None · Washington, DC 20020

$799,000

6 bd · 4.0 ba · 3,416 sqft · MultiFamily public records · 199 Days on market

Built 1936 3,920 sqft lot Est $584k · 37% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed. Building to be delivered vacant.

Key facts

• Updated kitchen
• Upgraded windows
• Completely renovated

Tags

• FULLY VACANT
• COMPLETELY RENOVATED
• UPDATED KITCHEN
• FINISHED WOOD FLOORS
• CENTRAL AIR
• UPGRADED WINDOWS

Property features AI

Finance

• Other: Units currently vacant: 4; Units furnished: none; Income includes apartment rentals; Vacancy allowance rate: 0.00
• Financial info: Property is fee simple ownership; Gross scheduled income: $89,724; Total actual rent: $89,724; Net operating income: $66,970; Operating expenses: $8,000 (includes insurance, snow removal, trash); Insurance expense: $4,000; Pest control expense: $650; Trash expense: $1,290; Water previous 12 months: $4,200; Electric previous 12 months: $720
• HOA & community: Maintenance expense noted

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Water average about $350/month; Electric average about $60/month; Hot water: natural gas and electric; Municipal trash not provided
• Home design: Detached property; 2 total levels; Historic designation; Year of major renovation: 2018 (estimated year built source)
• Construction: Composite roof; Concrete perimeter foundation; Construction includes concrete, brick, stone, vinyl siding, copper plumbing, CPVC/PVC
• Exterior features: Tidal water not present; Other structures above grade

Interior

• Bedrooms: One 2-bedroom unit and three 3-bedroom units
• Flooring: Engineered wood flooring; Laminate plank flooring
• Heating & cooling: Central heating; Forced air heating; Baseboard electric heating; Central air conditioning; Window air conditioning units
• Interior features: 19 total rooms; No basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $417/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $799k).
• Recommended offer: $703k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 5 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 $8,427/mo this rent would consume 187% 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 $6k of loan paydown is wiped out by about $24k 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 199 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y ago; this cycle's ask has dropped $90k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $435k; list at $799k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $703,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $584,136
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1722 T St SE	0.24mi	6/4.0	3,444 (+1%)	0mo	$590,000	$171	88

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-15,976
• Equity at exit: $119,133

10-year hold

• IRR: 8.6%
• Equity multiple: 1.68×
• Total profit: $152,917
• Equity at exit: $69,083

Cash invested: $223,720 (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: 31.6×

Monthly cashflow live

• Estimated rent: $8,427 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$465 /mo · $5,576/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,770
• Net cashflow: $1,670

Break-even live

Break-even rent $6,313

Max offer price $799,000

Occupancy floor 75%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$8,428
Total (4 units)			$8,427

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 Gainesville St SE Unit 1726 20020 Washington, DC	6.0	3.5	2400	$7,000	$2.92	24d	1	0.69mi
2530 Elvans Rd SE Washington, DC	7.0	3.5	2760	$8,500	$3.08	3d	1	0.85mi
2530 Elvans Rd SE Unit B Washington, DC	5.0	3.5	2760	$7,500	$2.72	7d	1	0.85mi
3012 Alabama Ave SE Washington, DC	6.0	2.0	2361	$6,800	$2.88	24d	1	1.05mi
2211 32nd Pl SE Washington, DC	7.0	3.0	2569	$8,300	$3.23	24d	1	1.21mi

Listing history 50 events

1. 2026-06-18
   days on market $799,000 Active 199 DOM
2. 2026-06-17
   days on market $799,000 Active 198 DOM
3. 2026-06-16
   days on market $799,000 Active 197 DOM
4. 2026-06-15
   days on market $799,000 Active 196 DOM
5. 2026-06-13
   days on market $799,000 Active 194 DOM
6. 2026-06-09
   days on market $799,000 Active 190 DOM
7. 2026-06-08
   days on market $799,000 Active 189 DOM
8. 2026-06-07
   days on market $799,000 Active 188 DOM
9. 2026-06-04
   days on market $799,000 Active 185 DOM
10. 2026-06-03
    days on market $799,000 Active 184 DOM
11. 2026-06-02
    days on market $799,000 Active 183 DOM
12. 2026-06-01
    days on market $799,000 Active 182 DOM
13. 2026-05-31
    days on market $799,000 Active 181 DOM
14. 2026-05-06
    price $799,000
15. 2026-04-02
    price $849,000
16. 2026-03-02
    price $869,000
17. 2025-12-01
    listed $889,000 Active
18. 2017-09-19
    soldstatus $435,000
19. 2017-09-18
    historical 308-char remark

    Show marketing remark (275 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed.

20. 2017-09-18
    historical 275-char remark

    Show marketing remark (275 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed.

21. 2017-09-18
    historical

    Show marketing remark (275 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed.

22. 2017-09-15
    soldstatus $435,000 Sold 308-char remark

    Show marketing remark (275 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed.

23. 2017-09-15
    soldstatus $435,000 Sold 275-char remark

    Show marketing remark (275 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed.

24. 2017-09-15
    soldstatus $435,000

    Show marketing remark (275 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed.

25. 2017-09-15
    soldstatus $435,000

    Show marketing remark (275 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed.

26. 2017-08-17
    status Contract 275-char remark

    Show marketing remark (308 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed. Building to be delivered vacant.

27. 2017-08-17
    status Contract 308-char remark

    Show marketing remark (308 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed. Building to be delivered vacant.

28. 2017-08-12
    listed $399,900 Active 275-char remark

    Show marketing remark (308 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed. Building to be delivered vacant.

29. 2017-08-12
    listed $399,900 Active 308-char remark

    Show marketing remark (308 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed. Building to be delivered vacant.

30. 2017-08-12
    listed $399,900

    Show marketing remark (308 chars)

    Great investment opportunity in booming Historic Anacostia. The property was originally 4 units, 2x 2bd/1ba and 2x 1bd/1ba. The top floor was converted to one unit for the owner's residence but can easily be converted back to the original format. Some renovation work needed. Building to be delivered vacant.

31. 2016-11-10
    historical
32. 2016-09-23
    status Contingent (No Kick Out)
33. 2016-09-04
    historical Contingent (Kick Out)
34. 2016-09-03
    historical Withdrawn
35. 2016-08-30
    status Active
36. 2016-08-27
    historical Contingent (Kick Out)
37. 2016-08-03
    listed Active
38. 2016-08-03
    listed $405,000
39. 2010-03-16
    historical Expired
40. 2010-03-16
    historical
41. 2009-09-24
    listed Active
42. 2009-09-24
    listed $375,000
43. 2009-06-23
    historical
44. 2009-06-23
    historical
45. 2009-04-15
    price
46. 2009-03-31
    listed
47. 2009-03-31
    listed $445,000
48. 2004-10-01
    soldstatus $200,000
49. 2004-05-05
    soldstatus $200,000
50. 2004-02-16
    historical

ⓘ 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: $5,576 · $465/mo
• Projected year-2 tax: $5,576 · $465/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 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: $101,124
• − Mortgage interest: −$44,756
• − Property taxes: −$5,576
• − Insurance: −$3,995
• − Repairs & maintenance: −$8,090
• − Management: −$8,090
• − Depreciation: −$23,244
• Taxable income: $7,373
• Est. tax owed @ 24.0%: −$1,770
• After-tax cash flow: $18,267/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

+1715.9% since first listed

39 events — show timeline

• 2026-05-06 Price Changed $799,000 BRIGHT MLS
• 2026-04-02 Price Changed $849,000 BRIGHT MLS
• 2026-03-02 Price Changed $869,000 BRIGHT MLS
• 2025-12-01 Listed $889,000 BRIGHT MLS
• 2017-09-19 Sold (Public Records) $435,000 Public Records
• 2017-09-18 Delisted — MRIS
• 2017-09-18 Delisted — MRIS
• 2017-09-18 Listing Removed — BRIGHT MLS
• 2017-09-15 Sold (MLS) $435,000 BRIGHT MLS
• 2017-09-15 Sold (MLS) $435,000 BRIGHT MLS
• 2017-09-15 Sold (MLS) $435,000 MRIS
• 2017-09-15 Sold (MLS) $435,000 MRIS
• 2017-08-17 Pending — MRIS
• 2017-08-17 Pending — MRIS
• 2017-08-12 Listed $399,900 MRIS
• 2017-08-12 Listed $399,900 MRIS
• 2017-08-12 Listed $399,900 BRIGHT MLS
• 2016-11-10 Listing Removed — BRIGHT MLS
• 2016-09-23 Pending — MRIS
• 2016-09-04 Contingent — MRIS
• 2016-09-03 Delisted — MRIS
• 2016-08-30 Relisted — MRIS
• 2016-08-27 Contingent — MRIS
• 2016-08-03 Listed — MRIS
• 2016-08-03 Listed $405,000 BRIGHT MLS
• 2010-03-16 Delisted — MRIS
• 2010-03-16 Listing Removed — BRIGHT MLS
• 2009-09-24 Listed — MRIS
• 2009-09-24 Listed $375,000 BRIGHT MLS
• 2009-06-23 Delisted — MRIS
• 2009-06-23 Listing Removed — BRIGHT MLS
• 2009-04-15 Price Changed — MRIS
• 2009-03-31 Listed — MRIS
• 2009-03-31 Listed $445,000 BRIGHT MLS
• 2004-10-01 Sold (Public Records) $200,000 Public Records
• 2004-05-05 Sold (MLS) $200,000 MRIS
• 2004-02-16 Delisted — MRIS
• 2004-02-09 Listed $200,000 MRIS
• 1979-08-27 Sold (Public Records) $44,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $5,576 · +2.9% YoY. Source: county tax records.