2037 38th St SE #102 · Washington, DC 20020

$90,000

1 bd · 1.0 ba · 624 sqft · Condo public records · 128 Days on market

Built 1940 $339/mo HOA · 20% of rent

---

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

This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

Key facts

• Efficient layout
• Conveniently located
• $339 HOA

Tags

• EFFICIENT LAYOUT
• IMMEDIATE RENTAL INCOME
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Condominium ownership interest; Finished living area reported by assessor
• HOA & community: Monthly condo fee of $410; Condo fee covers common area maintenance, exterior building maintenance, sewer, snow removal, trash, and water; Community amenities include common grounds

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Condominium unit in a garden-style building (1–4 floors); One story/unit entry level is 1; Unit/flat layout; Building name: Hillcrest; Pets allowed (cats and dogs)
• Construction: Brick construction; Above-grade and below-grade structures noted; Property in good condition
• Exterior features: Located in city limits; No tidal water

Interior

• Kitchen: Disposal; Refrigerator; Stove
• Bedrooms: One bedroom on the main/entry level
• Flooring: Carpet; Tile/brick
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Traditional floor plan; Galley kitchen; Formal separate dining room; Entry-level bedroom; Tub/shower
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (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 (+3.9%/yr); 296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% of the median local income ($54k/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 $622 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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.
• Current owner paid $40k; list at $90k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1940 — 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: 1.89% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.99%
• DSCR: 1.85
• GRM: 4.4

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: 12.3%
• Equity multiple: 1.50×
• Total profit: $12,523
• Equity at exit: $13,419

10-year hold

• IRR: 22.2%
• Equity multiple: 3.01×
• Total profit: $50,702
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$472
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$38
• HOA: −$339
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $399

Break-even live

Break-even rent $1,192

Max offer price $90,000

Occupancy floor 72%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 37th St SE #301 Washington, DC	2.0	1.0	644	$1,895	$2.94	24d	1	0.06mi
2057 38th St SE #301 Washington, DC	2.0	1.0	625	$1,700	$2.72	19d	1	0.06mi
3811 V St SE Washington, DC	2.0	1.0	629	$1,595	$2.54	2d	1	0.09mi
3808 W St SE #101 Washington, DC	2.0	1.0	623	$2,200	$3.53	24d	1	0.09mi
3812 W St SE #101 Washington, DC	2.0	1.0	629	$1,800	$2.86	24d	1	0.11mi
2107 Fort Davis St SE #301 Washington, DC	2.0	1.0	620	$1,700	$2.74	19d	1	0.11mi
2001 Fort Davis St SE #202 Washington, DC	2.0	1.0	614	$1,650	$2.69	24d	1	0.15mi
2115 Suitland Ter SE Washington, DC	2.0	1.0	637	$1,695	$2.66	24d	1	0.22mi
3923 Pennsylvania Ave SE #301 Washington, DC	2.0	1.0	652	$1,850	$2.84	24d	1	0.22mi
2114 Suitland Ter SE Washington, DC	2.0	1.0	650	$1,800	$2.77	24d	1	0.23mi
3956 Pennsylvania Ave SE #203 Washington, DC	2.0	1.0	636	$1,600	$2.52	7d	1	0.23mi
3935 S St SE #304 Washington, DC	2.0	1.0	735	$2,500	$3.40	24d	1	0.26mi
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,335	$1.64	3d	10	0.32mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,240	$1.61	2d	29	0.37mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,559	$1.91	1d	45	0.50mi
3101 Pennsylvania Ave SE Washington, DC	1.0	1.0	665	$1,195	$1.80	3d	1	0.67mi
1721 29th St SE Unit 1 Washington, DC	1.0	1.0	725	$1,395	$1.92	20d	1	0.78mi
4110 Suitland Rd Suitland, MD	1.0–3.0	1.0–2.0	955	$1,248	$1.31	2d	15	0.81mi
2219 Town Center Dr SE Washington, DC	1.0	1.0	668	$2,045	$3.06	5d	5	0.82mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$1,678	$2.18	1d	43	0.83mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	24d	1	0.87mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$1,535	$1.94	3d	21	0.88mi
1527 28th St SE Washington, DC	1.0	1.0	700	$1,150	$1.64	24d	1	0.95mi
3101 Naylor Rd SE Washington, DC	1.0	1.0	764	$1,325	$1.73	24d	2	0.97mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	24d	1	0.97mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	7d	4	0.97mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,585	$1.95	5d	2	0.98mi
3105 Naylor Rd SE Washington, DC	1.0	1.0	750	$1,350	$1.80	12d	1	0.98mi
1560 27th St SE Washington, DC	1.0	1.0	660	$1,100	$1.67	24d	1	0.98mi
3105 Naylor Rd SE #104 Washington, DC	1.0	1.0	715	$1,350	$1.89	24d	1	0.98mi
3107 Naylor Rd SE #301 Washington, DC	1.0	1.0	700	$1,250	$1.79	24d	1	0.98mi
3109 Naylor Rd SE Washington, DC	2.0	1.0	655	$1,904	$2.91	7d	1	0.98mi
1550 27th St SE Washington, DC	2.0	1.0	660	$1,250	$1.89	4d	1	0.98mi
1550 27th St SE Washington, DC	1.0	1.0	550	$1,100	$2.00	24d	1	0.98mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	16d	1	1.01mi
4348 Southern Ave SE Washington, DC	2.0	1.0	650	$2,300	$3.54	24d	1	1.02mi
4348 Southern Ave SE Unit Radiance Washington, DC	2.0	1.0	550	$2,200	$4.00	19d	1	1.02mi
1501 27th St SE #406 Washington, DC	1.0	1.0	598	$1,350	$2.26	14d	1	1.04mi
2419 Naylor Rd SE Washington, DC	—	1.0	580	$1,250	$2.16	24d	1	1.06mi
2843 Minnesota Ave SE Unit 1 Washington, DC	1.0	1.0	631	$1,285	$2.04	24d	1	1.07mi

HOA detail condo

• Monthly dues: $339 · $4,068/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $90,000 Active 128 DOM
2. 2026-06-17
   days on market $90,000 Active 127 DOM
3. 2026-06-16
   days on market $90,000 Active 126 DOM
4. 2026-06-15
   days on market $90,000 Active 125 DOM
5. 2026-06-13
   days on market $90,000 Active 123 DOM
6. 2026-06-09
   days on market $90,000 Active 119 DOM
7. 2026-06-08
   days on market $90,000 Active 118 DOM
8. 2026-06-07
   days on market $90,000 Active 117 DOM
9. 2026-06-04
   days on market $90,000 Active 114 DOM
10. 2026-06-03
    days on market $90,000 Active 113 DOM
11. 2026-06-02
    days on market $90,000 Active 112 DOM
12. 2026-06-01
    days on market $90,000 Active 111 DOM
13. 2026-05-31
    days on market $90,000 Active 110 DOM
14. 2026-03-19
    status Active
15. 2026-03-18
    historical Active Under Contract
16. 2026-02-09
    listed $90,000 Active
17. 2013-09-04
    soldstatus $40,000
18. 2013-08-30
    soldstatus $40,000 Sold 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

19. 2013-08-30
    soldstatus $40,000 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

20. 2013-07-18
    status Contract 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

21. 2013-07-18
    historical 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

22. 2013-07-09
    status Active 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

23. 2013-06-23
    historical Expired 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

24. 2013-05-29
    price $62,000 Active 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

25. 2013-05-29
    status Active 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

26. 2013-05-11
    status Contract 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

27. 2013-01-29
    listed $74,900 Active 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

28. 2013-01-29
    listed $62,000 74-char remark

    Show marketing remark (74 chars)

    This condo is located in Hillcrest minutes to Capitol Hill and Downtown i

29. 2013-01-15
    historical Withdrawn
30. 2013-01-14
    historical
31. 2012-12-05
    listed Active
32. 2012-12-04
    listed $75,000
33. 1991-02-13
    soldstatus $50,000

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $20,365
• − Mortgage interest: −$5,041
• − Property taxes: −$1,120
• − Insurance: −$450
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$4,068
• − Depreciation: −$2,618
• Taxable income: $3,809
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $3,872/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

+80.0% since first listed

20 events — show timeline

• 2026-03-19 Relisted — BRIGHT MLS
• 2026-03-18 Contingent — BRIGHT MLS
• 2026-02-09 Listed $90,000 BRIGHT MLS
• 2013-09-04 Sold (Public Records) $40,000 Public Records
• 2013-08-30 Sold (MLS) $40,000 BRIGHT MLS
• 2013-08-30 Sold (MLS) $40,000 MRIS
• 2013-07-18 Pending — MRIS
• 2013-07-18 Listing Removed — BRIGHT MLS
• 2013-07-09 Relisted — MRIS
• 2013-06-23 Delisted — MRIS
• 2013-05-29 Relisted — MRIS
• 2013-05-29 Price Changed $62,000 MRIS
• 2013-05-11 Pending — MRIS
• 2013-01-29 Listed $74,900 MRIS
• 2013-01-29 Listed $62,000 BRIGHT MLS
• 2013-01-15 Delisted — MRIS
• 2013-01-14 Listing Removed — BRIGHT MLS
• 2012-12-05 Listed — MRIS
• 2012-12-04 Listed $75,000 BRIGHT MLS
• 1991-02-13 Sold (Public Records) $50,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,120 · +3.2% YoY. Source: county tax records.