1907 Good Hope Rd SE #108 · Washington, DC 20020

$85,000

1 bd · 1.0 ba · 659 sqft · Condo public records · 4 Days on market

Built 1965 $385/mo HOA · 26% of rent ↓ 16% 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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• 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 MLS

Here is another SUPERBLY DECORATED Geogeous unit located in the very Cute building. Location is just minutes from downtown. .. Major transportation is right out side. This unit is Large 1bdrm 1bath, washer/dryer in unit, Custom painting, gated community, off-street parking security building.

Key facts

• Functional layout
• $385 HOA
• Built 1965

Tags

• BRAND-NEW APPLIANCE PACKAGE
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Property managed by a property manager; Ground rent paid annually; Ownership interest: Condominium
• HOA & community: Monthly condo fee of $385.42 paid to a professional off-site manager; Condo fee includes management, reserve funds, sewer, trash, and water

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Municipal trash not provided
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry level: 1; Building winterized
• Construction: Combination construction materials; Other structures above and below grade; Building in good condition
• Exterior features: Not in a federal flood zone; Common grounds

Interior

• Kitchen: Galley kitchen
• Bedrooms: One bedroom on the main/entry level
• Flooring: Laminate plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Wall unit heating; Wall unit cooling (electric)
• Interior features: Tub/shower; Ceiling fan(s); Combination dining and living area; Floor plan: Traditional; Kitchen type: Galley; Level entry
• Laundry & utility: No washer/dryer hook-up in unit; Hot water: Natural gas and electric

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 9.7% 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.
• Zoned schools: Ketcham Es (284 students, 0% FRL); Kramer Ms (203 students, 0% FRL); Anacostia Hs (287 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• 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 26d 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 33% of the median local income ($54k/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 $588 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $85k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.77% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-825
• Equity at exit: $12,674

10-year hold

• IRR: 10.4%
• Equity multiple: 1.86×
• Total profit: $20,536
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$446
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$385
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $178

Break-even live

Break-even rent $1,280

Max offer price $85,000

Occupancy floor 83%

Sensitivity live

Price	-10% $226	-5% $202	+0% $178	+5% $154	+10% $130
Rent	-10% $59	-5% $119	+0% $178	+5% $238	+10% $297
Rate	-1.0pp $221	-0.5pp $200	base $178	+0.5pp $156	+1.0pp $134

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 Good Hope Ct SE #309 Washington, DC	2.0	1.0	670	$1,595	$2.38	25d	1	0.01mi
1907 Good Hope Ct SE #7 Washington, DC	1.0	1.0	578	$1,500	$2.60	25d	1	0.01mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,250	$1.72	25d	1	0.11mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,458	$1.43	25d	6	0.16mi
2400 Good Hope Ct SE #204 Washington, DC	1.0	1.0	610	$1,550	$2.54	0d	1	0.25mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,350	$1.72	23d	6	0.27mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	25d	1	0.30mi
1600 Marion Barry Ave SE Unit Basement -B01 Washington, DC	1.0	1.0	550	$1,550	$2.82	25d	1	0.31mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	8d	4	0.33mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$1,535	$1.94	4d	21	0.42mi
2419 Naylor Rd SE Washington, DC	—	1.0	580	$1,250	$2.16	25d	1	0.43mi
1619 Butler St SE Unit 3 Washington, DC	2.0	1.0	700	$1,700	$2.43	25d	1	0.44mi
1925 Minnesota Ave SE Washington, DC	1.0	1.0	600	$1,400	$2.33	25d	1	0.45mi
1621 17th Pl SE Apt 3 Washington, DC	1.0	1.0	720	$1,300	$1.81	25d	1	0.45mi
1622 17th St SE Unit 2001 Washington, DC	2.0	1.0	535	$1,850	$3.46	25d	1	0.46mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	16d	1	0.49mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	25d	1	0.49mi
1601 17th St SE Washington, DC	1.0	1.0	720	$1,650	$2.29	25d	1	0.50mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,585	$1.95	6d	2	0.51mi
1425-1429 Cedar St SE Washington, DC	1.0–2.0	1.0–2.0	736	$1,419	$1.93	0d	5	0.52mi
2219 Town Center Dr SE Washington, DC	1.0	1.0	668	$2,045	$3.06	6d	5	0.53mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	17d	1	0.54mi
1949 Naylor Rd SE Unit 105 Washington, DC	—	1.0	449	$1,500	$3.34	25d	1	0.57mi
1928 Naylor Rd SE Unit 503 Washington, DC	2.0	2.0	750	$1,595	$2.13	16d	1	0.61mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	25d	1	0.63mi
1560 27th St SE Washington, DC	1.0	1.0	660	$1,100	$1.67	25d	1	0.67mi
1527 28th St SE Washington, DC	1.0	1.0	700	$1,150	$1.64	25d	1	0.68mi
1721 29th St SE Unit 1 Washington, DC	1.0	1.0	725	$1,395	$1.92	21d	1	0.68mi
1550 27th St SE Washington, DC	2.0	1.0	660	$1,250	$1.89	5d	1	0.68mi
1550 27th St SE Washington, DC	1.0	1.0	550	$1,100	$2.00	25d	1	0.68mi
1501 27th St SE #406 Washington, DC	1.0	1.0	598	$1,350	$2.26	15d	1	0.70mi
1300 Morris Rd SE Washington, DC	2.0	1.0	650	$1,650	$2.54	0d	1	0.72mi
1300 Morris Rd SE Washington, DC	2.0	1.0	650	$1,499	$2.31	25d	1	0.72mi
2323 Pennsylvania Ave SE Washington, DC	1.0	1.0	666	$1,781	$2.67	4d	10	0.73mi
2228 Martin Luther King Jr Ave SE Washington, DC	1.0	1.0	656	$1,795	$2.73	0d	3	0.74mi
2482 Alabama Ave SE Unit 302 Washington, DC	1.0	1.0	725	$1,350	$1.86	25d	1	0.77mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	25d	1	0.83mi
3101 Pennsylvania Ave SE Washington, DC	1.0	1.0	665	$1,195	$1.80	4d	1	0.87mi
2843 Minnesota Ave SE Unit 1 Washington, DC	1.0	1.0	631	$1,285	$2.04	25d	1	1.00mi
2627 Jasper St SE Washington, DC	1.0–2.0	1.0–1.5	838	$1,297	$1.55	25d	1	1.02mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $85,000 Coming Soon 4 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   listed $85,000 Coming Soon 1 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: $941 · $78/mo
• Projected year-2 tax: $941 · $78/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $18,065
• − Mortgage interest: −$4,761
• − Property taxes: −$941
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − HOA: −$4,620
• − Depreciation: −$2,473
• Taxable income: $1,157
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $1,861/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

-15.8% since first listed

6 events — show timeline

• 2026-06-17 Coming Soon $85,000 BRIGHT MLS
• 2019-04-29 Sold (Public Records) $33,500 Public Records
• 2004-10-26 Sold (Public Records) $104,000 Public Records
• 2004-10-05 Sold (MLS) $104,000 MRIS
• 2004-09-14 Delisted — MRIS
• 2004-09-02 Listed $101,000 MRIS

Property tax history

+9.2%/yr

Latest (2025): $941 · +0.4% YoY. Source: county tax records.