320 Atlantic St SE · Washington, DC 20032

$399,900

3 bd · 3.0 ba · 2,160 sqft · MultiFamily public records · 27 Days on market

Built 1947 3,125 sqft lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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: 2 units. confirmed

Listing remarks

STABILIZED DUPLEX WITH ADMINISTRATIVE & PHYSICAL UPSIDE. Positioned for the savvy owner-occupant or investor, this semi-detached duplex offers a rare combination of significant size and immediate cash flow. The Upper Unit: Spanning two levels, this expansive 5-Bedroom/2-Bathroom unit is currently occupied and generating $2,377/month in guaranteed income through the Housing Choice Voucher Program. There is immediate room to request a rent increase through the "Rent Reasonableness" process to align the 5-bedroom footprint with current sub-market benchmarks, providing a clear path to increased gross rent without additional capital expenditure. THE LOWER UNIT: Recently updated a

Key facts

• Stabilized duplex
• Recently updated
• New carpet

Tags

• STABILIZED DUPLEX
• EXPANSIVE UNIT
• RECENTLY UPDATED
• MODERN KITCHEN
• NEW CARPET

Property features AI

Finance

• Financial info: Two total units with one occupied and one vacant; One two-bedroom unit; Below-grade finished and unfinished areas noted; Land and improvement assessed values recorded (financial details excluded)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water; Electric service for heating and cooling
• Home design: Semi-detached property; Fee simple ownership
• Construction: Brick construction materials; Block foundation; Above-grade and below-grade structures
• Exterior features: Brick construction; Block foundation; No tidal water on property; Chillum-Urban Land Complex soil type

Interior

• Bedrooms: One two-bedroom unit (unit level not specified)
• Heating & cooling: Hot water heating; Electric heating fuel; Electric cooling fuel; Natural gas hot water
• Interior features: Semi-detached structure with multiple units; Above-grade finished living space; Some below-grade finished and unfinished space

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $698/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 18 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).
• At $4,967/mo this rent would consume 121% 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 $3k of loan paydown is wiped out by about $12k 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 + 4.0% rent growth), your $112k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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 $109k; list at $400k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $393,901 (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 1947 — 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: 1.24% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.7

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $28,908
• Equity at exit: $59,626

10-year hold

• IRR: 16.7%
• Equity multiple: 2.43×
• Total profit: $159,675
• Equity at exit: $34,576

Cash invested: $111,972 (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: 13.4×

Monthly cashflow live

• Estimated rent: $4,967 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$264 /mo · $3,166/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,043
• Net cashflow: $1,396

Break-even live

Break-even rent $3,199

Max offer price $399,900

Occupancy floor 67%

Sensitivity live

Price	-10% $1,623	-5% $1,510	+0% $1,396	+5% $1,283	+10% $1,170
Rent	-10% $1,004	-5% $1,200	+0% $1,396	+5% $1,593	+10% $1,789
Rate	-1.0pp $1,598	-0.5pp $1,498	base $1,396	+0.5pp $1,293	+1.0pp $1,187

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$4,968
Total (2 units)			$4,967

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Mississippi Ave SE Washington, DC	4.0	2.0	1459	$2,795	$1.92	22d	1	0.26mi
4281 S Capitol St SW Washington, DC	3.0	3.5	1412	$2,900	$2.05	25d	1	0.43mi
4287 S Capitol St SW Washington, DC	2.0	3.5	1412	$2,575	$1.82	25d	1	0.43mi
4329 Halley Ter SE Unit 4 Washington, DC	2.0	1.0	2556	$1,350	$0.53	22d	1	0.44mi
150 Upsal St SE Washington, DC	2.0	3.0	1695	$3,200	$1.89	25d	1	0.51mi
864 Bellevue St SE Unit 1 Washington, DC	2.0	1.0	1628	$1,700	$1.04	25d	1	0.53mi
866 Bellevue St SE Unit 1 Washington, DC	2.0	1.0	2533	$1,600	$0.63	25d	1	0.53mi
911 Bellevue St SE Washington, DC	4.0	2.0	1820	$3,400	$1.87	25d	1	0.65mi
4005 Blakney Ln SE Washington, DC	3.0	2.5	2024	$3,000	$1.48	18d	1	0.68mi
742 Congress St SE Washington, DC	3.0	2.5	1744	$3,000	$1.72	17d	1	0.71mi
1121 Varney St SE Washington, DC	3.0	3.5	1400	$3,000	$2.14	25d	1	0.78mi
5102 Glassmanor Dr Oxon Hill, MD	3.0	2.5	2304	$2,500	$1.09	44d	1	0.86mi
349 Parkland Pl SE Unit B Washington, DC	4.0	2.0	1400	$2,500	$1.79	21d	1	0.94mi
349 Parkland Pl SE Unit A Washington, DC	4.0	2.0	1400	$2,500	$1.79	25d	1	0.94mi
357 Parkland Pl SE Unit 1 Washington, DC	4.0	2.0	2400	$2,200	$0.92	25d	1	0.94mi
357 Parkland Pl SE Washington, DC	4.0	2.0	2400	$2,300	$0.96	25d	1	0.94mi
224 Malcolm X Ave SE Washington, DC	4.0	3.5	2052	$3,500	$1.71	25d	1	0.99mi
3401 15th St SE Unit 2 Washington, DC	2.0	1.0	2520	$1,600	$0.63	25d	1	1.32mi

Listing history 31 events

1. 2026-06-18
   days on market $399,900 Active 27 DOM
2. 2026-06-17
   days on market $399,900 Active 26 DOM
3. 2026-06-16
   days on market $399,900 Active 25 DOM
4. 2026-06-15
   days on market $399,900 Active 24 DOM
5. 2026-06-13
   days on market $399,900 Active 22 DOM
6. 2026-06-09
   days on market $399,900 Active 18 DOM
7. 2026-06-08
   days on market $399,900 Active 17 DOM
8. 2026-06-07
   days on market $399,900 Active 16 DOM
9. 2026-06-04
   days on market $399,900 Active 13 DOM
10. 2026-06-03
    days on market $399,900 Active 12 DOM
11. 2026-06-02
    days on market $399,900 Active 11 DOM
12. 2026-06-01
    days on market $399,900 Active 10 DOM
13. 2026-05-31
    days on market $399,900 Active 9 DOM
14. 2026-05-22
    listed $399,900 Active
15. 2026-05-22
    historical
16. 2026-04-16
    price $449,000
17. 2026-04-10
    listed $499,000 Active
18. 2026-04-09
    historical
19. 2021-12-29
    historical
20. 2021-09-09
    listed $589,000 Active
21. 2021-08-10
    historical
22. 2021-07-16
    listed $599,000 Active
23. 2001-08-06
    soldstatus $109,000
24. 2001-02-13
    soldstatus $20,000
25. 2001-01-30
    soldstatus $20,000
26. 2001-01-10
    historical
27. 2000-10-16
    listed $26,000
28. 2000-09-27
    soldstatus $49,000
29. 2000-02-22
    historical
30. 1998-09-14
    listed
31. 1974-10-04
    soldstatus $17,500

ⓘ 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: $3,166 · $264/mo
• Projected year-2 tax: $3,166 · $264/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 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $59,604
• − Mortgage interest: −$22,401
• − Property taxes: −$3,166
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,768
• − Management: −$4,768
• − Depreciation: −$11,633
• Taxable income: $10,868
• Est. tax owed @ 24.0%: −$2,608
• After-tax cash flow: $14,148/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

+2185.1% since first listed

18 events — show timeline

• 2026-05-22 Listing Removed — BRIGHT MLS
• 2026-05-22 Listed $399,900 BRIGHT MLS
• 2026-04-16 Price Changed $449,000 BRIGHT MLS
• 2026-04-10 Listed $499,000 BRIGHT MLS
• 2026-04-09 Coming Soon — BRIGHT MLS
• 2021-12-29 Listing Removed — BRIGHT MLS
• 2021-09-09 Listed $589,000 BRIGHT MLS
• 2021-08-10 Listing Removed — BRIGHT MLS
• 2021-07-16 Listed $599,000 BRIGHT MLS
• 2001-08-06 Sold (Public Records) $109,000 Public Records
• 2001-02-13 Sold (Public Records) $20,000 Public Records
• 2001-01-30 Sold (MLS) $20,000 MRIS
• 2001-01-10 Delisted — MRIS
• 2000-10-16 Listed $26,000 MRIS
• 2000-09-27 Sold (Public Records) $49,000 Public Records
• 2000-02-22 Delisted — MRIS
• 1998-09-14 Listed — MRIS
• 1974-10-04 Sold (Public Records) $17,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,166 · +3.3% YoY. Source: county tax records.