709 Brandywine St SE #302 · Washington, DC 20032

$85,000

1 bd · 1.0 ba · 567 sqft · Condo public records · 45 Days on market

Built 1953 $443/mo HOA · 32% of rent ↓ 43% since listing

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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 +23.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Listing remarks

GREAT VALUE!! Great investment property or owner-occupant purchase! Whether a seasoned investor or just starting out, this updated 1-bedroom condo located in Congress Heights is warm and cozy with an in-unit washer and dryer. Current tenant wishes to continue tenancy in this cashflowing unit. Property can be delivered vacant for an owner-occupant. Annual unit maintenance is in progress. Not FHA or VA approved. Refrigerator and washe/dryer unit have been updated within the past two years. Shown photos were taken before current tenancy. Public transportation is just outside and both the Congress Heights and the Southern Avenue Metro Stations are less than 2 miles away. Multiple athletic and e

Key facts

• $443 HOA
• Built 1953
• Listed 44 days

Property features AI

Finance

• Other: Property manager present
• Financial info: Total actual rent reported: $15,900
• HOA & community: Monthly condo fee of $443.74; Professional off-site management; Condo fees include common area maintenance, exterior building maintenance, insurance, lawn maintenance, management, reserves, sewer, snow removal, trash, and water

Exterior

• Parking: On-street parking available; Parking lot available
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry located on level 3
• Construction: Brick construction; Above-grade and below-grade structures noted; Year of major renovation/effective year: 2006 (year built estimated)
• Exterior features: Not in a federal flood zone; Pets allowed on a case-by-case basis; Common grounds and fencing in community

Interior

• Kitchen: Galley-style kitchen
• Bedrooms: One bedroom on main level
• Flooring: Carpet
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning (electric)
• Interior features: Carpeted areas; Combination dining and living area; Flat ceilings; Traditional floor plan; Galley kitchen layout
• Laundry & utility: Stacked washer/dryer in unit; Washer and dryer located in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% 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 $588 of loan paydown is wiped out by about $3k 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 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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

• Watch-outs: HOA is 32% of rent; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1953 — 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. 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 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: 1.64% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 5.1

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,483
• Equity at exit: $12,674

10-year hold

• IRR: 8.7%
• Equity multiple: 1.71×
• Total profit: $16,973
• Equity at exit: $7,349

Cash invested: $23,800 (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: 146
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$446
• Tax from tax record: −$22 /mo · $262/yr
• Insurance: −$35
• HOA: −$443
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $152

Break-even live

Break-even rent $1,197

Max offer price $85,000

Occupancy floor 84%

Sensitivity live

Price	-10% $200	-5% $176	+0% $152	+5% $128	+10% $104
Rent	-10% $42	-5% $97	+0% $152	+5% $207	+10% $262
Rate	-1.0pp $195	-0.5pp $174	base $152	+0.5pp $130	+1.0pp $108

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	5d	1	0.01mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	20d	1	0.01mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	25d	1	0.03mi
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	25d	1	0.07mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	5d	1	0.09mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	25d	1	0.10mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	25d	1	0.10mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	25d	1	0.14mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	0d	65	0.19mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	16d	10	0.30mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,300	$1.72	5d	2	0.30mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	25d	1	0.35mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,299	$1.98	25d	10	0.49mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	25d	1	0.54mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,412	$2.25	0d	53	0.57mi
21 Chesapeake St SE Washington, DC	2.0	1.0	670	$1,250	$1.87	21d	1	0.58mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,199	$1.59	0d	9	0.58mi
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	25d	1	0.65mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	25d	1	0.66mi
3429 5th St SE #42 Washington, DC	1.0	1.0	702	$1,395	$1.99	15d	1	0.66mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$1,392	$1.78	15d	1	0.67mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	25d	1	0.70mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,274	$1.85	4d	25	0.71mi
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	25d	1	0.72mi
4725 1st St SW #102 Washington, DC	2.0	1.0	580	$1,850	$3.19	25d	1	0.72mi
3730 Martin Luther King Jr Ave SE Washington, DC	2.0	1.0	650	$1,295	$1.99	0d	1	0.73mi
1002 Kennebec St Oxon Hill, MD	3.0	1.0–2.0	771	$1,415	$1.83	0d	1	0.74mi
4729 1st St SW #202 Washington, DC	2.0	1.0	589	$1,650	$2.80	25d	1	0.74mi
61 Forrester St SW Unit 104 Washington, DC	2.0	1.0	639	$1,700	$2.66	25d	1	0.77mi
19 Galveston Pl SW #202 Washington, DC	1.0	1.0	700	$1,400	$2.00	25d	1	0.77mi
57 Galveston St SW Washington, DC	1.0–2.0	1.0	650	$1,199	$1.84	5d	5	0.80mi
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$1,249	$1.31	0d	11	0.84mi
3320 11th Pl SE Washington, DC	1.0	1.0	750	$1,198	$1.60	25d	1	0.86mi
141 Galveston Pl SW Washington, DC	1.0	1.0	650	$1,100	$1.69	25d	1	0.92mi
4660 Martin Luther King Jr Ave SW Washington, DC	1.0–2.0	1.0–2.0	827	$1,399	$1.69	4d	11	0.93mi
3325 13th St SE Unit 10 Washington, DC	2.0	1.0	750	$1,750	$2.33	25d	1	0.93mi
1300 Congress St SE Unit 10 Washington, DC	2.0	1.0	625	$1,799	$2.88	23d	1	0.94mi
3321 13th St SE Unit 3 Washington, DC	2.0	1.0	703	$1,750	$2.49	25d	1	0.94mi
1310 Congress St SE Washington, DC	1.0	1.0	518	$1,150	$2.22	25d	1	0.95mi
205 Elmira St SW Washington, DC	1.0–2.0	1.0	705	$1,235	$1.75	25d	5	0.97mi

HOA detail condo

• Monthly dues: $443 · $5,316/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $85,000 Active 45 DOM
2. 2026-06-18
   days on market $85,000 Active 42 DOM
3. 2026-06-17
   days on market $85,000 Active 41 DOM
4. 2026-06-16
   days on market $85,000 Active 40 DOM
5. 2026-06-15
   days on market $85,000 Active 39 DOM
6. 2026-06-13
   days on market $85,000 Active 37 DOM
7. 2026-06-09
   days on market $85,000 Active 33 DOM
8. 2026-06-08
   days on market $85,000 Active 32 DOM
9. 2026-06-07
   days on market $85,000 Active 31 DOM
10. 2026-06-04
    days on market $85,000 Active 28 DOM
11. 2026-06-03
    days on market $85,000 Active 27 DOM
12. 2026-06-02
    days on market $85,000 Active 26 DOM
13. 2026-06-01
    days on market $85,000 Active 25 DOM
14. 2026-05-31
    days on market $85,000 Active 24 DOM
15. 2026-05-08
    listed $85,000 Active
16. 2026-05-07
    historical $85,000
17. 2025-07-30
    historical
18. 2025-07-10
    price $108,000
19. 2025-05-19
    price $110,000
20. 2025-04-18
    listed $117,000 Active
21. 2025-04-13
    historical
22. 2023-02-15
    historical
23. 2023-01-05
    price $114,997
24. 2022-10-08
    listed $129,997 Active
25. 2007-04-26
    soldstatus $149,900
26. 2007-03-11
    historical
27. 2006-11-15
    listed $149,900

ⓘ 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: $262 · $22/mo
• Projected year-2 tax: $390 · $33/mo
• Expected delta: +$128/yr (+$11/mo · 48.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,682
• − Mortgage interest: −$4,761
• − Property taxes: −$262
• − Insurance: −$425
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − HOA: −$5,316
• − Depreciation: −$2,473
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $1,640/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

-43.3% since first listed

13 events — show timeline

• 2026-05-08 Listed $85,000 BRIGHT MLS
• 2026-05-07 Coming Soon $85,000 BRIGHT MLS
• 2025-07-30 Listing Removed — BRIGHT MLS
• 2025-07-10 Price Changed $108,000 BRIGHT MLS
• 2025-05-19 Price Changed $110,000 BRIGHT MLS
• 2025-04-18 Listed $117,000 BRIGHT MLS
• 2025-04-13 Coming Soon — BRIGHT MLS
• 2023-02-15 Listing Removed — BRIGHT MLS
• 2023-01-05 Price Changed $114,997 BRIGHT MLS
• 2022-10-08 Listed $129,997 BRIGHT MLS
• 2007-04-26 Sold (MLS) $149,900 MRIS
• 2007-03-11 Delisted — MRIS
• 2006-11-15 Listed $149,900 MRIS

Property tax history

-5.6%/yr

Latest (2025): $262 · -13.5% YoY. Source: county tax records.