1019 18th St NE · Washington, DC 20002

$895,000

4 bd · 4.0 ba · 3,430 sqft · MultiFamily public records · 92 Days on market

Built 1938 3,049 sqft lot Est $871k · at est.

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Why this score? — see what drove the D+ 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 +20.1/30.0
• DSCR +6.4/10.0
• ARV discount +6.3/15.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 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

Key facts

• 3,049 sq ft lot
• Built 1938
• Listed 92 days

Property features AI

Exterior

• Parking: Alley access
• Utilities: Public water; Public septic
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Other foundation; Above-grade structures
• Exterior features: No tidal/ tidal water; Soil type: Chillum-Urban Land Complex; Above-grade finished living space

Interior

• Bedrooms: Two-unit building (other unit listed as Unit 1)
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $872k (2.6% below list).
• Recommended offer: $814k (9.0% below list) — sets the bar for market timing.
• 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 falling (-3.0%/yr); 548 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $8,716/mo this rent would consume 87% of the median local household income ($120k/yr) (locally 3854% 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 $6k of loan paydown is wiped out by about $27k 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 92 days — a 9% lower offer ($814k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $599k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $814,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $871,220
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 M St NE	0.23mi	4/4.0	3,246 (-5%)	2mo	$825,000	$254	78
1211 Simms Pl NE	0.57mi	3/4.0 (-1)	3,472 (+1%)	5mo	$1,220,000	$351	62
1500 Oates St NE	0.28mi	5/— (+1)	3,602 (+5%)	15mo	$885,000	$246	61
1217 Raum St NE	0.55mi	4/—	3,395 (-1%)	23mo	$699,000	$206	53
1719 West Virginia Ave NE	0.65mi	4/—	3,100 (-10%)	8mo	$840,000	$271	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-99,467
• Equity at exit: $133,447

10-year hold

• IRR: -6.7%
• Equity multiple: 0.62×
• Total profit: $-94,117
• Equity at exit: $77,383

Cash invested: $250,600 (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 20002

• Rents YoY: -3.0%
• Active inventory: 548
• Price-to-rent: 25.7×

Monthly cashflow live

• Estimated rent: $8,716 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$701 /mo · $8,410/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,830
• Net cashflow: $1,118

Break-even live

Break-even rent $7,300

Max offer price $895,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$8,715
Total (3 units)			$8,716

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 L St NE Washington, DC	3.0	2.0	2300	$3,700	$1.61	18d	1	0.14mi
1609 Levis St NE Washington, DC	4.0	4.5	2295	$3,900	$1.70	24d	1	0.20mi
1255 Raum St NE Unit 1388282P Washington, DC	2.0–8.0	1.0–5.0	3245	$6,967	$2.15	1d	2	0.48mi
333 17th Pl NE Washington, DC	3.0	1.5	2300	$3,400	$1.48	24d	1	0.61mi
1167 Morse St NE #1 Washington, DC	5.0	4.5	3409	$8,500	$2.49	24d	1	0.67mi
221 20th St NE Unit 4 Washington, DC	3.0	1.0	3360	$2,999	$0.89	24d	1	0.72mi
1319 Massachusetts Ave SE Washington, DC	3.0	3.0	2578	$6,000	$2.33	24d	1	1.13mi
723 5th St NE Unit 630P Washington, DC	3.0	3.0	3003	$7,500	$2.50	12d	1	1.17mi
504 Capitol Ct NE Unit 170373P Washington, DC	3.0	2.0	2615	$7,350	$2.81	7d	1	1.40mi

Listing history 50 events

1. 2026-06-18
   days on market $895,000 Active 92 DOM
2. 2026-06-17
   days on market $895,000 Active 91 DOM
3. 2026-06-16
   days on market $895,000 Active 90 DOM
4. 2026-06-15
   days on market $895,000 Active 89 DOM
5. 2026-06-13
   days on market $895,000 Active 87 DOM
6. 2026-06-09
   days on market $895,000 Active 83 DOM
7. 2026-06-08
   days on market $895,000 Active 82 DOM
8. 2026-06-07
   days on market $895,000 Active 81 DOM
9. 2026-06-04
   days on market $895,000 Active 78 DOM
10. 2026-06-03
    days on market $895,000 Active 77 DOM
11. 2026-06-02
    days on market $895,000 Active 76 DOM
12. 2026-06-01
    days on market $895,000 Active 75 DOM
13. 2026-05-31
    days on market $895,000 Active 74 DOM
14. 2026-03-18
    listed $895,000 Active
15. 2026-01-26
    historical
16. 2025-09-23
    price $849,000
17. 2025-07-30
    listed $895,000 Active
18. 2025-07-24
    historical
19. 2025-06-10
    price $975,000
20. 2025-04-16
    listed $1,100,000 Active
21. 2025-03-26
    historical
22. 2024-02-14
    listed $1,500,000 Active
23. 2022-05-16
    status Pending
24. 2022-05-10
    historical
25. 2022-05-10
    historical
26. 2022-02-12
    listed $1,699,995 Active
27. 2020-12-31
    historical
28. 2020-09-01
    status Active
29. 2020-08-31
    historical
30. 2020-05-30
    listed $1,600,000 Active
31. 2016-07-18
    soldstatus $599,000
32. 2016-05-11
    historical
33. 2016-05-10
    historical
34. 2016-04-18
    price
35. 2016-04-18
    listed $649,900
36. 2016-04-18
    listed Active
37. 2016-04-18
    historical
38. 2016-04-17
    historical
39. 2016-03-21
    price
40. 2016-03-07
    status Active
41. 2016-03-01
    historical Expired
42. 2015-11-01
    listed Active
43. 2015-11-01
    listed $680,000
44. 2015-01-13
    soldstatus $475,000
45. 2014-11-11
    historical
46. 2014-09-24
    status Contract
47. 2014-09-24
    historical Withdrawn
48. 2014-08-21
    listed Active
49. 2014-08-21
    listed $495,000
50. 1991-02-11
    soldstatus $85,000

ⓘ 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: $8,410 · $701/mo
• Projected year-2 tax: $8,410 · $701/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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $104,592
• − Mortgage interest: −$50,134
• − Property taxes: −$8,410
• − Insurance: −$4,475
• − Repairs & maintenance: −$8,367
• − Management: −$8,367
• − Depreciation: −$26,036
• Taxable loss: −$1,198
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $13,708/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): 72,397
• Household income: $120,337
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3854.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -852.61%
• Current HPI: 396.6033
• Rent YoY: ▼ -3.04%
• 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

+952.9% since first listed

37 events — show timeline

• 2026-03-18 Listed $895,000 BRIGHT MLS
• 2026-01-26 Listing Removed — BRIGHT MLS
• 2025-09-23 Price Changed $849,000 BRIGHT MLS
• 2025-07-30 Listed $895,000 BRIGHT MLS
• 2025-07-24 Listing Removed — BRIGHT MLS
• 2025-06-10 Price Changed $975,000 BRIGHT MLS
• 2025-04-16 Listed $1,100,000 BRIGHT MLS
• 2025-03-26 Listing Removed — BRIGHT MLS
• 2024-02-14 Listed $1,500,000 BRIGHT MLS
• 2022-05-16 Pending — BRIGHT MLS
• 2022-05-10 Listing Removed — BRIGHT MLS
• 2022-05-10 Listing Removed — BRIGHT MLS
• 2022-02-12 Listed $1,699,995 BRIGHT MLS
• 2020-12-31 Listing Removed — BRIGHT MLS
• 2020-09-01 Relisted — BRIGHT MLS
• 2020-08-31 Listing Removed — BRIGHT MLS
• 2020-05-30 Listed $1,600,000 BRIGHT MLS
• 2016-07-18 Sold (Public Records) $599,000 Public Records
• 2016-05-11 Delisted — MRIS
• 2016-05-10 Listing Removed — BRIGHT MLS
• 2016-04-18 Price Changed — MRIS
• 2016-04-18 Listed $649,900 BRIGHT MLS
• 2016-04-18 Listed — MRIS
• 2016-04-18 Delisted — MRIS
• 2016-04-17 Listing Removed — BRIGHT MLS
• 2016-03-21 Price Changed — MRIS
• 2016-03-07 Relisted — MRIS
• 2016-03-01 Delisted — MRIS
• 2015-11-01 Listed — MRIS
• 2015-11-01 Listed $680,000 BRIGHT MLS
• 2015-01-13 Sold (Public Records) $475,000 Public Records
• 2014-11-11 Listing Removed — BRIGHT MLS
• 2014-09-24 Pending — MRIS
• 2014-09-24 Delisted — MRIS
• 2014-08-21 Listed — MRIS
• 2014-08-21 Listed $495,000 BRIGHT MLS
• 1991-02-11 Sold (Public Records) $85,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $8,410 · -83.2% YoY. Source: county tax records.