1112 Savannah St SE Unit B1 · Washington, DC 20032

$70,000

2 bd · 1.0 ba · 843 sqft · Condo public records · 323 Days on market

Built 1949 $612/mo HOA · 35% of rent ↓ 55% since listing

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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 MLS

Back On The Market Financing Fell Through! Spacious Renovated Lower Level Condo In Congress Heights Just Steps To The Metro, Lots Of Natural Light And A Private Entrance. Features Two Bedrooms One Bath And A Fully Renovated Table Space Kitchen. Ample Rear Parking Available. We LOVE HPAP!

Key facts

• $612 HOA
• Built 1949
• Listed 323 days

Property features AI

Finance

• Other: Property manager present; Ownership interest: Condominium; Above-grade finished area reported as 843 (per assessor)
• HOA & community: Monthly condo fee of $612; Professionally managed off-site; Condo fee covers common area maintenance, exterior building maintenance, custodial services, laundry, lawn care (front and rear), management, snow removal, trash, and water; Laundry facilities available through association

Exterior

• Parking: Off-street parking; Parking lot
• Utilities: Public water; Public sewer
• Home design: Condominium unit/flat; Garden-style building (1–4 floors); Entry level: 1; Building name: CONGRESS HEIGHTS
• Construction: Brick construction; Building not winterized; Major renovation effective 2019
• Exterior features: Not in a federal flood zone; Pets allowed (cats and dogs; pet addendum/deposit may apply)

Interior

• Kitchen: Includes built-in microwave, dishwasher, disposal, stove, refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Natural gas hot water
• Interior features: Built-In Microwave; Dishwasher; Disposal; Stove; Refrigerator
• Laundry & utility: Washer/dryer hookup in unit; Laundry in basement/common/shared facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 40 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).
• This rent runs 43% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $109k (61%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.49% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.82%
• DSCR: 1.84
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.96% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.53×
• Total profit: $10,323
• Equity at exit: $10,437

10-year hold

• IRR: 23.3%
• Equity multiple: 3.19×
• Total profit: $42,880
• Equity at exit: $6,052

Cash invested: $19,600 (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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 145
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$367
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$29
• HOA: −$612
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $307

Break-even live

Break-even rent $1,353

Max offer price $70,000

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3207 11th Pl SE #4 Washington, DC	3.0	1.0	850	$1,800	$2.12	24d	1	0.07mi
3207 11th Pl SE #4 Washington, DC	3.0	1.0	850	$1,800	$2.12	18d	1	0.07mi
3320 11th Pl SE Washington, DC	1.0	1.0	750	$1,198	$1.60	24d	1	0.08mi
3321 13th St SE Unit 3 Washington, DC	2.0	1.0	703	$1,750	$2.49	24d	1	0.10mi
3323 13th St SE Apt 11 Washington, DC	2.0	1.0	755	$1,750	$2.32	24d	1	0.11mi
3325 13th St SE Unit 10 Washington, DC	2.0	1.0	750	$1,750	$2.33	24d	1	0.13mi
3325 13th St SE Apt 12 Washington, DC	3.0	1.0	901	$2,500	$2.77	24d	1	0.13mi
3325 13th St SE Apt 1 Washington, DC	3.0	1.0	902	$2,500	$2.77	2d	1	0.13mi
1244 Savannah Pl SE Unit B Washington, DC	1.0	1.0	700	$1,395	$1.99	24d	1	0.14mi
1300 Congress St SE Unit 10 Washington, DC	2.0	1.0	625	$1,799	$2.88	22d	1	0.16mi
1120 Trenton Pl SE Washington, DC	1.0–2.0	1.0	715	$1,325	$1.85	10d	3	0.16mi
747 Alabama Ave SE Washington, DC	1.0	1.0	800	$1,599	$2.00	24d	1	0.19mi
3210 8th St SE #1 Washington, DC	2.0	2.0	1106	$2,395	$2.17	24d	1	0.22mi
1201 Oak Dr SE Washington, DC	3.0	1.0–2.0	853	$1,876	$2.20	1d	19	0.23mi
1309 Congress St SE Washington, DC	1.0–2.0	1.0	625	$1,250	$2.00	15d	1	0.26mi
2913 8th St SE #3101 Washington, DC	2.0	2.0	1100	$2,400	$2.18	13d	1	0.29mi
615 Malcolm X Ave SE Unit F Washington, DC	3.0	1.0	1100	$2,508	$2.28	2d	1	0.34mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,398	$2.03	2d	25	0.39mi
562 Malcolm X Ave SE Unit 4 Washington, DC	2.0	1.0	550	$1,600	$2.91	12d	1	0.46mi
535 Mellon St SE Unit 5 Washington, DC	1.0	1.0	700	$1,350	$1.93	20d	1	0.48mi
535 Mellon St SE Washington, DC	1.0	1.0	700	$1,350	$1.93	24d	1	0.48mi
3281 15th Pl SE Washington, DC	3.0	1.0	1012	$1,750	$1.73	7d	1	0.50mi
3275 15th Pl SE #101 Washington, DC	3.0	1.0	984	$2,250	$2.29	24d	1	0.51mi
327 Parkland Pl SE Washington, DC	1.0	1.0	650	$1,199	$1.84	24d	1	0.53mi
3429 5th St SE #42 Washington, DC	1.0	1.0	702	$1,395	$1.99	13d	1	0.53mi
446 Mellon St SE #2 Washington, DC	2.0	1.0	928	$2,400	$2.59	14d	1	0.60mi
430 Mellon St SE Unit 2 Washington, DC	1.0	1.0	650	$1,200	$1.85	24d	1	0.64mi
1717 Alabama Ave SE Washington, DC	1.0–2.0	1.0	600	$1,445	$2.41	2d	9	0.65mi
447 Orange St SE #3 Washington, DC	2.0	1.0	700	$1,500	$2.14	4d	1	0.66mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	24d	1	0.67mi
1439 Southern Ave SE Oxon Hill, MD	2.0–3.0	1.0–2.0	1080	$1,626	$1.51	43d	1	0.68mi
407 Lebaum St SE Unit 1 Washington, DC	1.0	1.0	550	$1,700	$3.09	2d	1	0.69mi
407 Lebaum St SE Unit 4 Washington, DC	2.0	1.0	550	$1,750	$3.18	2d	1	0.69mi
425 Oakwood St SE Unit 425 Washington, DC	3.0	2.5	1008	$3,500	$3.47	24d	1	0.69mi
1720 Trenton Pl SE Washington, DC	1.0–2.0	1.0	600	$1,335	$2.23	1d	2	0.70mi
3878 9th St SE Washington, DC	3.0	1.0	789	$2,000	$2.53	24d	1	0.72mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	15d	10	0.74mi
2942 2nd St SE Washington, DC	1.0–2.0	1.0–2.0	762	$1,539	$2.02	3d	9	0.81mi
212 Oakwood St SE Unit B2 Washington, DC	1.0	1.0	597	$1,650	$2.76	24d	1	0.81mi
215 Oakwood St SE Unit 302 Washington, DC	1.0	1.0	700	$1,080	$1.54	24d	1	0.81mi

HOA detail condo

• Monthly dues: $612 · $7,344/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $70,000 Active 323 DOM
2. 2026-06-17
   days on market $70,000 Active 322 DOM
3. 2026-06-16
   days on market $70,000 Active 321 DOM
4. 2026-06-15
   days on market $70,000 Active 320 DOM
5. 2026-06-13
   days on market $70,000 Active 318 DOM
6. 2026-06-09
   days on market $70,000 Active 314 DOM
7. 2026-06-08
   days on market $70,000 Active 313 DOM
8. 2026-06-07
   days on market $70,000 Active 312 DOM
9. 2026-06-04
   days on market $70,000 Active 309 DOM
10. 2026-06-03
    days on market $70,000 Active 308 DOM
11. 2026-06-02
    days on market $70,000 Active 307 DOM
12. 2026-06-01
    days on market $70,000 Active 306 DOM
13. 2026-05-31
    days on market $70,000 Active 305 DOM
14. 2026-05-11
    status Active
15. 2026-05-08
    historical
16. 2026-04-02
    price $70,000
17. 2025-12-02
    price $89,900
18. 2025-11-24
    status Active
19. 2025-05-29
    historical Active Under Contract
20. 2025-05-22
    price $97,000
21. 2025-04-07
    price $169,000
22. 2025-01-29
    listed $179,000 Active
23. 2019-09-26
    soldstatus $239,900
24. 2019-09-24
    soldstatus $239,900 Closed 288-char remark

    Show marketing remark (288 chars)

    Back On The Market Financing Fell Through! Spacious Renovated Lower Level Condo In Congress Heights Just Steps To The Metro, Lots Of Natural Light And A Private Entrance. Features Two Bedrooms One Bath And A Fully Renovated Table Space Kitchen. Ample Rear Parking Available. We LOVE HPAP!

25. 2019-08-04
    status Pending 288-char remark

    Show marketing remark (288 chars)

    Back On The Market Financing Fell Through! Spacious Renovated Lower Level Condo In Congress Heights Just Steps To The Metro, Lots Of Natural Light And A Private Entrance. Features Two Bedrooms One Bath And A Fully Renovated Table Space Kitchen. Ample Rear Parking Available. We LOVE HPAP!

26. 2019-07-03
    status Active 288-char remark

    Show marketing remark (288 chars)

    Back On The Market Financing Fell Through! Spacious Renovated Lower Level Condo In Congress Heights Just Steps To The Metro, Lots Of Natural Light And A Private Entrance. Features Two Bedrooms One Bath And A Fully Renovated Table Space Kitchen. Ample Rear Parking Available. We LOVE HPAP!

27. 2019-06-08
    status Active Under Contract 288-char remark

    Show marketing remark (288 chars)

    Back On The Market Financing Fell Through! Spacious Renovated Lower Level Condo In Congress Heights Just Steps To The Metro, Lots Of Natural Light And A Private Entrance. Features Two Bedrooms One Bath And A Fully Renovated Table Space Kitchen. Ample Rear Parking Available. We LOVE HPAP!

28. 2019-06-03
    historical 288-char remark

    Show marketing remark (288 chars)

    Back On The Market Financing Fell Through! Spacious Renovated Lower Level Condo In Congress Heights Just Steps To The Metro, Lots Of Natural Light And A Private Entrance. Features Two Bedrooms One Bath And A Fully Renovated Table Space Kitchen. Ample Rear Parking Available. We LOVE HPAP!

29. 2019-05-11
    price $239,900 288-char remark

    Show marketing remark (288 chars)

    Back On The Market Financing Fell Through! Spacious Renovated Lower Level Condo In Congress Heights Just Steps To The Metro, Lots Of Natural Light And A Private Entrance. Features Two Bedrooms One Bath And A Fully Renovated Table Space Kitchen. Ample Rear Parking Available. We LOVE HPAP!

30. 2019-04-18
    listed $242,500 Active 288-char remark

    Show marketing remark (288 chars)

    Back On The Market Financing Fell Through! Spacious Renovated Lower Level Condo In Congress Heights Just Steps To The Metro, Lots Of Natural Light And A Private Entrance. Features Two Bedrooms One Bath And A Fully Renovated Table Space Kitchen. Ample Rear Parking Available. We LOVE HPAP!

31. 2014-05-14
    soldstatus $1,525,000
32. 2009-10-02
    historical
33. 2009-10-02
    historical
34. 2009-08-13
    listed Active
35. 2009-08-12
    listed $154,500

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $729 · $61/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,908
• − Mortgage interest: −$3,921
• − Property taxes: −$729
• − Insurance: −$350
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − HOA: −$7,344
• − Depreciation: −$2,036
• Taxable income: $3,182
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $2,926/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

-54.7% since first listed

22 events — show timeline

• 2026-05-11 Relisted — BRIGHT MLS
• 2026-05-08 Listing Removed — BRIGHT MLS
• 2026-04-02 Price Changed $70,000 BRIGHT MLS
• 2025-12-02 Price Changed $89,900 BRIGHT MLS
• 2025-11-24 Relisted — BRIGHT MLS
• 2025-05-29 Contingent — BRIGHT MLS
• 2025-05-22 Price Changed $97,000 BRIGHT MLS
• 2025-04-07 Price Changed $169,000 BRIGHT MLS
• 2025-01-29 Listed $179,000 BRIGHT MLS
• 2019-09-26 Sold (Public Records) $239,900 Public Records
• 2019-09-24 Sold (MLS) $239,900 BRIGHT MLS
• 2019-08-04 Pending — BRIGHT MLS
• 2019-07-03 Relisted — BRIGHT MLS
• 2019-06-08 Relisted — BRIGHT MLS
• 2019-06-03 Listing Removed — BRIGHT MLS
• 2019-05-11 Price Changed $239,900 BRIGHT MLS
• 2019-04-18 Listed $242,500 BRIGHT MLS
• 2014-05-14 Sold (Public Records) $1,525,000 Public Records
• 2009-10-02 Listing Removed — BRIGHT MLS
• 2009-10-02 Delisted — MRIS
• 2009-08-13 Listed — MRIS
• 2009-08-12 Listed $154,500 BRIGHT MLS

Property tax history

-1.7%/yr

Latest (2025): $729 · -12.5% YoY. Source: county tax records.