1818 Bryant St NE · Washington, DC 20018

$289,900

3 bd · 1.5 ba · 1,015 sqft · Condo public records · 46 Days on market

Built 1982 $300/mo HOA · 11% 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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming townhouse in the desirable Woodridge subdivision offers a blend of comfort and convenience. Built in 1982, this traditional-style home features a durable brick exterior, ensuring both aesthetic appeal and low maintenance. With 1,015 sq. ft. of well-designed living space, the property includes three spacious bedrooms and one and a half bathrooms, perfect for everyday living with TLC. Step outside to enjoy the inviting balcony and deck, ideal for relaxing or entertaining. The property backs onto an open common area, providing a serene backdrop and additional outdoor space. The level front and rear yards are perfect for gardening or outdoor activities, while the presence of sidew

Key facts

• Level front yard
• Inviting balcony
• Brick exterior

Tags

• BRICK EXTERIOR
• INVITING BALCONY
• OPEN COMMON AREA
• LEVEL FRONT YARD
• LEVEL REAR YARD
• ASSIGNED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $31 ($368/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (4.7% below list).
• Recommended offer: $276k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Langdon Es (353 students, 0% FRL); Mckinley Ms (222 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 flat; 118 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 ($91k/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 $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 46 days — a 3% lower offer ($281k) 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 $91k; list at $290k implies a 219% gain — meaningful room to come down on a strong offer.

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 $276,173 (4.7% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 5% 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. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.06% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.35×
• Total profit: $-52,825
• Equity at exit: $43,225

10-year hold

• IRR: -20.1%
• Equity multiple: 0.09×
• Total profit: $-73,651
• Equity at exit: $25,065

Cash invested: $81,172 (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 20018

• Rents YoY: 0.1%
• Active inventory: 118
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$121
• HOA: −$300
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $31

Break-even live

Break-even rent $2,723

Max offer price $289,900

Occupancy floor 94%

Sensitivity live

Price	-10% $195	-5% $113	+0% $31	+5% $-51	+10% $-133
Rent	-10% $-187	-5% $-78	+0% $31	+5% $140	+10% $249
Rate	-1.0pp $177	-0.5pp $104	base $31	+0.5pp $-44	+1.0pp $-121

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Bryant St NE #1816 Washington, DC	3.0	1.5	1026	$3,000	$2.92	26d	1	0.02mi
2425 20th St NE Unit 18 Washington, DC	2.0	2.0	900	$2,400	$2.67	9d	1	0.11mi
2425 20th St NE Unit 20 Washington, DC	2.0	1.0	800	$2,700	$3.38	0d	1	0.11mi
2100 Channing St NE Unit 2A Washington, DC	3.0	1.0	850	$2,800	$3.29	26d	1	0.19mi
2100 Channing St NE Unit 2C Washington, DC	2.0	1.0	750	$2,100	$2.80	26d	1	0.19mi
2218 16th St NE Washington, DC	4.0	2.5	1496	$3,400	$2.27	20d	1	0.24mi
2324 15th St NE Washington, DC	3.0	2.5	1398	$3,880	$2.78	26d	1	0.28mi
2206 15th St NE Washington, DC	3.0	2.0	1184	$2,500	$2.11	26d	1	0.29mi
2413 14th St NE Washington, DC	1.0–5.0	1.0–2.0	1121	$2,332	$2.08	5d	46	0.33mi
1617 Rhode Island Ave NE Unit 501 Washington, DC	2.0	2.0	724	$2,400	$3.31	26d	1	0.35mi
1332 Adams St NE Apt 1 Washington, DC	2.0	1.0	800	$2,295	$2.87	26d	1	0.38mi
1353 Adams St NE #3 Washington, DC	2.0	1.0	737	$2,229	$3.02	6d	1	0.38mi
1386 Bryant St NE Washington, DC	1.0–2.0	1.0	728	$2,400	$3.29	9d	3	0.41mi
1384 Bryant St NE Washington, DC	2.0	1.0	815	$2,240	$2.75	20d	1	0.42mi
1334 Downing St NE Washington, DC	3.0	1.0	1408	$2,800	$1.99	0d	1	0.46mi
1368 Bryant St NE #4 Washington, DC	2.0	2.0	775	$2,600	$3.35	26d	1	0.46mi
3011 20th St NE Washington, DC	3.0	2.0	1103	$5,600	$5.08	26d	1	0.46mi
1301 Adams St NE Unit C Washington, DC	2.0	1.0	700	$1,875	$2.68	26d	1	0.46mi
2414 Hamlin Pl NE Washington, DC	3.0	1.5	1500	$2,550	$1.70	20d	1	0.48mi
1820 Irving St NE Washington, DC	2.0	1.0	800	$1,795	$2.24	5d	1	0.51mi
1401 New York Ave NE Washington, DC	3.0	1.0–3.0	846	$3,566	$4.22	0d	31	0.56mi
1228 Brentwood Rd NE #1 Washington, DC	2.0	2.0	854	$2,095	$2.45	26d	1	0.58mi
1835 24th St NE Washington, DC	1.0–2.0	1.0	800	$2,562	$3.20	0d	6	0.61mi
2601 30th St NE #11 Washington, DC	2.0	2.0	755	$2,400	$3.18	26d	1	0.64mi
2385 Rhode Island Ave NE Washington, DC	1.0–2.0	1.0–2.0	730	$2,700	$3.70	26d	4	0.67mi
1929 Gallaudet St NE Washington, DC	3.0	2.0	1200	$3,395	$2.83	26d	1	0.70mi
3026 Channing St NE Washington, DC	2.0	1.0	1224	$2,399	$1.96	26d	1	0.74mi
2900 12th St NE #102 Washington, DC	2.0	2.0	815	$3,200	$3.93	16d	1	0.76mi
3018 12th St NE #1 Washington, DC	2.0	2.0	740	$2,500	$3.38	26d	1	0.81mi
3018 12th St NE #2 Washington, DC	2.0	2.0	880	$3,000	$3.41	26d	1	0.81mi
1858 Kendall St NE #2 Washington, DC	3.0	2.0	1150	$3,000	$2.61	26d	1	0.81mi
2720 10th St NE Washington, DC	3.0	1.5	1400	$1,580	$1.13	9d	1	0.82mi
2726 10th St NE Washington, DC	3.0	2.5	1400	$4,000	$2.86	26d	1	0.82mi
1838 Capitol Ave NE Washington, DC	3.0	2.5	1230	$2,550	$2.07	26d	1	0.83mi
2607 Reed St NE Washington, DC	2.0	1.0–2.0	704	$2,936	$4.17	0d	18	0.84mi
1809 Kendall St NE Washington, DC	3.0	3.0	1376	$3,695	$2.69	26d	1	0.84mi
3207 12th St NE Washington, DC	2.0	2.5	874	$2,775	$3.18	19d	1	0.87mi
806 Channing Pl NE Washington, DC	2.0	1.0–2.0	726	$2,971	$4.09	0d	23	0.88mi
2300 Washington Pl NE Washington, DC	1.0–2.0	1.0–2.0	885	$2,462	$2.78	0d	9	0.91mi
1718 W Virginia Ave NE Unit 1 Washington, DC	2.0	1.0	750	$2,400	$3.20	26d	1	0.92mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-02-15
   status Pending
2. 2025-12-31
   listed $289,900 Active
3. 2025-12-30
   historical
4. 2025-08-22
   status Active
5. 2025-08-22
   historical
6. 2025-08-22
   listed $289,900 Active
7. 2025-08-20
   historical
8. 2025-07-21
   historical
9. 2025-06-18
   price $299,000
10. 2025-05-13
    listed $320,000 Active
11. 1991-05-23
    soldstatus $91,000
12. 1991-05-23
    soldstatus $91,000
13. 1991-05-23
    soldstatus $91,000
14. 1991-05-23
    soldstatus $91,000

ⓘ 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: $2,520 · $210/mo
• Projected year-2 tax: $2,520 · $210/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 19% 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: $33,141
• − Mortgage interest: −$16,239
• − Property taxes: −$2,520
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − HOA: −$3,600
• − Depreciation: −$8,433
• Taxable loss: −$4,404
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $1,425/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): 19,562
• Household income: $90,639
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 919.0

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 (66%)
• Race & ethnicity: Black 66% White 18% Hispanic / Latino 9% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Italian 2% Romanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 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: ▼ -605.95%
• Current HPI: 381.7099
• Rent YoY: ▲ 0.06%
• 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

+218.6% since first listed

14 events — show timeline

• 2026-02-15 Pending — BRIGHT MLS
• 2025-12-31 Listed $289,900 BRIGHT MLS
• 2025-12-30 Listing Removed — BRIGHT MLS
• 2025-08-22 Relisted — BRIGHT MLS
• 2025-08-22 Listing Removed — BRIGHT MLS
• 2025-08-22 Listed $289,900 BRIGHT MLS
• 2025-08-20 Coming Soon — BRIGHT MLS
• 2025-07-21 Listing Removed — BRIGHT MLS
• 2025-06-18 Price Changed $299,000 BRIGHT MLS
• 2025-05-13 Listed $320,000 BRIGHT MLS
• 1991-05-23 Sold (Public Records) $91,000 Public Records
• 1991-05-23 Sold (Public Records) $91,000 Public Records
• 1991-05-23 Sold (Public Records) $91,000 Public Records
• 1991-05-23 Sold (Public Records) $91,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,520 · +1.4% YoY. Source: county tax records.