5200 N Capitol St NW #204 · Washington, DC 20011

$135,500

1 bd · 1.0 ba · 800 sqft · Condo · 271 Days on market

Built 1940 $585/mo HOA · 32% 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 +10.5/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

xxxx

Key facts

• Laundry facilities
• Open floor plan
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• WALK-IN CLOSET
• LAUNDRY FACILITIES
• INTERCOM SECURITY

Property features AI

Finance

• HOA & community: Monthly cooperative fee ($585) managed professionally off-site; Condo/Coop fee covers common area maintenance, electricity, exterior building maintenance, gas, heat, management, snow removal, and taxes; Laundry facilities listed as an association amenity; Property manager present; Pets not allowed

Exterior

• Parking: On-site parking available for rent; Off-street access via alley
• Utilities: Public water; Public sewer
• Home design: Cooperative unit in a garden-style building (1–4 floors); Unit/flat; Entry level: 2nd floor; Building named NORFOLK; Property condition: Very good; Not in a federal flood zone; In city limits
• Construction: Brick construction
• Exterior features: Sidewalks; Above-grade other structures

Interior

• Kitchen: Built-in microwave; Garbage disposal; Gas oven/range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Wood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Radiator heating with natural gas; Window air conditioning units (electric)
• Interior features: Open and traditional floor plan with a galley kitchen and dining area; Combination kitchen/dining; Walk-in closet(s); Estimated living area
• Laundry & utility: Laundry facilities in the building; Laundry located on lower floor (no washer/dryer in unit)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $136k.

Deal economics

• At list price, monthly cash flow is $-69 ($-831/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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 (+1.4%/yr); 370 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); 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 $937 of loan paydown is wiped out by about $4k 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 271 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $119,240 (12.0% 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 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.36% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.24×
• Total profit: $-28,806
• Equity at exit: $20,203

10-year hold

• IRR: -23.8%
• Equity multiple: -0.07×
• Total profit: $-40,422
• Equity at exit: $11,716

Cash invested: $37,940 (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 20011

• Rents YoY: 1.4%
• Active inventory: 370
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$711
• Tax est. 1.5%: −$169 /mo · $2,032/yr
• Insurance: −$56
• HOA: −$585
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-69

Break-even live

Break-even rent $1,926

Max offer price $125,474

Occupancy floor 99%

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Riggs Rd NE Washington, DC	1.0	1.0	595	$1,625	$2.73	2d	6	0.09mi
5110 Fort Totten Dr NE #4 Washington, DC	2.0	2.0	715	$2,195	$3.07	24d	1	0.09mi
5106 N Capitol St NW Washington, DC	1.0	1.0	800	$1,195	$1.49	4d	1	0.09mi
5408 1st Pl NW Unit 106 Washington, DC	2.0	2.0	825	$2,300	$2.79	15d	1	0.15mi
5041 1st St NW Washington, DC	1.0	1.0	600	$1,545	$2.58	4d	1	0.21mi
21 Kennedy St NW Washington, DC	1.0	1.0	640	$1,395	$2.18	24d	1	0.21mi
5119 2nd St NW Unit 4 Washington, DC	2.0	1.0	900	$2,050	$2.28	24d	1	0.24mi
4900 Fort Totten Dr NE Washington, DC	1.0–2.0	1.0	706	$1,427	$2.02	11d	7	0.25mi
220 Hamilton St NW Washington, DC	2.0	1.0–2.0	723	$2,225	$3.08	24d	1	0.28mi
4910 1st St NW Washington, DC	1.0	1.0	800	$2,000	$2.50	24d	1	0.35mi
4818 Fort Totten Dr NE Washington, DC	1.0–2.0	1.0	725	$1,595	$2.20	3d	4	0.36mi
5210 3rd St NE Washington, DC	2.0	1.0–2.0	862	$2,038	$2.36	1d	28	0.40mi
5661 3rd St NE Washington, DC	2.0	1.0–2.0	749	$2,126	$2.84	3d	28	0.44mi
317 Kennedy St NW Unit 104 Washington, DC	1.0	1.0	561	$1,999	$3.56	24d	1	0.46mi
317 Kennedy St NW Unit 501 Washington, DC	1.0	1.0	738	$2,500	$3.39	24d	1	0.46mi
317 Kennedy St NW Unit 403 Washington, DC	1.0	1.0	626	$2,250	$3.59	24d	1	0.46mi
301 Delafield Pl NW Washington, DC	1.0	1.0	600	$1,595	$2.66	24d	1	0.49mi
4809 3rd St NW #4 Washington, DC	2.0	2.0	715	$2,700	$3.78	18d	1	0.49mi
400 Galloway St NE Washington, DC	2.0	1.0–2.0	716	$2,271	$3.17	2d	26	0.55mi
4520 Fort Totten Dr NE Washington, DC	1.0–2.0	1.0	662	$1,525	$2.30	3d	8	0.62mi
4630 New Hampshire Ave NW Unit 1 Washington, DC	1.0	1.0	845	$1,700	$2.01	18d	1	0.62mi
5611 5th St NW #21 Washington, DC	1.0	1.0	548	$1,650	$3.01	24d	1	0.64mi
6011 N Dakota Ave NW Unit C Washington, DC	1.0	1.0	900	$1,900	$2.11	24d	1	0.65mi
531 Kennedy St NW #3 Washington, DC	1.0	1.5	586	$1,800	$3.07	15d	1	0.67mi
639 Emerson St NE Washington, DC	2.0	1.0	900	$2,195	$2.44	5d	1	0.68mi
639 Emerson St NE Washington, DC	2.0	1.0	900	$2,195	$2.44	17d	1	0.68mi
531 Kennedy St NW Washington, DC	1.0	1.5	665	$1,850	$2.78	24d	1	0.68mi
639 Farragut Pl NE Washington, DC	2.0	2.0	816	$3,000	$3.68	24d	1	0.69mi
99 Webster St NE Washington, DC	1.0	1.0	800	$1,591	$1.99	13d	4	0.69mi
220 Allison St NW Washington, DC	1.0	1.0	725	$1,495	$2.06	24d	1	0.69mi
4411 1st Pl NE #8 Washington, DC	2.0	1.0	728	$2,200	$3.02	7d	1	0.70mi
4411 1st Pl NE #8 Washington, DC	2.0	1.0	728	$2,200	$3.02	24d	1	0.70mi
4408 1st Pl NE #22 Washington, DC	1.0	1.0	590	$1,600	$2.71	24d	1	0.70mi
5303 7th St NW Washington, DC	1.0	1.0	723	$1,950	$2.70	16d	1	0.70mi
5303 7th St NW Unit B Washington, DC	1.0	1.0	723	$1,950	$2.70	24d	1	0.70mi
4510 2nd St NE Washington, DC	1.0–2.0	1.0	750	$1,350	$1.80	3d	8	0.72mi
700 Jefferson St NW Washington, DC	1.0	1.0	569	$1,528	$2.69	24d	1	0.73mi
5400 7th St NW Unit 002 Washington, DC	1.0	1.0	650	$1,326	$2.04	24d	1	0.74mi
5400 7th St NW Apt 106 Washington, DC	1.0	1.0	800	$1,315	$1.64	24d	1	0.74mi
5400 7th St NW Apt 108 Washington, DC	1.0	1.0	800	$1,463	$1.83	24d	1	0.74mi

HOA detail condo

• Monthly dues: $585 · $7,020/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $135,500 Active 271 DOM
2. 2026-06-17
   days on market $135,500 Active 270 DOM
3. 2026-06-16
   days on market $135,500 Active 269 DOM
4. 2026-06-15
   days on market $135,500 Active 268 DOM
5. 2026-06-13
   days on market $135,500 Active 266 DOM
6. 2026-06-09
   days on market $135,500 Active 262 DOM
7. 2026-06-08
   days on market $135,500 Active 261 DOM
8. 2026-06-07
   days on market $135,500 Active 260 DOM
9. 2026-06-04
   days on market $135,500 Active 257 DOM
10. 2026-06-03
    days on market $135,500 Active 256 DOM
11. 2026-06-02
    days on market $135,500 Active 255 DOM
12. 2026-06-01
    days on market $135,500 Active 254 DOM
13. 2026-05-31
    days on market $135,500 Active 253 DOM
14. 2026-02-12
    price $135,500
15. 2025-12-11
    price $149,900
16. 2025-10-17
    price $154,900
17. 2025-09-20
    listed $165,000 Active
18. 2008-11-26
    soldstatus $109,900 Sold 4-char remark

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19. 2008-10-12
    historical 4-char remark

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20. 2008-10-08
    historical 4-char remark

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    xxxx

21. 2008-08-19
    status 4-char remark

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    xxxx

22. 2008-07-19
    historical 4-char remark

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    xxxx

23. 2008-07-08
    status 4-char remark

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24. 2008-07-08
    historical 4-char remark

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25. 2008-07-03
    listed $109,900 4-char remark

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    xxxx

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

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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,058
• − Mortgage interest: −$7,590
• − Property taxes: −$2,032
• − Insurance: −$678
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$7,020
• − Depreciation: −$3,942
• Taxable loss: −$2,734
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $-175/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): 67,434
• Household income: $110,309
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 3020.0

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: Black 50% Hispanic / Latino 23% White 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 21% · Canada
• Languages at home: 70% English-only · Spanish 20% 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: ▼ -755.96%
• Current HPI: 378.1083
• Rent YoY: ▲ 1.45%
• 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

+23.3% since first listed

12 events — show timeline

• 2026-02-12 Price Changed $135,500 BRIGHT MLS
• 2025-12-11 Price Changed $149,900 BRIGHT MLS
• 2025-10-17 Price Changed $154,900 BRIGHT MLS
• 2025-09-20 Listed $165,000 BRIGHT MLS
• 2008-11-26 Sold (MLS) $109,900 MRIS
• 2008-10-12 Delisted — MRIS
• 2008-10-08 Contingent — MRIS
• 2008-08-19 Relisted — MRIS
• 2008-07-19 Delisted — MRIS
• 2008-07-08 Relisted — MRIS
• 2008-07-08 Delisted — MRIS
• 2008-07-03 Listed $109,900 MRIS