2400 Marion Barry Ave SE #102 · Washington, DC 20020

$120,000

3 bd · 1.0 ba · 1,051 sqft · Condo public records · 37 Days on market

Built 1940 $616/mo HOA · 26% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

EXTREMELY LARGE 3-bedroom, 1-bath condo with all utilities included in the condo fee. Sold AS-IS. Conveniently located on a major bus route right outside the front door and just two blocks from shopping and retail. Easy access to 295, 495, and 395. Parking available in the rear and laundry facilities on site. Rare find with exceptional space and convenience. Excellent investment opportunity — the property previously rented for $2,296.00 per month.

Key facts

• $616 HOA
• Built 1940
• Listed 36 days

Property features AI

Finance

• Other: Condominium ownership; Finished above-grade area approximately 1,051 (source: assessor)
• HOA & community: Condo fee approximately $560 per month; Condo fee covers air conditioning, common area maintenance, electricity, gas, heat, management, snow removal, trash, water and other services; Pets allowed (dogs and cats)

Exterior

• Parking: On-street parking; Off-street parking
• Utilities: Public water; Public sewer; Natural gas for heat and hot water; Electric for cooling
• Home design: Condominium unit / flat; Entry level: 1
• Construction: Brick construction
• Exterior features: Garden-style building (1–4 floors); Common grounds; Above-grade and below-grade structures

Interior

• Kitchen: Galley kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Radiator heating; Ceiling fans; Window air conditioning units; Electric cooling fuel; Natural gas hot water
• Interior features: Galley kitchen; Traditional floor plan
• Laundry & utility: No washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 25d 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 $2,346/mo this rent would consume 52% 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 $830 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $29k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $120k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.96% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.29×
• Total profit: $9,590
• Equity at exit: $17,892

10-year hold

• IRR: 17.8%
• Equity multiple: 2.57×
• Total profit: $52,786
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$629
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$616
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $417

Break-even live

Break-even rent $1,818

Max offer price $120,000

Occupancy floor 77%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	24d	6	0.16mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$2,075	$2.63	3d	21	0.19mi
2202 U Pl SE Washington, DC	2.0	1.5	1232	$3,500	$2.84	24d	1	0.27mi
1907 Marion Barry Ave SE Washington, DC	2.0	1.0	900	$1,495	$1.66	24d	1	0.28mi
1953 19th Pl SE Apt 104 Washington, DC	3.0	1.0	980	$2,800	$2.86	5d	1	0.33mi
1953 19th Pl SE Apt 301 Washington, DC	3.0	1.0	980	$5,301	$5.41	24d	1	0.34mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,525	$2.10	24d	1	0.38mi
2440 S St SE Unit 4 Washington, DC	3.0	1.0	800	$2,450	$3.06	8d	1	0.38mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,755	$2.16	5d	2	0.42mi
1750 Galen St SE Washington, DC	3.0	3.0	1138	$2,300	$2.02	4d	1	0.43mi
2495 Alabama Ave SE Unit 302 Washington, DC	3.0	1.0	825	$2,600	$3.15	22d	1	0.46mi
1800 28th Pl SE #201 Washington, DC	3.0	2.0	1132	$2,800	$2.47	3d	1	0.47mi
2621 30th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,750	$2.19	24d	1	0.49mi
2805 28th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,690	$2.11	24d	1	0.49mi
1737 T St SE Washington, DC	2.0	1.0	800	$2,500	$3.12	4d	1	0.49mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	24d	1	0.50mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	24d	1	0.51mi
2833 28th St SE Unit 4 Washington, DC	3.0	1.0	820	$2,200	$2.68	24d	1	0.51mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,980	$2.52	22d	6	0.52mi
1616 27th St SE Unit 6 Washington, DC	3.0	1.0	1100	$2,850	$2.59	24d	1	0.52mi
2821 R St SE Washington, DC	2.0	1.0	853	$1,650	$1.93	24d	1	0.52mi
1707 29th St SE Unit 2 Washington, DC	2.0	1.0	1200	$2,350	$1.96	3d	1	0.53mi
2716 29th St SE Washington, DC	2.0	1.0	850	$2,000	$2.35	24d	1	0.58mi
1526 V St SE Unit 2 Washington, DC	2.0	1.0	800	$1,700	$2.12	24d	1	0.59mi
1525 28th St SE Unit 302 Washington, DC	3.0	1.0	900	$2,100	$2.33	24d	1	0.60mi
2816 Hartford St SE Washington, DC	3.0	1.0	760	$9,000	$11.84	4d	1	0.60mi
2215 Minnesota Ave SE Unit 18 Washington, DC	4.0	2.0	990	$4,500	$4.55	24d	1	0.60mi
2215 Minnesota Ave SE Unit 3 Washington, DC	3.0	1.0	750	$2,500	$3.33	24d	1	0.60mi
1618 18th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,850	$2.31	24d	1	0.61mi
2841 Gainesville St SE #201 Washington, DC	2.0	1.0	784	$1,900	$2.42	3d	1	0.62mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	24d	1	0.63mi
2847 Gainesville St SE Unit 303 Washington, DC	3.0	1.0	902	$2,400	$2.66	24d	1	0.63mi
2838 Hartford St SE #304 Washington, DC	2.0	1.0	775	$1,500	$1.94	3d	1	0.63mi
2838 Hartford St SE Washington, DC	2.0	1.0	785	$1,538	$1.96	18d	2	0.63mi
1720 R St SE Washington, DC	3.0	1.0	750	$2,500	$3.33	24d	1	0.63mi
1634 Ridge Pl SE Washington, DC	3.0	3.5	1248	$3,200	$2.56	24d	1	0.64mi
1516 Marion Barry Ave SE Unit 301 Washington, DC	3.0	2.0	1100	$1,795	$1.63	8d	1	0.66mi
2925-2929 Pennsylvania Ave SE Unit 106 Washington, DC	4.0	1.0	988	$4,200	$4.25	24d	1	0.66mi
2925-2929 Pennsylvania Ave SE Unit 204 Washington, DC	3.0	1.0	980	$3,000	$3.06	4d	1	0.66mi
2925-2929 Pennsylvania Ave SE Unit 106 Washington, DC	4.0	1.0	980	$4,200	$4.29	4d	1	0.66mi

HOA detail condo

• Monthly dues: $616 · $7,392/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $120,000 Active 37 DOM
2. 2026-06-17
   days on market $120,000 Active 36 DOM
3. 2026-06-16
   days on market $120,000 Active 35 DOM
4. 2026-06-15
   pricedays on market $120,000 Active 34 DOM
5. 2026-06-13
   days on market $149,000 Active 32 DOM
6. 2026-06-09
   days on market $149,000 Active 28 DOM
7. 2026-06-08
   days on market $149,000 Active 27 DOM
8. 2026-06-07
   days on market $149,000 Active 26 DOM
9. 2026-06-04
   days on market $149,000 Active 23 DOM
10. 2026-06-03
    days on market $149,000 Active 22 DOM
11. 2026-06-02
    days on market $149,000 Active 21 DOM
12. 2026-06-01
    days on market $149,000 Active 20 DOM
13. 2026-05-31
    days on market $149,000 Active 19 DOM
14. 2026-05-13
    listed $149,000 Active
15. 2026-04-27
    historical $149,000
16. 2017-04-10
    historical
17. 2017-04-10
    historical
18. 2017-01-11
    listed $100,000
19. 2017-01-11
    listed Active
20. 2009-04-17
    historical
21. 2009-04-15
    soldstatus $47,250 Sold
22. 2009-03-17
    historical
23. 2009-02-20
    price $69,900
24. 2009-01-30
    price $74,900
25. 2009-01-20
    price $89,900
26. 2008-12-29
    price $94,900
27. 2008-12-05
    price $99,900
28. 2008-11-26
    price $117,900
29. 2008-11-05
    price $121,900
30. 2008-10-14
    price $124,900
31. 2008-09-24
    price $129,900
32. 2008-09-03
    listed $134,900
33. 1975-03-26
    soldstatus $22,950
34. 1975-02-26
    soldstatus $22,950

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $895 · $75/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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $28,157
• − Mortgage interest: −$6,722
• − Property taxes: −$895
• − Insurance: −$1,398
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − HOA: −$7,392
• − Depreciation: −$3,491
• Taxable income: $3,754
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $4,107/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

+549.2% since first listed

21 events — show timeline

• 2026-05-13 Listed $149,000 BRIGHT MLS
• 2026-04-27 Coming Soon $149,000 BRIGHT MLS
• 2017-04-10 Delisted — MRIS
• 2017-04-10 Listing Removed — BRIGHT MLS
• 2017-01-11 Listed $100,000 BRIGHT MLS
• 2017-01-11 Listed — MRIS
• 2009-04-17 Delisted — MRIS
• 2009-04-15 Sold (MLS) $47,250 MRIS
• 2009-03-17 Contingent — MRIS
• 2009-02-20 Price Changed $69,900 MRIS
• 2009-01-30 Price Changed $74,900 MRIS
• 2009-01-20 Price Changed $89,900 MRIS
• 2008-12-29 Price Changed $94,900 MRIS
• 2008-12-05 Price Changed $99,900 MRIS
• 2008-11-26 Price Changed $117,900 MRIS
• 2008-11-05 Price Changed $121,900 MRIS
• 2008-10-14 Price Changed $124,900 MRIS
• 2008-09-24 Price Changed $129,900 MRIS
• 2008-09-03 Listed $134,900 MRIS
• 1975-03-26 Sold (Public Records) $22,950 Public Records
• 1975-02-26 Sold (Public Records) $22,950 Public Records

Property tax history

-1.9%/yr

Latest (2025): $895 · +1.9% YoY. Source: county tax records.