66 New York Ave NW #103 · Washington, DC 20001

$205,000

1 bd · 1.0 ba · 689 sqft · Condo public records · 88 Days on market

Built 1925 $395/mo HOA · 17% of rent

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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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

1BR/1BA condo in the heart of NOMA offering 689 sq ft and strong renovation potential. Located in a charming brick building built in 1925, this unit is full of character and ready for your vision. Property needs rehab and is being sold as a short sale. Conveniently located near shopping, dining, Metro, and all the amenities of this sought-after DC neighborhood. Great opportunity for investors or buyers looking to create value in a prime location.

Key facts

• $395 HOA
• Built 1925
• Listed 88 days

Tags

• STRONG RENOVATION POTENTIAL
• CHARMING BRICK BUILDING
• SOUGHT-AFTER DC NEIGHBORHOOD

Property features AI

Finance

• Other: Property assessed as condominium; Property condition listed as below average; Year built and living area sourced from assessor
• HOA & community: Monthly condo fee of $395; Condo fee covers common area maintenance, exterior building maintenance, management, and snow removal; Pets allowed with no specific restrictions listed

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on level 1; Building name: Old City 2
• Construction: Brick construction; Above-grade finished living space per assessor
• Exterior features: Condominium in city limits; Common grounds

Interior

• Bedrooms: One bedroom on the main/entry level
• Bathrooms: One full bathroom on the main/entry level
• Interior features: No basement; Living area per assessor
• Laundry & utility: No in-unit washer/dryer or hookups

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $29 ($343/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Zoned schools: Walker-Jones Education Campus (337 students, 0% FRL); Dunbar Hs (868 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 soft (-0.8%/yr); 377 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 88 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $35k; list at $205k implies a 481% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.34×
• Total profit: $-37,857
• Equity at exit: $30,566

10-year hold

• IRR: -23.2%
• Equity multiple: 0.03×
• Total profit: $-55,533
• Equity at exit: $17,725

Cash invested: $57,400 (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 20001

• Rents YoY: -0.8%
• Active inventory: 377
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$227 /mo · $2,727/yr
• Insurance: −$85
• HOA: −$395
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $29

Break-even live

Break-even rent $2,257

Max offer price $205,000

Occupancy floor 94%

Sensitivity live

Price	-10% $145	-5% $87	+0% $29	+5% $-29	+10% $-87
Rent	-10% $-153	-5% $-62	+0% $29	+5% $119	+10% $210
Rate	-1.0pp $132	-0.5pp $81	base $29	+0.5pp $-25	+1.0pp $-79

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Banner Ln #854 Washington, DC	1.0	1.0	732	$2,450	$3.35	18d	1	0.10mi
44 Banner Ln Washington, DC	2.0	1.0–2.0	865	$2,284	$2.64	0d	58	0.11mi
2 M St NE Washington, DC	2.0	1.0–2.0	832	$2,658	$3.19	0d	39	0.12mi
7 M St NE Washington, DC	2.0	1.0–2.0	821	$2,738	$3.34	0d	30	0.14mi
22 M St NE Washington, DC	2.0	1.0–2.0	815	$2,941	$3.61	1d	6	0.16mi
1324 N Capitol St NE Unit 005 Washington, DC	1.0	1.0	531	$1,699	$3.20	26d	1	0.17mi
1324 N Capitol St NE Unit 309 Washington, DC	1.0	1.0	611	$2,199	$3.60	26d	1	0.17mi
1324 N Capitol St NE Unit 107 Washington, DC	1.0	1.0	560	$1,899	$3.39	26d	1	0.17mi
1324 N Capitol St NE Unit 105 Washington, DC	1.0	1.0	519	$1,799	$3.47	26d	1	0.17mi
1324 N Capitol St NE Unit 210 Washington, DC	—	1.0	461	$1,599	$3.47	26d	1	0.17mi
1324 N Capitol St NE Unit 203 Washington, DC	—	1.0	389	$1,499	$3.85	26d	1	0.17mi
1324 N Capitol St NE Unit 205 Washington, DC	1.0	1.0	569	$2,099	$3.69	9d	1	0.17mi
1324 N Capitol St NE Unit 601 Washington, DC	1.0	1.0	610	$2,799	$4.59	26d	1	0.17mi
1324 N Capitol St NE Unit 206 Washington, DC	1.0	1.0	569	$2,099	$3.69	26d	1	0.17mi
1324 N Capitol St NW Unit 211 Washington, DC	—	1.0	438	$1,549	$3.54	26d	1	0.17mi
1324 N Capitol St NW #1 Washington, DC	1.0	1.0	571	$1,599	$2.80	26d	1	0.17mi
1324 N Capitol St NW Washington, DC	2.0	1.0–2.0	613	$2,699	$4.40	1d	13	0.17mi
2 L St NW Washington, DC	1.0	1.0	680	$2,125	$3.12	1d	2	0.18mi
1001 1st St NW Washington, DC	2.0	1.0–2.0	691	$1,732	$2.51	24d	7	0.18mi
7 New York Ave NE Washington, DC	4.0	1.0–3.0	1096	$3,349	$3.05	4d	11	0.19mi
40 Patterson St NE Washington, DC	2.0	1.0–2.0	779	$2,756	$3.54	1d	11	0.19mi
44 M St NE Washington, DC	3.0	1.0–2.0	898	$3,313	$3.69	0d	14	0.20mi
27 O St NW Washington, DC	1.0–2.0	1.0	771	$1,299	$1.68	9d	19	0.20mi
33 N St NE Washington, DC	2.0	1.0–2.0	783	$2,837	$3.62	0d	25	0.20mi
61 Pierce St NE Washington, DC	2.0	1.0–2.0	816	$2,594	$3.18	1d	52	0.21mi
43 K St NW Washington, DC	2.0	1.0–2.0	728	$2,058	$2.83	5d	10	0.22mi
55 M St NE Washington, DC	3.0	1.0–3.0	857	$2,719	$3.17	1d	27	0.23mi
40 N St NE Washington, DC	1.0–2.0	1.0–2.0	967	$2,167	$2.24	0d	12	0.24mi
1160 First St NE Washington, DC	3.0	1.0–3.0	1006	$2,995	$2.98	0d	65	0.25mi
1150 1st St NE Washington, DC	2.0	1.0–2.0	702	$2,925	$4.16	0d	38	0.26mi
1201 4th St NW Unit B Washington, DC	1.0	1.0	390	$1,700	$4.36	19d	1	0.27mi
318 M St NW Washington, DC	1.0	1.0	750	$2,750	$3.67	6d	1	0.27mi
200 P St NW Unit 3 Washington, DC	1.0	1.0	519	$1,699	$3.27	26d	1	0.28mi
1527 1st St NW Washington, DC	2.0	1.0	700	$1,850	$2.64	26d	1	0.32mi
1011 4th St NW Washington, DC	2.0	1.0–2.0	687	$2,558	$3.72	1d	9	0.32mi
130 M St NE Washington, DC	2.0	1.0–2.0	841	$2,720	$3.23	0d	22	0.32mi
1 Florida Ave NE Washington, DC	3.0	1.0–2.0	703	$2,588	$3.68	0d	31	0.32mi
437 New York Ave NW Washington, DC	2.0	1.0–2.0	820	$3,200	$3.90	19d	3	0.33mi
437 New York Ave NW Washington, DC	1.0–2.0	1.0–2.0	967	$2,295	$2.37	9d	2	0.33mi
307 K St NW Washington, DC	2.0	1.0–2.0	555	$1,196	$2.15	12d	12	0.33mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $205,000 Active 88 DOM
2. 2026-06-18
   days on market $205,000 Active 85 DOM
3. 2026-06-17
   days on market $205,000 Active 84 DOM
4. 2026-06-16
   days on market $205,000 Active 83 DOM
5. 2026-06-15
   days on market $205,000 Active 82 DOM
6. 2026-06-13
   days on market $205,000 Active 80 DOM
7. 2026-06-09
   days on market $205,000 Active 76 DOM
8. 2026-06-08
   days on market $205,000 Active 75 DOM
9. 2026-06-07
   days on market $205,000 Active 74 DOM
10. 2026-06-04
    days on market $205,000 Active 71 DOM
11. 2026-06-03
    days on market $205,000 Active 70 DOM
12. 2026-06-02
    days on market $205,000 Active 69 DOM
13. 2026-06-01
    days on market $205,000 Active 68 DOM
14. 2026-05-31
    days on market $205,000 Active 67 DOM
15. 2026-05-07
    price $205,000
16. 2026-03-25
    listed $210,000 Active
17. 2021-03-30
    status Pending
18. 2021-03-30
    historical
19. 2021-01-15
    historical Active Under Contract
20. 2020-11-20
    listed $269,990 Active
21. 1980-12-31
    soldstatus $35,306

ⓘ 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: $2,727 · $227/mo
• Projected year-2 tax: $2,727 · $227/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 18% 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: $27,513
• − Mortgage interest: −$11,483
• − Property taxes: −$2,727
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − HOA: −$4,740
• − Depreciation: −$5,964
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $1,022/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): 44,616
• Household income: $138,059
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 3130.0

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 0.67)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 11% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 7% Chinese 3% 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: ▼ -859.30%
• Current HPI: 400.1329
• Rent YoY: ▼ -0.75%
• 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

+480.6% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $205,000 BRIGHT MLS
• 2026-03-25 Listed $210,000 BRIGHT MLS
• 2021-03-30 Pending — BRIGHT MLS
• 2021-03-30 Listing Removed — BRIGHT MLS
• 2021-01-15 Contingent — BRIGHT MLS
• 2020-11-20 Listed $269,990 BRIGHT MLS
• 1980-12-31 Sold (Public Records) $35,306 Public Records

Property tax history

+13.7%/yr

Latest (2025): $2,727 · +1.6% YoY. Source: county tax records.