2213 M St NE #7 · Washington, DC 20002

$219,000

2 bd · 2.0 ba · 400 sqft · Condo public records · 44 Days on market

Built 2023 Excellent condition $93/mo HOA · 4% of rent ↓ 14% since listing

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Why this score? — see what drove the C 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVED!!! This beautifully designed one-bedroom, one-bath residence features impressive ceiling height that enhances the sense of openness throughout the home. The main living space is bright and inviting, with sunlight pouring in and showcasing the apartment’s modern design elements. The kitchen is thoughtfully designed with contemporary appliances and generous workspace, perfect for preparing meals or entertaining guests. The bedroom offers a comfortable and spacious layout, while the bathroom is finished with stylish details and modern fittings that add a touch of sophistication. The property is situated on a quiet street and offers easy access to abundant parking. Must See

Key facts

• $93 HOA
• Built 2023
• Listed 44 days

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Condo fee $93 monthly; Condo fee covers insurance, lawn maintenance, reserve funds, sewer and water

Exterior

• Parking: Off-site parking
• Utilities: Public water; Public sewer; Electric power/cooling fuel
• Home design: Condominium ownership; Garden-style building (1–4 floors); Unit/flat; Entry on floor 3; Building name: TRINIDAD; Property condition: Excellent
• Construction: Cement siding; Construction not completed
• Exterior features: No tidal water

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating fuel; Electric hot water
• Interior features: Open floor plan
• Laundry & utility: Washer and dryer in unit; Dryer; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Browne Education Campus (438 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 falling (-3.0%/yr); 548 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $2k of loan paydown is wiped out by about $7k 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 44 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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: 1.11% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• 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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-21,148
• Equity at exit: $32,654

10-year hold

• IRR: -5.2%
• Equity multiple: 0.71×
• Total profit: $-18,023
• Equity at exit: $18,935

Cash invested: $61,320 (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 20002

• Rents YoY: -3.0%
• Active inventory: 548
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$244 /mo · $2,932/yr
• Insurance: −$91
• HOA: −$93
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $335

Break-even live

Break-even rent $1,996

Max offer price $219,000

Occupancy floor 81%

Sensitivity live

Price	-10% $459	-5% $397	+0% $335	+5% $273	+10% $211
Rent	-10% $144	-5% $240	+0% $335	+5% $431	+10% $527
Rate	-1.0pp $446	-0.5pp $391	base $335	+0.5pp $279	+1.0pp $221

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 New York Ave NE Washington, DC	3.0	1.0–3.0	846	$2,848	$3.37	2d	34	0.96mi
1434 A St SE Apt B Washington, DC	1.0	1.0	350	$1,790	$5.11	18d	1	1.26mi
816 E St NE Washington, DC	2.0	1.0–2.0	616	$4,180	$6.78	1d	7	1.28mi
1615 Franklin St NE Washington, DC	1.0	1.0	491	$1,450	$2.95	4d	10	1.48mi

HOA detail condo

• Monthly dues: $93 · $1,116/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $219,000 Active 44 DOM
2. 2026-06-17
   days on market $219,000 Active 43 DOM
3. 2026-06-16
   days on market $219,000 Active 42 DOM
4. 2026-06-15
   days on market $219,000 Active 41 DOM
5. 2026-06-13
   days on market $219,000 Active 39 DOM
6. 2026-06-09
   days on market $219,000 Active 35 DOM
7. 2026-06-08
   days on market $219,000 Active 34 DOM
8. 2026-06-07
   days on market $219,000 Active 33 DOM
9. 2026-06-04
   days on market $219,000 Active 30 DOM
10. 2026-06-03
    days on market $219,000 Active 29 DOM
11. 2026-06-02
    days on market $219,000 Active 28 DOM
12. 2026-06-01
    days on market $219,000 Active 27 DOM
13. 2026-05-31
    pricedays on market $219,000 Active 26 DOM
14. 2026-05-05
    listed $239,000 Active
15. 2026-05-05
    historical
16. 2026-04-16
    price $249,000
17. 2026-03-31
    price $259,000
18. 2026-03-19
    listed $279,000 Active
19. 2026-03-18
    historical
20. 2026-02-11
    listed $279,000 Active
21. 2026-02-11
    historical

ⓘ 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: $2,932 · $244/mo
• Projected year-2 tax: $2,932 · $244/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,048
• − Mortgage interest: −$12,267
• − Property taxes: −$2,932
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − HOA: −$1,116
• − Depreciation: −$6,371
• Taxable income: $620
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $3,875/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This beautifully designed one-bedroom condo is move-in ready with modern finishes and a quiet street location. It offers a great balance of style and functionality, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and can increase both resale and rental value.
• Both Adding smart home features — Improves convenience and can attract tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can attract tech-savvy buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 72,397
• Household income: $120,337
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3854.0

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: White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% 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: ▼ -852.61%
• Current HPI: 396.6033
• Rent YoY: ▼ -3.04%
• 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

-14.3% since first listed

8 events — show timeline

• 2026-05-05 Listing Removed — BRIGHT MLS
• 2026-05-05 Listed $239,000 BRIGHT MLS
• 2026-04-16 Price Changed $249,000 BRIGHT MLS
• 2026-03-31 Price Changed $259,000 BRIGHT MLS
• 2026-03-19 Listed $279,000 BRIGHT MLS
• 2026-03-18 Listing Removed — BRIGHT MLS
• 2026-02-11 Listed $279,000 BRIGHT MLS
• 2026-02-11 Coming Soon — BRIGHT MLS

Property tax history

+99.7%/yr

Latest (2025): $2,932 · +99.7% YoY. Source: county tax records.