4757 South Capitol Ter S · Washington, DC 20032

$325,000

4 bd · 2.0 ba · 1,600 sqft · Townhouse public records · 175 Days on market

Built 1953 4,792 sqft lot Est $342k · 5% under

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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 +13.3/30.0
• ARV discount +9.8/15.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the Market Strickly As-Is based on current condition Versatile Duplex in Washington, DC – Now $325K! Seize the opportunity to own this adaptable duplex, featuring two separate 2-bed, 1-bath units. Ideal for customization, this property offers: Single-family home conversion Multi-generational living Condo with rental income potential Investment property with steady cash flow Located near downtown DC, National Harbor, and major beltways, this duplex boasts an expandable layout and is situated in a desirable rental market. Sold as-is, with the seller open to offers, including credit and rate buy-downs. Schedule a tour today and unlock the possibilities!

Key facts

• Built 1953
• Listed 175 days

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Semi-detached home; Estimated year built
• Construction: Brick construction; Slab foundation
• Exterior features: Finished below-grade area with outside entrance

Interior

• Kitchen: Galley-style kitchen
• Bedrooms: Four bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Central heating; Natural gas heat; Natural gas hot water
• Interior features: Galley kitchen; Ceiling fans; Carpeted areas; Tub with shower

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-1 ($-14/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (18.1% below list).
• Recommended offer: $266k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+4.0%/yr); 145 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,662/mo this rent would consume 65% of the median local household income ($49k/yr) (locally 4530% 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 $10k 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 175 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $325k implies a 2855% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,237 (18.1% 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 175 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $342,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4647 6th St SE	0.44mi	4/2.5	1,691 (+6%)	8mo	$355,000	$210	62
618 Galveston St SE	0.50mi	3/1.5 (-1)	1,550 (-3%)	5mo	$218,500	$141	60
5201 Leverett St	0.65mi	4/2.0	1,566 (-2%)	9mo	$335,000	$214	59
710 Bonini Rd SE	0.64mi	4/1.5	1,545 (-3%)	5mo	$280,000	$181	58
702 Neptune Ave	0.59mi	3/2.0 (-1)	1,566 (-2%)	10mo	$320,000	$204	56
908 E Meadows Ct	0.65mi	3/2.0 (-1)	1,560 (-2%)	6mo	$335,000	$215	55
98 Elmira St SW	0.34mi	4/2.5	1,412 (-12%)	11mo	$389,900	$276	54
138 Danbury St SW	0.48mi	3/2.5 (-1)	1,476 (-8%)	10mo	$370,000	$251	49
624 Forrester St SE	0.57mi	3/1.5 (-1)	1,500 (-6%)	12mo	$220,000	$147	46
720 Maury Ave	0.60mi	4/3.5	1,800 (+12%)	1mo	$410,000	$228	44
117 Danbury St SW	0.49mi	3/3.5 (-1)	1,412 (-12%)	11mo	$460,000	$326	37
42 Brandywine St SW	0.59mi	3/1.5 (-1)	1,830 (+14%)	10mo	$361,000	$197	33

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-50,188
• Equity at exit: $48,459

10-year hold

• IRR: -5.4%
• Equity multiple: 0.64×
• Total profit: $-33,125
• Equity at exit: $28,100

Cash invested: $91,000 (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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 145
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,662 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$265 /mo · $3,176/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-1

Break-even live

Break-even rent $2,664

Max offer price $324,796

Occupancy floor 95%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$2,130	$2.24	2d	10	0.14mi
44 Forrester St SW Unit 3 Washington, DC	3.0	2.0	1200	$2,450	$2.04	24d	1	0.28mi
4306 Halley Ter SE Unit 1 Washington, DC	4.0	2.0	1270	$3,000	$2.36	10d	1	0.45mi
4334 Martin Luther King Jr Ave SW Washington, DC	3.0	2.0	1323	$3,200	$2.42	24d	1	0.48mi
4285 S Capitol St SW Washington, DC	3.0	3.5	1152	$3,500	$3.04	15d	1	0.49mi
4281 S Capitol St SW Washington, DC	3.0	3.5	1412	$2,900	$2.05	24d	1	0.50mi
716 Audrey Ln Oxon Hill, MD	3.0	2.0	1344	$2,500	$1.86	18d	1	0.57mi
5507 Sachem Dr Oxon Hill, MD	4.0	3.0	1299	$2,900	$2.23	43d	1	0.65mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$2,557	$3.27	13d	1	0.71mi
3968 Martin Luther King Junior Ave SW Unit 1 Washington, DC	5.0	3.0	1500	$7,000	$4.67	24d	1	0.76mi
5400 Livingston Ter Oxon Hill, MD	1.0–3.0	1.0–1.5	1053	$1,890	$1.79	1d	5	0.76mi
4805 Springmaid Ln Oxon Hill, MD	3.0	2.5	1296	$2,600	$2.01	18d	1	0.82mi
147 Mississippi Ave SE Washington, DC	4.0	2.0	1459	$2,795	$1.92	22d	1	0.91mi
4935 Wall Flower Way Oxon Hill, MD	3.0	3.0	1320	$2,750	$2.08	20d	1	1.04mi
1306 Sutler Ter Oxon Hill, MD	4.0	2.5	1320	$3,079	$2.33	3d	1	1.05mi
819 Quade St Oxon Hill, MD	3.0	1.5	1500	$3,100	$2.07	43d	1	1.18mi
1636 Deep Gorge Ct Oxon Hill, MD	3.0	3.5	1332	$2,750	$2.06	43d	1	1.21mi
911 Bellevue St SE Washington, DC	4.0	2.0	1820	$3,400	$1.87	24d	1	1.23mi
6039 Livingston Rd Oxon Hill, MD	3.0	2.5	1200	$2,500	$2.08	43d	1	1.27mi
4005 Blakney Ln SE Washington, DC	3.0	2.5	2024	$3,000	$1.48	17d	1	1.36mi
1121 Varney St SE Washington, DC	3.0	3.5	1400	$3,000	$2.14	24d	1	1.46mi
742 Congress St SE Washington, DC	3.0	2.5	1744	$3,000	$1.72	16d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $325,000 Active 175 DOM
2. 2026-06-17
   days on market $325,000 Active 174 DOM
3. 2026-06-16
   days on market $325,000 Active 173 DOM
4. 2026-06-15
   days on market $325,000 Active 172 DOM
5. 2026-06-13
   days on market $325,000 Active 170 DOM
6. 2026-06-09
   days on market $325,000 Active 166 DOM
7. 2026-06-08
   days on market $325,000 Active 165 DOM
8. 2026-06-07
   days on market $325,000 Active 164 DOM
9. 2026-06-04
   days on market $325,000 Active 161 DOM
10. 2026-06-03
    days on market $325,000 Active 160 DOM
11. 2026-06-02
    days on market $325,000 Active 159 DOM
12. 2026-06-01
    days on market $325,000 Active 158 DOM
13. 2026-05-31
    days on market $325,000 Active 157 DOM
14. 2026-04-02
    price $325,000
15. 2026-04-02
    price $340,000
16. 2026-04-02
    status Active
17. 2026-03-16
    historical Active Under Contract
18. 2025-12-08
    status Active
19. 2025-11-03
    listed $375,000
20. 2025-11-03
    historical
21. 2025-10-08
    historical
22. 2025-03-12
    price $415,000
23. 2025-01-07
    price $440,000
24. 2025-01-01
    listed $450,000 Active
25. 2024-12-30
    historical
26. 1998-01-16
    soldstatus $11,000
27. 1997-12-19
    historical
28. 1997-10-22
    listed $14,900
29. 1976-09-09
    soldstatus $28,000

ⓘ 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: $3,176 · $265/mo
• Projected year-2 tax: $3,176 · $265/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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,948
• − Mortgage interest: −$18,205
• − Property taxes: −$3,176
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,556
• − Management: −$2,556
• − Depreciation: −$9,455
• Taxable loss: −$5,624
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $1,336/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): 40,920
• Household income: $49,139
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 4530.0

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 (80%)
• Race & ethnicity: Black 80% White 8% Two or more races 7% Hispanic / Latino 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -60.34%
• Current HPI: 326.4077
• Rent YoY: ▲ 3.96%
• 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

+1060.7% since first listed

16 events — show timeline

• 2026-04-02 Price Changed $325,000 BRIGHT MLS
• 2026-04-02 Price Changed $340,000 BRIGHT MLS
• 2026-04-02 Relisted — BRIGHT MLS
• 2026-03-16 Contingent — BRIGHT MLS
• 2025-12-08 Relisted — BRIGHT MLS
• 2025-11-03 Listing Removed — BRIGHT MLS
• 2025-11-03 Listed $375,000 BRIGHT MLS
• 2025-10-08 Listing Removed — BRIGHT MLS
• 2025-03-12 Price Changed $415,000 BRIGHT MLS
• 2025-01-07 Price Changed $440,000 BRIGHT MLS
• 2025-01-01 Listed $450,000 BRIGHT MLS
• 2024-12-30 Coming Soon — BRIGHT MLS
• 1998-01-16 Sold (MLS) $11,000 MRIS
• 1997-12-19 Delisted — MRIS
• 1997-10-22 Listed $14,900 MRIS
• 1976-09-09 Sold (Public Records) $28,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,176 · +4.4% YoY. Source: county tax records.