1700 Irving St NW · Washington, DC 20010

$1,500,000

7 bd · 7.0 ba · 5,392 sqft · MultiFamily public records · 23 Days on market

Built 1965 5,227 sqft lot Est $2011k · 25% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

1700 Irving Street NW is a well-maintained boutique 7-unit multifamily property located in the heart of Mount Pleasant neighborhood of Northwest DC. Known for its walkability, neighborhood charm, and strong renter appeal, Mt. Pleasant continues to attract both investors and residents seeking an urban residential environment with convenient access to transit, retail, dining, and outdoor amenities. The neighborhood’s average home values exceeding $1 million further underscore the long-term desirability of the submarket. The property has been well maintained by current ownership and professional third-party management, which should result in minimal deferred maintenance for a prospective

Key facts

• Tenant parking
• Rear alley access
• Hvac units replaced

Tags

• BOUTIQUE MULTIFAMILY PROPERTY
• CONVENIENT ACCESS TO TRANSIT
• HVAC UNITS REPLACED
• CENTRAL WATER HEATER REPLACED
• TENANT PARKING
• REAR ALLEY ACCESS

Property features AI

Finance

• Other: Located in city limits; South side of Irving Street (one-way street)
• Financial info: Five of the units currently leased

Exterior

• Parking: Off-street parking for 4 vehicles (total 4 spaces)
• Utilities: 60+ gallon hot water tank; Natural gas fuel for heating; Electric cooling
• Home design: Brick construction; Above-grade living space; Fee simple ownership
• Construction: Brick exterior; Estimated year built
• Exterior features: Public water; Public sewer; Tidal water: no; Urban land (soil not rated)

Interior

• Bedrooms: Seven one-bedroom units (multi-unit property)
• Heating & cooling: Heat pump(s) heating; Central A/C (electric)
• Interior features: Estimated living area; Rent-controlled units

🏷️ Possibly a rental listed for sale. The $1,500,000 price doesn't fit this home's estimated sale value (~$2,011,216) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 7 × 1-bed/1-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive. Per door: $677/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.50M).
• Recommended offer: $1.48M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 flat; 179 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $17,828/mo this rent would consume 187% of the median local household income ($114k/yr) (locally 1344% 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 $10k of loan paydown is wiped out by about $45k 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 ($1.48M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $1,477,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $2,011,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 Kenyon St NW	0.50mi	7/6.0	4,694 (-13%)	7mo	$1,751,000	$373	45

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $11,183
• Equity at exit: $223,655

10-year hold

• IRR: 7.6%
• Equity multiple: 1.51×
• Total profit: $213,514
• Equity at exit: $129,693

Cash invested: $420,000 (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 20010

• Rents YoY: 0.3%
• Active inventory: 179
• Price-to-rent: 49.1×

Monthly cashflow live

• Estimated rent: $17,828 high
• Mortgage (P&I): −$7,866
• Tax from tax record: −$855 /mo · $10,259/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,744
• Net cashflow: $4,738

Break-even live

Break-even rent $11,831

Max offer price $1,500,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$17,829
Total (7 units)			$17,828

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 16th St NW Washington, DC	7.0	4.0	4500	$1,045	$0.23	2d	1	0.91mi
1503 Vermont Ave NW Washington, DC	8.0	1.0–5.0	2978	$14,603	$4.90	1d	125	1.40mi

Listing history 14 events

1. 2026-06-18
   days on market $1,500,000 Active 23 DOM
2. 2026-06-17
   days on market $1,500,000 Active 22 DOM
3. 2026-06-16
   days on market $1,500,000 Active 21 DOM
4. 2026-06-15
   days on market $1,500,000 Active 20 DOM
5. 2026-06-13
   days on market $1,500,000 Active 18 DOM
6. 2026-06-09
   days on market $1,500,000 Active 14 DOM
7. 2026-06-08
   days on market $1,500,000 Active 13 DOM
8. 2026-06-07
   days on market $1,500,000 Active 12 DOM
9. 2026-06-04
   days on market $1,500,000 Active 9 DOM
10. 2026-06-03
    days on market $1,500,000 Active 8 DOM
11. 2026-06-02
    days on market $1,500,000 Active 7 DOM
12. 2026-06-01
    days on market $1,500,000 Active 6 DOM
13. 2026-05-31
    days on market $1,500,000 Active 5 DOM
14. 2026-05-26
    listed $1,500,000 Active

ⓘ 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: $10,259 · $855/mo
• Projected year-2 tax: $10,259 · $855/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $213,936
• − Mortgage interest: −$84,023
• − Property taxes: −$10,259
• − Insurance: −$7,500
• − Repairs & maintenance: −$17,115
• − Management: −$17,115
• − Depreciation: −$43,636
• Taxable income: $34,287
• Est. tax owed @ 24.0%: −$8,229
• After-tax cash flow: $48,627/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): 31,808
• Household income: $114,126
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1344.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 29% Black 21% Two or more races 13% Asian 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 64% English-only · Spanish 26% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -1053.82%
• Current HPI: 380.8513
• Rent YoY: ▲ 0.30%
• 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

1 event — show timeline

• 2026-05-26 Listed $1,500,000 BRIGHT MLS

Property tax history

+4.2%/yr

Latest (2025): $10,259 · -6.2% YoY. Source: county tax records.