723 Longfellow St NW #102 · Washington, DC 20011

$210,000

1 bd · 1.0 ba · 539 sqft · Condo public records · 65 Days on market

Built 1966 $268/mo HOA · 14% 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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

15 Newly Converted Units ready for delivery(3 remaining). Hardwood floors, granite counters, stainless steel appliances.

Key facts

• $268 HOA
• Built 1966
• Listed 64 days

Property features AI

Finance

• Other: Pets allowed (cats and dogs); Finished above-grade area per assessor: 539; Year built source: Assessor
• Financial info: Ownership: Condominium; Property manager present; Lease not considered
• HOA & community: Monthly condo fee of $268; Condo fee covers parking, gas, water, and trash; Other monthly fee: $32

Exterior

• Parking: Parking lot; Parking fee included in condo fee
• Utilities: Public water; Public sewer; Central utilities for heating and cooling; Natural gas for cooling fuel
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on floor 1; Facing direction not specified
• Construction: Brick construction; Building name: PETWORTH; Other structures above and below grade
• Exterior features: Not in a federal flood zone; Tidal water: no; In city limits; Directions: Between 7th and 8th NW

Interior

• Kitchen: No specific appliances listed
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Electric heating fuel; Central air conditioning (natural gas cooling fuel)
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer/dryer hookup in unit; 60+ gallon hot water tank

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-23 ($-279/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (9.5% below list).
• Recommended offer: $190k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+1.4%/yr); 370 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

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 65 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.

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 $190,056 (9.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.91% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-38,354
• Equity at exit: $31,312

10-year hold

• IRR: -15.0%
• Equity multiple: 0.21×
• Total profit: $-46,614
• Equity at exit: $18,157

Cash invested: $58,800 (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 20011

• Rents YoY: 1.4%
• Active inventory: 370
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$88
• HOA: −$268
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-23

Break-even live

Break-even rent $1,930

Max offer price $205,897

Occupancy floor 96%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 7th St NW Washington, DC	1.0	1.0	536	$1,900	$3.54	5d	3	0.08mi
5524 8th St NW Washington, DC	1.0	1.0	650	$1,395	$2.15	20d	1	0.09mi
810 Longfellow St NW Washington, DC	1.0	1.0	500	$1,300	$2.60	24d	1	0.11mi
710 Kennedy St NW Unit 11 Washington, DC	2.0	2.0	637	$2,399	$3.77	24d	1	0.13mi
531 Kennedy St NW Washington, DC	1.0	1.5	665	$1,850	$2.78	24d	1	0.13mi
531 Kennedy St NW #3 Washington, DC	1.0	1.5	586	$1,800	$3.07	15d	1	0.14mi
5400 7th St NW Unit 002 Washington, DC	1.0	1.0	650	$1,326	$2.04	24d	1	0.17mi
820 Kennedy St NW Washington, DC	1.0	1.0	602	$2,000	$3.32	19d	1	0.17mi
5611 5th St NW #21 Washington, DC	1.0	1.0	548	$1,650	$3.01	24d	1	0.18mi
700 Jefferson St NW Washington, DC	1.0	1.0	569	$1,528	$2.69	24d	1	0.21mi
5401 9th St NW #201 Washington, DC	1.0	1.0	590	$1,825	$3.09	24d	1	0.23mi
5405 9th St NW #306 Washington, DC	1.0	1.0	720	$2,900	$4.03	8d	1	0.23mi
5405 9th St NW #106 Washington, DC	1.0	1.0	644	$1,800	$2.80	19d	1	0.23mi
927 Kennedy St NW Washington, DC	1.0–2.0	1.0–2.0	728	$2,500	$3.43	19d	2	0.24mi
5303 7th St NW Washington, DC	1.0	1.0	723	$1,950	$2.70	17d	1	0.25mi
5303 7th St NW Unit B Washington, DC	1.0	1.0	723	$1,950	$2.70	24d	1	0.25mi
930 Kennedy St NW Washington, DC	1.0	1.0–1.5	590	$2,300	$3.90	24d	2	0.25mi
5551 Illinois Ave NW Washington, DC	2.0	2.0	716	$1,972	$2.75	24d	2	0.26mi
5551 Illinois Ave NW #304 Washington, DC	2.0	2.0	683	$2,150	$3.15	20d	1	0.26mi
5702 Georgia Ave NW Washington, DC	2.0	1.0	545	$2,500	$4.59	2d	1	0.30mi
5601 13th St NW Washington, DC	2.0–4.0	1.0–2.0	862	$3,113	$3.61	3d	21	0.33mi
5816 Georgia Ave NW Washington, DC	1.0–3.0	1.0	600	$1,650	$2.75	22d	11	0.34mi
317 Kennedy St NW Unit 501 Washington, DC	1.0	1.0	738	$2,500	$3.39	24d	1	0.34mi
317 Kennedy St NW Unit 104 Washington, DC	1.0	1.0	561	$1,999	$3.56	24d	1	0.34mi
317 Kennedy St NW Unit 403 Washington, DC	1.0	1.0	626	$2,250	$3.59	24d	1	0.34mi
501 Peabody St NW Unit 2 Washington, DC	2.0	1.0	690	$1,995	$2.89	24d	1	0.37mi
5826 Colorado Ave NW Apt 3 Washington, DC	1.0	1.0	700	$1,500	$2.14	24d	1	0.39mi
5740 13th St NW Washington, DC	1.0	1.0	750	$1,980	$2.64	4d	1	0.39mi
5740 13th St NW Unit 3A Washington, DC	1.0	1.0	750	$1,950	$2.60	4d	1	0.39mi
1311 Madison St NW Washington, DC	1.0	1.0	542	$1,595	$2.94	22d	3	0.40mi
5521 Colorado Ave NW Washington, DC	1.0	1.0	595	$2,014	$3.39	15d	5	0.49mi
5805 14th St NW Washington, DC	1.0	1.0	532	$1,552	$2.91	22d	6	0.57mi
4905 Georgia Ave NW Unit 203 Washington, DC	2.0	1.0	528	$2,950	$5.59	24d	1	0.59mi
4905 Georgia Ave NW Unit 203 Washington, DC	2.0	1.0	528	$2,950	$5.59	8d	1	0.59mi
220 Hamilton St NW Washington, DC	2.0	1.0–2.0	723	$2,225	$3.08	24d	1	0.59mi
103 Kennedy St NW Washington, DC	1.0	1.0	500	$1,415	$2.83	24d	1	0.60mi
4832 Illinois Ave NW Washington, DC	2.0	2.0	750	$1,950	$2.60	24d	1	0.60mi
1360 Peabody St NW Washington, DC	1.0	1.0	640	$1,751	$2.74	2d	2	0.60mi
917 Sheridan St NW Unit 003 Washington, DC	1.0	1.0	523	$1,700	$3.25	24d	1	0.61mi
1400 Oglethorpe St NW #8 Washington, DC	1.0	1.0	672	$2,300	$3.42	18d	1	0.61mi

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $210,000 Active 65 DOM
2. 2026-06-17
   days on market $210,000 Active 64 DOM
3. 2026-06-16
   days on market $210,000 Active 63 DOM
4. 2026-06-15
   days on market $210,000 Active 62 DOM
5. 2026-06-13
   days on market $210,000 Active 60 DOM
6. 2026-06-09
   days on market $210,000 Active 56 DOM
7. 2026-06-08
   days on market $210,000 Active 55 DOM
8. 2026-06-07
   days on market $210,000 Active 54 DOM
9. 2026-06-04
   days on market $210,000 Active 51 DOM
10. 2026-06-03
    days on market $210,000 Active 50 DOM
11. 2026-06-02
    days on market $210,000 Active 49 DOM
12. 2026-06-01
    days on market $210,000 Active 48 DOM
13. 2026-05-31
    days on market $210,000 Active 47 DOM
14. 2026-04-15
    listed $210,000 Active
15. 2026-04-13
    historical $210,000
16. 2024-11-27
    historical
17. 2024-08-01
    status Active
18. 2024-07-31
    status Active
19. 2024-07-31
    historical
20. 2024-05-27
    historical Active Under Contract
21. 2024-05-17
    price $220,000
22. 2024-05-17
    price $230,000
23. 2024-05-17
    listed $220,000 Active
24. 2006-05-26
    soldstatus $221,900 120-char remark

    Show marketing remark (120 chars)

    15 Newly Converted Units ready for delivery(3 remaining). Hardwood floors, granite counters, stainless steel appliances.

25. 2006-04-21
    historical 120-char remark

    Show marketing remark (120 chars)

    15 Newly Converted Units ready for delivery(3 remaining). Hardwood floors, granite counters, stainless steel appliances.

26. 2006-03-17
    listed $209,900 120-char remark

    Show marketing remark (120 chars)

    15 Newly Converted Units ready for delivery(3 remaining). Hardwood floors, granite counters, stainless steel appliances.

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $1,048 · $87/mo
• Expected delta: +$233/yr (+$19/mo · 28.6%)

ⓘ 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 ≥104°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,807
• − Mortgage interest: −$11,763
• − Property taxes: −$815
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$3,216
• − Depreciation: −$6,109
• Taxable loss: −$3,796
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $632/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): 67,434
• Household income: $110,309
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 3020.0

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: Black 50% Hispanic / Latino 23% White 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 21% · Canada
• Languages at home: 70% English-only · Spanish 20% 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: ▼ -755.96%
• Current HPI: 378.1083
• Rent YoY: ▲ 1.45%
• 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

+0.0% since first listed

13 events — show timeline

• 2026-04-15 Listed $210,000 BRIGHT MLS
• 2026-04-13 Coming Soon $210,000 BRIGHT MLS
• 2024-11-27 Listing Removed — BRIGHT MLS
• 2024-08-01 Relisted — BRIGHT MLS
• 2024-07-31 Relisted — BRIGHT MLS
• 2024-07-31 Listing Removed — BRIGHT MLS
• 2024-05-27 Contingent — BRIGHT MLS
• 2024-05-17 Price Changed $220,000 BRIGHT MLS
• 2024-05-17 Price Changed $230,000 BRIGHT MLS
• 2024-05-17 Listed $220,000 BRIGHT MLS
• 2006-05-26 Sold (MLS) $221,900 MRIS
• 2006-04-21 Delisted — MRIS
• 2006-03-17 Listed $209,900 MRIS

Property tax history

-2.7%/yr

Latest (2025): $815 · +8.0% YoY. Source: county tax records.