2309 Irving St SE · Washington, DC 20020

$99,900

2 bd · 1.0 ba · 602 sqft · SingleFamily public records · 72 Days on market

Built 1945 3,195 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Investor special in sought-after * * Randle Heights! Priced to sell at $99,900, this detached property offers incredible potential for a full renovation or redevelopment opportunity. Situated on a 3,195 sq ft lot just minutes from major commuter routes including Suitland Parkway, this is a prime location for future growth and appreciation. Property is in need of a complete rehab—bring your vision, contractor, and creativity. Ideal for investors, flippers, or savvy buyers utilizing renovation financing. Strong upside potential with nearby development and continued transformation throughout Southeast DC. Conveniently located near the Anacostia Riverwalk Trail, parks, shopping, and downtown DC access. Sold strictly AS-IS. Don’t miss this opportunity to create value in an emerging neighborhood!

Key facts

• 3
• Full renovation
• 195 sq ft lot

Tags

• FULL RENOVATION
• REDEVELOPMENT OPPORTUNITY
• 3
• 195 SQ FT LOT
• PRIME LOCATION
• ANACOSTIA RIVERWALK TRAIL

Property features AI

Finance

• Financial info: Assessed improvement and land values reported by assessor

Exterior

• Utilities: Public water; Public sewer
• Home design: Fee simple ownership; Finished above-grade area reported by assessor; Below-grade unfinished space reported by assessor
• Construction: Permanent foundation; Finished above-grade area of 602 (source: assessor); Below-grade unfinished area of 254 (source: assessor)
• Exterior features: Detached structure; Above-grade and below-grade other structures; Tidal water not present

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 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).
• This rent runs 37% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 3.9% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $9k; list at $100k implies a 1010% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1945 — 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: 1.67% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.81%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.90×
• Total profit: $25,098
• Equity at exit: $14,895

10-year hold

• IRR: 30.3%
• Equity multiple: 3.83×
• Total profit: $79,284
• Equity at exit: $8,638

Cash invested: $27,972 (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 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $625

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $694	-5% $660	+0% $625	+5% $590	+10% $556
Rent	-10% $493	-5% $559	+0% $625	+5% $691	+10% $757
Rate	-1.0pp $675	-0.5pp $650	base $625	+0.5pp $599	+1.0pp $573

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2429 Alabama Ave SE Unit 204 Washington, DC	3.0	1.0	635	$2,850	$4.49	23d	1	0.16mi
2482 Alabama Ave SE Unit 302 Washington, DC	1.0	1.0	725	$1,350	$1.86	25d	1	0.17mi
2627 Jasper St SE Washington, DC	1.0–2.0	1.0–1.5	838	$1,729	$2.06	25d	1	0.27mi
3216 28th St SE #2 Washington, DC	3.0	1.0	600	$2,204	$3.67	25d	1	0.34mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	25d	1	0.36mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	17d	1	0.40mi
3101 Naylor Rd SE Washington, DC	1.0	1.0	764	$1,325	$1.73	25d	2	0.47mi
3105 Naylor Rd SE #104 Washington, DC	1.0	1.0	715	$1,350	$1.89	25d	1	0.50mi
3105 Naylor Rd SE Washington, DC	1.0	1.0	750	$1,350	$1.80	13d	1	0.50mi
3107 Naylor Rd SE #301 Washington, DC	1.0	1.0	700	$1,250	$1.79	25d	1	0.51mi
2603 Southern Ave SE Hillcrest Heights, MD	1.0–2.0	1.0	646	$1,375	$2.13	2d	7	0.51mi
3109 Naylor Rd SE Washington, DC	2.0	1.0	655	$1,904	$2.91	8d	1	0.52mi
1717 Alabama Ave SE Washington, DC	1.0–2.0	1.0	600	$1,445	$2.41	4d	9	0.58mi
1720 Trenton Pl SE Washington, DC	1.0–2.0	1.0	600	$1,335	$2.23	2d	2	0.62mi
2219 Town Center Dr SE Washington, DC	1.0	1.0	668	$2,045	$3.06	6d	5	0.63mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	8d	4	0.69mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	25d	1	0.70mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$2,043	$2.66	0d	41	0.73mi
1907 Good Hope Ct SE #309 Washington, DC	2.0	1.0	670	$1,595	$2.38	25d	1	0.80mi
1907 Good Hope Ct SE #7 Washington, DC	1.0	1.0	578	$1,500	$2.60	25d	1	0.80mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	25d	6	0.80mi
1619 Butler St SE Unit 3 Washington, DC	2.0	1.0	700	$1,700	$2.43	25d	1	0.83mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$2,075	$2.63	3d	21	0.84mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,525	$2.10	25d	1	0.89mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$2,303	$2.71	0d	13	0.91mi
1425-1429 Cedar St SE Washington, DC	1.0	1.0	644	$1,419	$2.20	3d	5	0.93mi
1600 Marion Barry Ave SE Unit Basement -B01 Washington, DC	1.0	1.0	550	$1,550	$2.82	25d	1	1.04mi
1309 Congress St SE Washington, DC	1.0–2.0	1.0	625	$1,250	$2.00	16d	1	1.04mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,980	$2.52	23d	6	1.04mi
1244 Savannah Pl SE Unit B Washington, DC	1.0	1.0	700	$1,395	$1.99	25d	1	1.05mi
1310 Congress St SE Washington, DC	1.0	1.0	518	$1,150	$2.22	25d	1	1.10mi
1201 Oak Dr SE Washington, DC	3.0	1.0–2.0	853	$1,876	$2.20	3d	19	1.10mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,755	$2.16	6d	2	1.11mi
1300 Congress St SE Unit 10 Washington, DC	2.0	1.0	625	$1,799	$2.88	23d	1	1.11mi
3325 13th St SE Unit 10 Washington, DC	2.0	1.0	750	$1,750	$2.33	25d	1	1.13mi
3321 13th St SE Unit 3 Washington, DC	2.0	1.0	703	$1,750	$2.49	25d	1	1.13mi
1302 Morris Rd SE Washington, DC	3.0	1.0	750	$2,400	$3.20	25d	1	1.13mi
1300 Morris Rd SE Washington, DC	2.0	1.0	650	$1,499	$2.31	25d	1	1.14mi
1721 Minnesota Ave SE Washington, DC	3.0	1.0	680	$1,450	$2.13	25d	1	1.14mi
1721 29th St SE Unit 1 Washington, DC	1.0	1.0	725	$1,395	$1.92	21d	1	1.15mi

Listing history 30 events

1. 2026-06-21
   days on market $99,900 Active 72 DOM
2. 2026-06-18
   days on market $99,900 Active 69 DOM
3. 2026-06-17
   days on market $99,900 Active 68 DOM
4. 2026-06-16
   days on market $99,900 Active 67 DOM
5. 2026-06-15
   days on market $99,900 Active 66 DOM
6. 2026-06-13
   days on market $99,900 Active 64 DOM
7. 2026-06-09
   days on market $99,900 Active 60 DOM
8. 2026-06-08
   days on market $99,900 Active 59 DOM
9. 2026-06-07
   days on market $99,900 Active 58 DOM
10. 2026-06-04
    days on market $99,900 Active 55 DOM
11. 2026-06-03
    days on market $99,900 Active 54 DOM
12. 2026-06-02
    days on market $99,900 Active 53 DOM
13. 2026-06-01
    days on market $99,900 Active 52 DOM
14. 2026-05-31
    days on market $99,900 Active 51 DOM
15. 2026-04-10
    listed $99,900 Active

    Show marketing remark (815 chars)

    Investor special in sought-after * * Randle Heights! Priced to sell at $99,900, this detached property offers incredible potential for a full renovation or redevelopment opportunity. Situated on a 3,195 sq ft lot just minutes from major commuter routes including Suitland Parkway, this is a prime location for future growth and appreciation. Property is in need of a complete rehab—bring your vision, contractor, and creativity. Ideal for investors, flippers, or savvy buyers utilizing renovation financing. Strong upside potential with nearby development and continued transformation throughout Southeast DC. Conveniently located near the Anacostia Riverwalk Trail, parks, shopping, and downtown DC access. Sold strictly AS-IS. Don’t miss this opportunity to create value in an emerging neighborhood!

16. 2026-04-10
    listed $99,900 Active 815-char remark

    Show marketing remark (815 chars)

    Investor special in sought-after * * Randle Heights! Priced to sell at $99,900, this detached property offers incredible potential for a full renovation or redevelopment opportunity. Situated on a 3,195 sq ft lot just minutes from major commuter routes including Suitland Parkway, this is a prime location for future growth and appreciation. Property is in need of a complete rehab—bring your vision, contractor, and creativity. Ideal for investors, flippers, or savvy buyers utilizing renovation financing. Strong upside potential with nearby development and continued transformation throughout Southeast DC. Conveniently located near the Anacostia Riverwalk Trail, parks, shopping, and downtown DC access. Sold strictly AS-IS. Don’t miss this opportunity to create value in an emerging neighborhood!

17. 2026-04-09
    historical
18. 2026-01-30
    price $129,000
19. 2026-01-02
    listed $139,000 Active
20. 2025-12-31
    historical
21. 2025-12-12
    price $139,000
22. 2025-12-02
    price $142,000
23. 2025-11-03
    price $159,000
24. 2025-10-20
    price $164,420
25. 2025-09-02
    price $169,420
26. 2025-08-12
    price $179,000
27. 2025-07-30
    price $189,000
28. 2025-07-29
    listed $189,000 Active
29. 2025-07-07
    historical
30. 1998-03-09
    soldstatus $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,981
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$2,906
• Taxable income: $6,284
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $5,992/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

+1010.0% since first listed

16 events — show timeline

• 2026-04-10 Listed $99,900 BRIGHT MLS
• 2026-04-10 Listed $99,900 BRIGHT MLS
• 2026-04-09 Listing Removed — BRIGHT MLS
• 2026-01-30 Price Changed $129,000 BRIGHT MLS
• 2026-01-02 Listed $139,000 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-12-12 Price Changed $139,000 BRIGHT MLS
• 2025-12-02 Price Changed $142,000 BRIGHT MLS
• 2025-11-03 Price Changed $159,000 BRIGHT MLS
• 2025-10-20 Price Changed $164,420 BRIGHT MLS
• 2025-09-02 Price Changed $169,420 BRIGHT MLS
• 2025-08-12 Price Changed $179,000 BRIGHT MLS
• 2025-07-30 Price Changed $189,000 BRIGHT MLS
• 2025-07-29 Listed $189,000 BRIGHT MLS
• 2025-07-07 Coming Soon — BRIGHT MLS
• 1998-03-09 Sold (Public Records) $9,000 Public Records

Property tax history

-7.2%/yr

Latest (2025): $5,858 · -70.0% YoY. Source: county tax records.