2005 Fairlawn Ave SE · Washington, DC 20020

$199,000

2 bd · 1.0 ba · 978 sqft · SingleFamily public records · 219 Days on market

Built 1906 1,742 sqft lot Est $376k · 47% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• 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

Key facts

• Built 1906
• Listed 219 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Fee simple ownership; Estimated year built
• Construction: Vinyl siding; Slab foundation; Above grade structure
• Exterior features: No tidal water

Interior

• Bedrooms: 2 bedrooms on the first upper level (total 2 bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other type heating; Other type cooling; Other hot water system
• Interior features: Estimated living area; No basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% 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.
• 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 24d 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 $2,027/mo this rent would consume 45% of the median local household income ($54k/yr) (locally 5148% 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 $1k of loan paydown is wiped out by about $6k 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 219 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $66k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $199k implies a 1374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 1.02% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $375,552
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2003 Fairlawn Ave SE	0.00mi	3/1.0 (+1)	1,085 (+11%)	5mo	$285,000	$263	72
1336 30th St SE	0.65mi	3/2.0 (+1)	1,120 (+14%)	12mo	$430,000	$384	26

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-15,077
• Equity at exit: $29,672

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $14,147
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $241

Break-even live

Break-even rent $1,721

Max offer price $199,000

Occupancy floor 83%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1955 Fairlawn Ave SE Unit 2A Washington, DC	2.0	2.0	1000	$2,499	$2.50	24d	1	0.02mi
1928 Naylor Rd SE Unit 503 Washington, DC	2.0	2.0	750	$1,595	$2.13	14d	1	0.09mi
1928 Naylor Rd SE Unit 102 Washington, DC	2.0	2.0	750	$1,482	$1.98	1d	1	0.09mi
2215 Minnesota Ave SE Unit 3 Washington, DC	3.0	1.0	750	$2,500	$3.33	24d	1	0.23mi
2323 Pennsylvania Ave SE Washington, DC	1.0	1.0	666	$1,781	$2.67	3d	10	0.24mi
1925 Minnesota Ave SE Washington, DC	1.0	1.0	600	$1,400	$2.33	24d	1	0.24mi
1618 18th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,850	$2.31	24d	1	0.28mi
1629 Fairlawn Ave SE Unit 3 Washington, DC	2.0	1.0	850	$2,500	$2.94	24d	1	0.29mi
1629 Fairlawn Ave SE Apt 2 Washington, DC	2.0	1.0	850	$2,800	$3.29	11d	1	0.29mi
1632 Fairlawn Ave SE Washington, DC	2.0	1.0	800	$2,400	$3.00	11d	1	0.30mi
1621 17th Pl SE Apt 3 Washington, DC	1.0	1.0	720	$1,300	$1.81	24d	1	0.32mi
1601 17th St SE Washington, DC	1.0	1.0	720	$1,650	$2.29	24d	1	0.32mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	14d	1	0.33mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	24d	1	0.33mi
1622 17th St SE Unit 2001 Washington, DC	2.0	1.0	535	$1,850	$3.46	24d	1	0.34mi
1720 R St SE Washington, DC	3.0	1.0	750	$2,500	$3.33	24d	1	0.34mi
2418 L'Enfant Sq SE Unit 8 Washington, DC	2.0	2.0	960	$2,400	$2.50	4d	1	0.35mi
1721 Minnesota Ave SE Washington, DC	3.0	1.0	680	$1,450	$2.13	24d	1	0.40mi
1642 16th St SE #3 Washington, DC	2.0	1.0	870	$2,000	$2.30	19d	1	0.40mi
1501 27th St SE #406 Washington, DC	1.0	1.0	598	$1,350	$2.26	14d	1	0.43mi
1600 Pennsylvania Ave SE Washington, DC	1.0–2.0	1.0–2.0	743	$3,248	$4.37	2d	4	0.44mi
924 15th St SE Washington, DC	2.0	2.0	1100	$3,450	$3.14	24d	1	0.47mi
1550 27th St SE Washington, DC	2.0	1.0	660	$1,250	$1.89	3d	1	0.49mi
1550 27th St SE Washington, DC	1.0	1.0	550	$1,100	$2.00	24d	1	0.49mi
1560 27th St SE Washington, DC	1.0	1.0	660	$1,100	$1.67	24d	1	0.49mi
2440 S St SE Unit 4 Washington, DC	3.0	1.0	800	$2,450	$3.06	7d	1	0.49mi
1737 T St SE Washington, DC	2.0	1.0	800	$2,500	$3.12	3d	1	0.50mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,980	$2.52	21d	6	0.50mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,755	$2.16	5d	2	0.52mi
1527 28th St SE Washington, DC	1.0	1.0	700	$1,150	$1.64	24d	1	0.52mi
1525 28th St SE Unit 302 Washington, DC	3.0	1.0	900	$2,100	$2.33	24d	1	0.52mi
1616 27th St SE Unit 6 Washington, DC	3.0	1.0	1100	$2,850	$2.59	24d	1	0.52mi
1500 Pennsylvania Ave SE #211 Washington, DC	1.0	1.0	760	$2,390	$3.14	17d	1	0.53mi
1500 Pennsylvania Ave SE #305 Washington, DC	1.0	1.0	590	$2,400	$4.07	17d	1	0.53mi
1500 Pennsylvania Ave SE Washington, DC	1.0	1.0	713	$2,370	$3.32	13d	2	0.53mi
2929 Nelson Pl SE Unit 2 Washington, DC	2.0	1.0	800	$1,900	$2.38	24d	1	0.57mi
2929 Nelson Pl SE Washington, DC	2.0	1.0	800	$1,900	$2.38	4d	1	0.57mi
1501 G St SE Unit 1 Washington, DC	1.0	1.0	850	$2,395	$2.82	24d	1	0.58mi
1600 Marion Barry Ave SE Unit Basement -B01 Washington, DC	1.0	1.0	550	$1,550	$2.82	24d	1	0.59mi
1401 Pennsylvania Ave SE Washington, DC	3.0	1.0–2.0	710	$4,000	$5.63	1d	8	0.60mi

Listing history 12 events

1. 2026-06-18
   days on market $199,000 Active 219 DOM
2. 2026-06-17
   statusdays on market $199,000 Active 218 DOM
3. 2026-05-22
   status Pending
4. 2025-12-05
   price $199,000
5. 2025-12-05
   status Active
6. 2025-12-01
   status Pending
7. 2025-11-04
   price $225,000
8. 2025-10-13
   listed $265,000 Active
9. 2025-08-25
   historical
10. 2025-08-25
    listed $250,000 Active
11. 2025-06-20
    historical
12. 1979-08-14
    soldstatus $13,500

ⓘ 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: $1,999 · $167/mo
• Projected year-2 tax: $1,999 · $167/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $24,319
• − Mortgage interest: −$11,147
• − Property taxes: −$1,999
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$5,789
• Taxable loss: −$299
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $2,970/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

+1374.1% since first listed

10 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2025-12-05 Price Changed $199,000 BRIGHT MLS
• 2025-12-05 Relisted — BRIGHT MLS
• 2025-12-01 Pending — BRIGHT MLS
• 2025-11-04 Price Changed $225,000 BRIGHT MLS
• 2025-10-13 Listed $265,000 BRIGHT MLS
• 2025-08-25 Listing Removed — BRIGHT MLS
• 2025-08-25 Listed $250,000 BRIGHT MLS
• 2025-06-20 Coming Soon — BRIGHT MLS
• 1979-08-14 Sold (Public Records) $13,500 Public Records

Property tax history

+16.4%/yr

Latest (2025): $1,999 · +2.6% YoY. Source: county tax records.