	1	0.74mi
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	24d	1	0.76mi
4725 1st St SW #102 Washington, DC	2.0	1.0	580	$1,850	$3.19	24d	1	0.76mi
3730 Martin Luther King Jr Ave SE Washington, DC	2.0	1.0	475	$1,138	$2.39	2d	2	0.78mi
1120 Trenton Pl SE Washington, DC	1.0–2.0	1.0	715	$1,275	$1.78	11d	3	0.78mi
4729 1st St SW #202 Washington, DC	2.0	1.0	589	$1,650	$2.80	24d	1	0.78mi
61 Forrester St SW Unit 104 Washington, DC	2.0	1.0	639	$1,700	$2.66	24d	1	0.82mi
19 Galveston Pl SW #202 Washington, DC	1.0	1.0	700	$1,400	$2.00	24d	1	0.82mi
3320 11th Pl SE Washington, DC	1.0	1.0	750	$1,198	$1.60	24d	1	0.84mi
57 Galveston St SW Washington, DC	1.0–2.0	1.0	650	$1,199	$1.84	4d	5	0.85mi
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$1,249	$1.31	2d	10	0.89mi
3325 13th St SE Unit 10 Washington, DC	2.0	1.0	750	$1,750	$2.33	24d	1	0.91mi
1300 Congress St SE Unit 10 Washington, DC	2.0	1.0	625	$1,799	$2.88	22d	1	0.91mi
3321 13th St SE Unit 3 Washington, DC	2.0	1.0	703	$1,750	$2.49	24d	1	0.92mi
1310 Congress St SE Washington, DC	1.0	1.0	518	$1,150	$2.22	24d	1	0.93mi
1309 Congress St SE Washington, DC	1.0–2.0	1.0	625	$1,000	$1.60	15d	1	0.95mi
4660 Martin Luther King Jr Ave SW Washington, DC	1.0–2.0	1.0–2.0	827	$1,399	$1.69	3d	11	0.97mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: watertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $94,000 Active 42 DOM
2. 2026-06-17
   days on market $94,000 Active 41 DOM
3. 2026-06-16
   days on market $94,000 Active 40 DOM
4. 2026-06-15
   days on market $94,000 Active 39 DOM
5. 2026-06-13
   days on market $94,000 Active 37 DOM
6. 2026-06-09
   days on market $94,000 Active 33 DOM
7. 2026-06-08
   days on market $94,000 Active 32 DOM
8. 2026-06-07
   days on market $94,000 Active 31 DOM
9. 2026-06-04
   days on market $94,000 Active 28 DOM
10. 2026-06-03
    days on market $94,000 Active 27 DOM
11. 2026-06-02
    days on market $94,000 Active 26 DOM
12. 2026-06-01
    days on market $94,000 Active 25 DOM
13. 2026-05-31
    days on market $94,000 Active 24 DOM
14. 2026-05-07
    listed $99,000 Active
15. 2024-12-12
    historical $1,250
16. 2024-08-05
    listed $1,250
17. 2022-04-27
    soldstatus $70,000
18. 2022-04-27
    soldstatus $70,000
19. 2022-04-27
    soldstatus $70,000
20. 2022-04-27
    soldstatus $70,000
21. 2010-07-21
    historical
22. 2010-07-21
    historical
23. 2010-06-11
    price
24. 2009-12-08
    listed Active
25. 2009-12-08
    listed $119,900
26. 2009-08-31
    historical
27. 2009-08-31
    historical
28. 2009-04-23
    listed
29. 2009-04-23
    listed $139,995
30. 2009-03-25
    historical
31. 2009-02-01
    status
32. 2009-01-15
    historical
33. 2009-01-14
    status
34. 2009-01-02
    historical
35. 2008-09-06
    status
36. 2008-09-02
    historical
37. 2008-06-26
    status
38. 2008-05-01
    historical
39. 2008-03-05
    historical
40. 2008-03-04
    listed
41. 2008-01-31
    listed
42. 2007-06-01
    historical
43. 2006-10-13
    listed

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $909 · $76/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: $16,723
• − Mortgage interest: −$5,265
• − Property taxes: −$909
• − Insurance: −$470
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − HOA: −$4,800
• − Depreciation: −$2,735
• Taxable loss: −$132
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,148/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

-29.3% since first listed

30 events — show timeline

• 2026-05-07 Listed $99,000 BRIGHT MLS
• 2024-12-12 Rental Removed $1,250 REDFIN
• 2024-08-05 Listed for Rent $1,250 REDFIN
• 2022-04-27 Sold (Public Records) $70,000 Public Records
• 2022-04-27 Sold (Public Records) $70,000 Public Records
• 2022-04-27 Sold (Public Records) $70,000 Public Records
• 2022-04-27 Sold (Public Records) $70,000 Public Records
• 2010-07-21 Delisted — MRIS
• 2010-07-21 Listing Removed — BRIGHT MLS
• 2010-06-11 Price Changed — MRIS
• 2009-12-08 Listed — MRIS
• 2009-12-08 Listed $119,900 BRIGHT MLS
• 2009-08-31 Delisted — MRIS
• 2009-08-31 Listing Removed — BRIGHT MLS
• 2009-04-23 Listed — MRIS
• 2009-04-23 Listed $139,995 BRIGHT MLS
• 2009-03-25 Delisted — MRIS
• 2009-02-01 Relisted — MRIS
• 2009-01-15 Delisted — MRIS
• 2009-01-14 Relisted — MRIS
• 2009-01-02 Delisted — MRIS
• 2008-09-06 Relisted — MRIS
• 2008-09-02 Delisted — MRIS
• 2008-06-26 Relisted — MRIS
• 2008-05-01 Delisted — MRIS
• 2008-03-05 Delisted — MRIS
• 2008-03-04 Listed — MRIS
• 2008-01-31 Listed — MRIS
• 2007-06-01 Delisted — MRIS
• 2006-10-13 Listed — MRIS

Property tax history

-2.2%/yr

Latest (2025): $909 · -4.9% YoY. Source: county tax records.