2236 Chester St SE · Washington, DC 20020

$299,000

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 189 Days on market

Built 1920 2,886 sqft lot Est $414k · 28% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.2/10.0
• 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

Listing remarks

This three-bedroom, two-bathroom detached home offers a terrific opportunity for an investor or handy homeowner looking to build equity. Located on a quiet cul-de-sac, only blocks from Anacostia's bustling commercial corridor, this home has significant potential.

Key facts

• 2,886 sq ft lot
• Built 1920
• Listed 189 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Detached property; Estimated year built
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: 3 bedrooms on the upper level
• Bathrooms: 2 full bathrooms (1 on main level, 1 on upper level)
• Heating & cooling: Hot water heating; Natural gas heating fuel; Window air conditioning units (electric)
• Interior features: Estimated living area; Basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+3.9%/yr); 296 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); 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $3,046/mo this rent would consume 68% of the median local household income ($54k/yr) (locally 5148% 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 $2k of loan paydown is wiped out by about $9k 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 189 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $299k implies a 1962% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $413,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1226 U St SE	0.22mi	3/1.0	1,477 (-4%)	0mo	$290,000	$196	79
1317 W St SE	0.06mi	3/1.5	1,584 (+3%)	18mo	$278,250	$176	75
2016 14th St SE	0.16mi	3/3.5	1,516 (-1%)	13mo	$581,600	$384	74
1340 Valley Pl SE	0.04mi	3/1.5	1,444 (-6%)	22mo	$535,000	$370	69
1724 W St SE	0.38mi	4/2.5 (+1)	1,479 (-4%)	3mo	$400,000	$270	67
1650 U St SE	0.38mi	3/1.5	1,620 (+6%)	18mo	$434,000	$268	55
1518 W St SE	0.20mi	2/1.5 (-1)	1,714 (+12%)	12mo	$485,000	$283	54

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-4,098
• Equity at exit: $44,582

10-year hold

• IRR: 9.2%
• Equity multiple: 1.73×
• Total profit: $60,806
• Equity at exit: $25,852

Cash invested: $83,720 (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 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,046 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $657

Break-even live

Break-even rent $2,214

Max offer price $299,000

Occupancy floor 73%

Sensitivity live

Price	-10% $826	-5% $742	+0% $657	+5% $572	+10% $488
Rent	-10% $416	-5% $537	+0% $657	+5% $777	+10% $898
Rate	-1.0pp $808	-0.5pp $733	base $657	+0.5pp $580	+1.0pp $501

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2227 14th St SE Washington, DC	3.0	1.0	1222	$2,495	$2.04	25d	1	0.05mi
1325 Valley Pl SE Washington, DC	4.0	2.0	2138	$6,500	$3.04	25d	1	0.06mi
1328 Morris Rd SE Washington, DC	3.0	2.5	1372	$3,250	$2.37	18d	1	0.16mi
1351 Morris Rd SE Unit Upstairs Washington, DC	3.0	2.0	1522	$2,700	$1.77	5d	1	0.18mi
1505 West St SE Unit 1 Washington, DC	3.0	2.5	2100	$3,300	$1.57	2d	1	0.19mi
1430 V St SE Washington, DC	3.0	2.0	1680	$3,100	$1.85	25d	1	0.20mi
1308 Talbert Ct SE Washington, DC	3.0	2.5	1446	$2,995	$2.07	6d	1	0.21mi
1300 Dexter Ter SE Washington, DC	2.0	1.5	1100	$2,600	$2.36	25d	1	0.23mi
1214 U St SE Washington, DC	3.0	2.5	1350	$3,375	$2.50	25d	1	0.26mi
2322 Shannon Pl SE Washington, DC	3.0	3.5	1800	$2,800	$1.56	25d	1	0.30mi
2648 Bowen Rd SE Washington, DC	3.0	1.5	1220	$2,500	$2.05	25d	1	0.31mi
1516 Marion Barry Ave SE Unit 301 Washington, DC	3.0	2.0	1100	$1,795	$1.63	8d	1	0.32mi
1919 16th St SE Washington, DC	3.0	1.5	1920	$2,100	$1.09	25d	1	0.35mi
1527 Morris Rd SE Washington, DC	3.0	2.5	1508	$2,700	$1.79	8d	1	0.36mi
2501 Sayles Pl SE #9 Washington, DC	2.0	2.0	1157	$2,500	$2.16	25d	1	0.36mi
2501 Sayles Pl SE #9 Washington, DC	2.0	2.0	1157	$2,500	$2.16	11d	1	0.36mi
1802 14th St SE Washington, DC	3.0	2.0	1800	$2,800	$1.56	25d	1	0.36mi
1705 W St SE Washington, DC	4.0	2.0	1550	$2,500	$1.61	3d	1	0.37mi
1750 Galen St SE Washington, DC	3.0	3.0	1138	$2,300	$2.02	4d	1	0.39mi
1634 Ridge Pl SE Washington, DC	3.0	3.5	1248	$3,200	$2.56	25d	1	0.52mi
2460 James Bank Rd SE Washington, DC	3.0	3.5	1687	$3,190	$1.89	15d	1	0.56mi
2390 Elvans Rd SE Washington, DC	3.0	2.5	2176	$3,190	$1.47	8d	1	0.59mi
2202 U Pl SE Washington, DC	2.0	1.5	1232	$3,500	$2.84	25d	1	0.63mi
1722 Gainesville St SE Washington, DC	4.0	2.5	2000	$3,490	$1.75	25d	1	0.65mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$4,431	$5.20	2d	53	0.70mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	25d	6	0.71mi
1938 S St SE Washington, DC	3.0	2.0	1522	$2,999	$1.97	25d	1	0.72mi
1516 18th St SE Washington, DC	3.0	2.0	1941	$3,200	$1.65	25d	1	0.73mi
600 Howard Rd SE Washington, DC	2.0	1.0–2.5	805	$6,344	$7.88	2d	89	0.76mi
2003 Fairlawn Ave SE Washington, DC	4.0	2.0	1500	$5,800	$3.87	3d	1	0.93mi
2320 Minnesota Ave SE Washington, DC	3.0	3.5	2052	$3,150	$1.54	25d	1	1.03mi
1346 4th St SE Washington, DC	2.0	1.0–2.0	864	$4,280	$4.95	2d	25	1.05mi
1851 Tubman Rd SE Washington, DC	3.0	2.0	1689	$3,200	$1.89	25d	1	1.05mi
3243 15th Pl SE Washington, DC	2.0	2.0	1248	$2,500	$2.00	25d	1	1.06mi
1300 4th St SE Washington, DC	1.0–2.0	1.0–2.0	820	$3,799	$4.63	4d	5	1.06mi
1300 4th St SE Washington, DC	1.0–2.0	1.0–2.0	820	$3,799	$4.63	3d	4	1.06mi
1300 4th St SE Washington, DC	1.0–2.0	1.0–2.0	854	$3,950	$4.63	20d	4	1.06mi
1331 4th St SE Washington, DC	2.0	1.0–2.0	838	$5,084	$6.07	2d	18	1.07mi
1122 K St SE Washington, DC	3.0	2.5	1540	$4,000	$2.60	25d	1	1.09mi
924 15th St SE Washington, DC	2.0	2.0	1100	$3,450	$3.14	25d	1	1.10mi

Listing history 16 events

1. 2026-06-18
   days on market $299,000 Active 189 DOM
2. 2026-06-17
   days on market $299,000 Active 188 DOM
3. 2026-06-16
   days on market $299,000 Active 187 DOM
4. 2026-06-15
   days on market $299,000 Active 186 DOM
5. 2026-06-13
   days on market $299,000 Active 184 DOM
6. 2026-06-09
   days on market $299,000 Active 180 DOM
7. 2026-06-08
   days on market $299,000 Active 179 DOM
8. 2026-06-07
   pricedays on market $299,000 Active 178 DOM
9. 2026-04-13
   status Active
10. 2026-04-03
    status Pending
11. 2025-11-24
    listed $324,000 Active
12. 2025-06-30
    historical
13. 2025-05-21
    price $360,050
14. 2025-03-19
    price $380,000
15. 2025-02-03
    listed $420,000 Active
16. 1972-08-10
    soldstatus $14,500

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$573/yr (+$48/mo · 84.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% 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 20% 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: $36,547
• − Mortgage interest: −$16,749
• − Property taxes: −$677
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,924
• − Management: −$2,924
• − Depreciation: −$8,698
• Taxable income: $3,080
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $7,145/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): 53,005
• Household income: $54,032
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 5148.0

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 (90%)
• Race & ethnicity: Black 90% Two or more races 3% Hispanic / Latino 3% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -415.44%
• Current HPI: 306.5068
• Rent YoY: ▲ 3.86%
• 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

+2134.5% since first listed

8 events — show timeline

• 2026-04-13 Relisted — BRIGHT MLS
• 2026-04-03 Pending — BRIGHT MLS
• 2025-11-24 Listed $324,000 BRIGHT MLS
• 2025-06-30 Listing Removed — BRIGHT MLS
• 2025-05-21 Price Changed $360,050 BRIGHT MLS
• 2025-03-19 Price Changed $380,000 BRIGHT MLS
• 2025-02-03 Listed $420,000 BRIGHT MLS
• 1972-08-10 Sold (Public Records) $14,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $677 · +3.1% YoY. Source: county tax records.