1709 L St NE · Washington, DC 20002

$291,500

2 bd · 1.0 ba · 840 sqft · Townhouse public records · 133 Days on market

Built 1926 1,440 sqft lot Est $430k · 32% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Great rehab opportunity in Trinidad. This property presents an excellent opportunity for homebuyers or investors seeking a renovation project to create a custom home or investment property. The home requires repairs and improvements to truly shine, making it ideal for buyers with vision. Sold strictly as-is. This is a great opportunity to purchase now and complete renovations in time to enjoy the spring season in Washington, DC. Bring your contractor, tape measure, and ideas to transform this space. Conveniently located near the H Street Corridor and the National Arboretum, the property offers the perfect balance of city living and nearby green space. The location is hard to beat, with clos

Key facts

• Green space
• National arboretum
• H street corridor

Tags

• CUSTOM HOME
• INVESTMENT PROPERTY
• H STREET CORRIDOR
• NATIONAL ARBORETUM
• GREEN SPACE
• UNION MARKET

Property features AI

Finance

• Financial info: Property assessed as below average condition; Total below-grade area approximately 420; Above-grade finished area approximately 840; Unfinished below-grade area approximately 420

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Building winterized
• Construction: Brick-front construction; Other foundation type; Built (year per assessor)
• Exterior features: Brick front; Above-grade and below-grade structures noted

Interior

• Bedrooms: 2 bedrooms on the first upper level
• Bathrooms: 1 full bathroom on the first upper level
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $292k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $229k (21.3% below list).
• Recommended offer: $229k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 falling (-3.0%/yr); 548 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 $2k of loan paydown is wiped out by about $9k 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 133 days — a 12% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y ago; this cycle's ask has dropped $68k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $292k implies a 1066% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $229,359 (21.3% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.79% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $430,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 L St NE	0.00mi	2/1.0	840 (0%)	0mo	$237,000	$282	100
1171 Summit St NE	0.26mi	2/1.0	800 (-5%)	2mo	$289,000	$361	78
619 18th St NE	0.44mi	2/1.0	840 (0%)	2mo	$525,000	$625	78
1915 H St NE Ph 2	0.33mi	2/2.0	854 (+2%)	3mo	$330,000	$386	75
1227 Wylie St NE	0.55mi	2/1.0	810 (-4%)	1mo	$415,000	$512	68
700 16th St NE #2	0.36mi	2/1.5	779 (-7%)	3mo	$375,000	$481	67
1602 Isherwood St NE #3	0.56mi	2/1.0	803 (-4%)	1mo	$290,000	$361	66
1113 Holbrook Ter NE	0.51mi	2/1.5	896 (+7%)	0mo	$470,000	$525	63
1238 Queen St NE #3	0.39mi	2/1.5	748 (-11%)	1mo	$216,000	$289	61
1124 Florida Ave NE #401	0.59mi	2/2.0	895 (+6%)	2mo	$555,000	$620	56
2004 E St NE	0.54mi	2/2.0	750 (-11%)	1mo	$540,000	$720	52
730 11th St NE #203	0.71mi	2/2.0	714 (-15%)	4mo	$429,950	$602	35

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-48,206
• Equity at exit: $43,464

10-year hold

• IRR: -14.8%
• Equity multiple: 0.25×
• Total profit: $-60,955
• Equity at exit: $25,204

Cash invested: $81,620 (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 20002

• Rents YoY: -3.0%
• Active inventory: 548
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$1,529
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $93

Break-even live

Break-even rent $2,176

Max offer price $291,500

Occupancy floor 91%

Sensitivity live

Price	-10% $258	-5% $175	+0% $93	+5% $10	+10% $-72
Rent	-10% $-89	-5% $2	+0% $93	+5% $183	+10% $274
Rate	-1.0pp $239	-0.5pp $167	base $93	+0.5pp $17	+1.0pp $-60

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: $72,875
• Closing costs: $8,745
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1648 L St NE Washington, DC	2.0	1.5	912	$2,499	$2.74	25d	1	0.01mi
1629 L St NE Washington, DC	1.0	1.0	550	$1,300	$2.36	14d	1	0.05mi
1019 17th Pl NE #401 Washington, DC	2.0	2.0	975	$2,770	$2.84	12d	1	0.05mi
1122 Bladensburg Rd NE Washington, DC	1.0–2.0	1.0–2.0	793	$2,550	$3.21	25d	6	0.07mi
1144 Bladensburg Rd NE Washington, DC	1.0	1.0	550	$1,735	$3.15	25d	1	0.07mi
1012 17th Pl NE Unit 1 Washington, DC	1.0	1.0	525	$1,550	$2.95	17d	1	0.07mi
1658 K St NE #5 Washington, DC	2.0	2.0	862	$2,500	$2.90	22d	1	0.10mi
1028 Bladensburg Rd NE Washington, DC	3.0	2.0	1067	$2,800	$2.62	8d	1	0.10mi
1018 18th St NE Apt 1 Washington, DC	2.0	1.0	1100	$2,650	$2.41	22d	1	0.11mi
1730 Lang Pl NE Unit A Washington, DC	1.0	1.0	560	$1,240	$2.21	25d	1	0.12mi
1214 Bladensburg Rd NE Washington, DC	1.0	1.0	619	$2,380	$3.84	15d	10	0.12mi
1015 18th St NE Unit 3 Washington, DC	2.0	1.0	875	$2,500	$2.86	25d	1	0.14mi
1011 18th St NE Washington, DC	1.0	2.0	850	$2,200	$2.59	25d	1	0.14mi
1516 Oates St NE Unit Residence 14 Washington, DC	3.0	1.0	901	$4,200	$4.66	25d	1	0.15mi
1676 Maryland Ave NE Washington, DC	2.0	1.0–2.0	827	$2,330	$2.82	2d	1	0.15mi
1822 Maryland Ave NE Washington, DC	1.0	1.5	750	$1,329	$1.77	2d	1	0.17mi
1363 Childress St NE #1 Washington, DC	2.0	2.0	800	$2,600	$3.25	25d	1	0.17mi
1212 18th St NE Unit B Washington, DC	1.0	1.0	750	$1,599	$2.13	25d	1	0.17mi
1659 Holbrook St NE #1 Washington, DC	2.0	1.0	681	$2,250	$3.30	25d	1	0.19mi
1228 18th St NE Washington, DC	2.0	1.0	750	$1,950	$2.60	25d	1	0.19mi
1405 Staples St NE #1 Washington, DC	2.0	2.0	798	$2,250	$2.82	25d	1	0.20mi
1806 I St NE Unit 10A Washington, DC	2.0	1.0	680	$2,100	$3.09	25d	1	0.21mi
1222 18th Pl NE Unit 3 Washington, DC	2.0	1.0	900	$2,300	$2.56	25d	1	0.21mi
1222 18th Pl NE Unit 2 Washington, DC	1.0	1.0	900	$2,100	$2.33	25d	1	0.21mi
924 19th St NE Unit 3 Washington, DC	1.0	1.0	551	$1,295	$2.35	14d	1	0.21mi
1101 19th St NE Washington, DC	1.0	1.0	637	$1,570	$2.46	8d	2	0.22mi
912 19th St NE Washington, DC	1.0	1.0	700	$1,895	$2.71	3d	1	0.22mi
1241 18th St NE Washington, DC	2.0	2.0	870	$1,900	$2.18	3d	1	0.22mi
1830 I St NE #4 Washington, DC	3.0	2.0	1020	$3,295	$3.23	25d	1	0.22mi
1113 19th St NE Unit 1105 6 Washington, DC	1.0	1.0	550	$1,644	$2.99	25d	1	0.22mi
1113 19th St NE Unit 1105 3 Washington, DC	1.0	1.0	725	$1,495	$2.06	6d	1	0.22mi
1143 19th St NE Washington, DC	3.0	1.0	1024	$4,000	$3.91	25d	1	0.23mi
921 19th St NE Washington, DC	1.0	1.0	560	$1,275	$2.28	21d	1	0.24mi
1700 H St NE Washington, DC	2.0	1.0–2.0	961	$4,115	$4.28	2d	30	0.25mi
1220 19th St NE Unit 2A Washington, DC	2.0	1.0	806	$1,795	$2.23	25d	1	0.25mi
1720 H St NE Unit B Washington, DC	2.0	2.0	650	$1,795	$2.76	25d	1	0.27mi
812 18th St NE #6 Washington, DC	2.0	1.0	1000	$2,700	$2.70	25d	1	0.27mi
1722 H St NE Unit B Washington, DC	1.0	1.0	576	$1,400	$2.43	25d	1	0.27mi
1925 M St NE #4 Washington, DC	3.0	1.0	903	$4,200	$4.65	25d	1	0.28mi
851 19th St NE #3 Washington, DC	2.0	1.0	701	$2,400	$3.42	25d	1	0.28mi

Listing history 14 events

1. 2026-05-18
   status Pending
2. 2026-05-07
   historical
3. 2026-04-06
   price $291,500
4. 2026-03-17
   status Active
5. 2026-03-11
   historical
6. 2026-02-09
   price $323,500
7. 2025-12-19
   listed $359,000 Active
8. 1999-07-01
   soldstatus $25,000
9. 1999-05-30
   historical
10. 1999-04-09
    listed $29,950
11. 1996-07-29
    historical
12. 1996-07-01
    historical
13. 1995-12-12
    listed
14. 1995-10-22
    listed

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$474/yr (+$39/mo · 57.0%)

ⓘ 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 ≥106°F today · 15 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: $27,523
• − Mortgage interest: −$16,329
• − Property taxes: −$831
• − Insurance: −$1,458
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$8,480
• Taxable loss: −$3,977
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $2,066/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): 72,397
• Household income: $120,337
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3854.0

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: White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% 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: ▼ -852.61%
• Current HPI: 396.6033
• Rent YoY: ▼ -3.04%
• 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

+873.3% since first listed

14 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-07 Listing Removed — BRIGHT MLS
• 2026-04-06 Price Changed $291,500 BRIGHT MLS
• 2026-03-17 Relisted — BRIGHT MLS
• 2026-03-11 Listing Removed — BRIGHT MLS
• 2026-02-09 Price Changed $323,500 BRIGHT MLS
• 2025-12-19 Listed $359,000 BRIGHT MLS
• 1999-07-01 Sold (MLS) $25,000 MRIS
• 1999-05-30 Delisted — MRIS
• 1999-04-09 Listed $29,950 MRIS
• 1996-07-29 Delisted — MRIS
• 1996-07-01 Delisted — MRIS
• 1995-12-12 Listed — MRIS
• 1995-10-22 Listed — MRIS

Property tax history

+11.5%/yr

Latest (2025): $831 · +0.6% YoY. Source: county tax records.