2550 17th St NW · Washington, DC 20009

$330,000

None bd · 1.0 ba · — sqft · MultiFamily · 10 Days on market

Built 2015

---

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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

BRAND NEW CONSTRUCTION Gorgeous Studio w/ an oversized balcony, gourmet kitchen w/ energy efficient Blomberg stainless steel appliances, quartz countertops, Italian inspired backsplash, HW flooring throughout, huge windows, high ceilings & designer lighting. Building features a community lounge, stylish modern lobby & a rooftop terrace w/ stunning Monument views. IMMEDIATE DELIVERY! CATHEDRAL VIEW!

Key facts

• Rooftop terrace
• Private balcony
• Concierge service

Tags

• PRIVATE BALCONY
• DEDICATED PRIVATE STORAGE UNIT
• CONCIERGE SERVICE
• SECURE BUILDING ACCESS
• ROOFTOP TERRACE
• BIKE STORAGE

Property features AI

Exterior

• Home design: Built in 2015
• Construction: Property recorded with zero living area listed
• Exterior features: Located in the Northwest Washington subdivision

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/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 $307k (6.9% below list).
• Recommended offer: $307k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 soft (-1.5%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 11y ago 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.

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 $307,184 (6.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

No comps found within radius.

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1354 Girard St NW	0.43mi	4/—	2,432	7mo	$725,000	$298	62
1850 Wyoming Ave NW	0.47mi	12/—	5,607	5mo	$2,060,000	$367	61
1835 Mintwood Pl NW	0.34mi	8/—	3,326	14mo	$1,830,000	$550	60
1362 Irving St NW	0.49mi	—/—	4,075	6mo	$985,000	$242	59
1863 California St NW	0.50mi	10/—	4,088	9mo	$1,721,211	$421	57
1829 Monroe St NW	0.64mi	5/—	3,635	3mo	$1,385,000	$381	55
1914 Calvert St NW	0.34mi	4/—	4,233	21mo	$1,450,000	$343	54
2308 19th St NW	0.46mi	4/3.0	3,406	14mo	$1,750,000	$514	46
1904 Calvert St NW	0.32mi	4/4.0	2,337	23mo	$1,300,000	$556	41
1310 Park Rd NW	0.66mi	8/5.5	4,032	2mo	$1,500,000	$372	37
1305 Kenyon St NW	0.62mi	7/6.0	4,694	7mo	$1,751,000	$373	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-36,262
• Equity at exit: $49,204

10-year hold

• IRR: -6.3%
• Equity multiple: 0.64×
• Total profit: $-32,938
• Equity at exit: $28,532

Cash invested: $92,400 (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 20009

• Rents YoY: -1.5%
• Active inventory: 372
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,072 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $413

Break-even live

Break-even rent $2,548

Max offer price $330,000

Occupancy floor 82%

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 17th St NW Unit 1 Washington, DC	2.0	1.0	—	$2,599	—	24d	1	0.05mi
1723 Euclid St NW Washington, DC	1.0	1.0	800	$1,900	$2.38	21d	1	0.07mi
1700 Euclid St NW Unit B7 Washington, DC	2.0	2.5	1300	$4,995	$3.84	5d	1	0.07mi
1700 Euclid St NW Washington, DC	1.0–2.0	1.0–2.5	940	$4,995	$5.31	14d	2	0.07mi
1700 Euclid St NW Washington, DC	1.0–2.0	1.0–2.5	1300	$4,995	$3.84	15d	2	0.07mi
1620 Fuller St NW Washington, DC	2.0	1.0	578	$2,860	$4.94	4d	7	0.09mi
1673 Columbia Rd NW Washington, DC	2.0	1.0	823	$2,809	$3.41	1d	1	0.10mi
2425 17th St NW Washington, DC	2.0	1.0–2.0	752	$3,375	$4.49	1d	3	0.10mi
2620 16th St NW Washington, DC	1.0	1.0	612	$2,400	$3.92	21d	6	0.12mi
1629 Columbia Rd NW Washington, DC	1.0	1.0	749	$2,534	$3.38	1d	3	0.12mi
1630 Columbia Rd NW Washington, DC	2.0	1.0–2.0	975	$6,414	$6.58	1d	18	0.13mi
2700 16th St NW Washington, DC	1.0	1.0	698	$3,796	$5.44	1d	8	0.13mi
2480 16th St NW Washington, DC	2.0	1.0	770	$3,000	$3.90	7d	35	0.13mi
2466 Ontario Rd NW #4 Washington, DC	1.0	1.0	515	$2,350	$4.56	24d	1	0.13mi
1631 Kalorama Rd NW Washington, DC	1.0	1.0	658	$1,974	$3.00	21d	1	0.15mi
1705 Lanier Pl NW Washington, DC	1.0	1.0	650	$2,150	$3.31	24d	1	0.15mi
2633 16th St NW Washington, DC	1.0	1.0	672	$2,583	$3.84	1d	3	0.16mi
1701 Kalorama Rd NW Washington, DC	1.0	1.5	977	$2,995	$3.07	7d	1	0.17mi
2601 16th St NW Washington, DC	2.0	1.0–2.0	711	$4,279	$6.01	1d	17	0.17mi
1777 Columbia Rd NW Washington, DC	1.0	1.0	618	$3,006	$4.86	1d	12	0.18mi
1714 Summit Pl NW Unit 308 Washington, DC	1.0	1.0	—	$1,419	—	7d	1	0.18mi
1702 Summit Pl NW Washington, DC	1.0	1.0	500	$1,785	$3.57	24d	2	0.18mi
2650 15th St NW #2 Washington, DC	2.0	1.0	812	$3,100	$3.82	24d	1	0.19mi
2388 Champlain St NW Unit 1 Washington, DC	1.0	1.0	675	$1,800	$2.67	24d	1	0.19mi
2357 Champlain St NW #201 Washington, DC	1.0	1.0	661	$3,100	$4.69	24d	1	0.19mi
2656 15th St NW #203 Washington, DC	1.0	1.0	613	$2,300	$3.75	5d	1	0.19mi
2656 15th St NW #203 Washington, DC	1.0	1.0	613	$2,550	$4.16	16d	1	0.19mi
1773 Lanier Pl NW Washington, DC	2.0	1.0	565	$3,588	$6.35	24d	4	0.20mi
1776 Lanier Pl NW Washington, DC	1.0	1.0	621	$2,284	$3.68	24d	1	0.20mi
1777 Lanier Pl NW Washington, DC	1.0	1.0	1000	$2,200	$2.20	24d	1	0.20mi
2901 18th St NW Washington, DC	1.0	1.0	590	$1,999	$3.39	20d	6	0.21mi
1700 Harvard St NW Washington, DC	1.0	1.0	620	$2,715	$4.38	1d	12	0.21mi
1794 Lanier Pl NW #404 Washington, DC	2.0	2.0	1006	$4,600	$4.57	24d	1	0.22mi
2400 16th St NW Washington, DC	1.0	1.0	507	$2,162	$4.26	10d	3	0.23mi
2612 University Pl NW #6 Washington, DC	2.0	2.0	848	$3,495	$4.12	21d	1	0.25mi
1685 Crescent Pl NW Washington, DC	2.0	2.0	850	$2,695	$3.17	20d	1	0.25mi
1837 Ontario Pl NW Washington, DC	1.0	1.0	900	$3,150	$3.50	24d	1	0.25mi
1884 Ontario Pl NW Washington, DC	2.0	1.0	850	$2,800	$3.29	24d	1	0.26mi
1803 Biltmore St NW Washington, DC	1.0	1.0	587	$2,519	$4.29	2d	2	0.26mi
2424 18th St NW Unit R4 Washington, DC	2.0	2.5	2934	$10,500	$3.58	24d	1	0.26mi

Listing history 7 events

1. 2026-06-18
   days on market $330,000 Active 10 DOM
2. 2026-06-17
   days on market $330,000 Active 9 DOM
3. 2026-06-16
   days on market $330,000 Active 8 DOM
4. 2026-06-15
   days on market $330,000 Active 7 DOM
5. 2026-06-13
   days on market $330,000 Active 5 DOM
6. 2026-06-09
   remarks 529-char remark
7. 2026-06-09
   listed $330,000 Active 1 DOM

ⓘ 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: $1,743 · $145/mo
• Projected year-2 tax: $1,878 · $156/mo
• Expected delta: +$135/yr (+$11/mo · 7.7%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $36,862
• − Mortgage interest: −$18,485
• − Property taxes: −$1,743
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,949
• − Management: −$2,949
• − Depreciation: −$9,600
• Taxable loss: −$514
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $5,085/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): 50,150
• Household income: $146,664
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 2546.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 15% Black 15% Two or more races 14% Asian 6%
• Hispanic origin (detail): Mexican 3% Dominican 1%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, Jamaica
• Languages at home: 79% English-only · Spanish 11% Other Indo-European 4% 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: ▼ -978.09%
• Current HPI: 307.702
• Rent YoY: ▼ -1.51%
• 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

+10.0% since first listed

25 events — show timeline

• 2026-06-09 Listed $330,000 FSBO.com
• 2026-05-30 Listed for Rent $2,050 SHOWMOJO
• 2026-03-29 Rental Removed $1,950 ZUMPER1
• 2026-02-25 Listed for Rent $1,950 ZUMPER1
• 2026-02-25 Rental Removed $1,950 Avail
• 2026-01-28 Listed for Rent $2,000 Avail
• 2025-05-25 Rental Removed $2,795 RENTALBEAST
• 2025-05-25 Listed for Rent $2,795 RENTALBEAST
• 2025-05-18 Rental Removed $2,795 RENTALBEAST
• 2025-05-09 Price Changed $2,795 RENTALBEAST
• 2025-04-16 Listed for Rent $2,895 RENTALBEAST
• 2024-12-04 Rental Removed $1,750 LEASESTAR
• 2024-12-04 Listed for Rent $1,750 LEASESTAR
• 2024-10-14 Rental Removed $3,700 APPFOLIO
• 2024-10-12 Listed for Rent $3,700 APPFOLIO
• 2024-09-19 Rental Removed $3,995 APPFOLIO
• 2024-08-28 Listed for Rent $3,995 APPFOLIO
• 2024-04-18 Rental Removed $1,850 RENT.
• 2024-04-17 Price Changed $1,850 RENT.
• 2024-04-16 Listed for Rent $1,750 RENT.
• 2022-04-15 Price Changed $1,850 RENT.
• 2015-09-23 Sold (Public Records) $299,900 Public Records
• 2015-09-21 Sold (MLS) $299,900 MRIS
• 2015-08-23 Pending — MRIS
• 2015-07-24 Listed $299,900 MRIS

Property tax history

-3.3%/yr

Latest (2018): $1,743 · -6.1% YoY. Source: county tax records.