4717 1st St SW #302 · Washington, DC 20032

$25,000

1 bd · 1.0 ba · 602 sqft · Condo public records · 61 Days on market

Built 1949 $892/mo HOA · 62% of rent ↓ 51% since listing

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Recently (2023) renovated unit- sold subject to non-paying tenant's lease. Owner doesn't want to go through the eviction process so choosing to sell instead. Buyer may have to purchase sight- unseen. Seller just wants to be done with it.

Key facts

• $892 HOA
• Parking
• Built 1949

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $25k.

Deal economics

• At list price, monthly cash flow is $67 ($805/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 62% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
9. 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.
10. 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.
11. 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: 5.75% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 1.4

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: 7.5%
• Equity multiple: 1.31×
• Total profit: $2,195
• Equity at exit: $3,728

10-year hold

• IRR: 21.0%
• Equity multiple: 3.23×
• Total profit: $15,606
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$131
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$10
• HOA: −$892
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $67

Break-even live

Break-even rent $1,354

Max offer price $25,000

Occupancy floor 90%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	24d	1	0.00mi
4725 1st St SW #102 Washington, DC	2.0	1.0	580	$1,850	$3.19	24d	1	0.01mi
4729 1st St SW #202 Washington, DC	2.0	1.0	589	$1,650	$2.80	24d	1	0.04mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	24d	1	0.06mi
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$1,249	$1.31	2d	10	0.14mi
57 Galveston St SW Washington, DC	1.0–2.0	1.0	650	$1,199	$1.84	4d	5	0.15mi
19 Galveston Pl SW #202 Washington, DC	1.0	1.0	700	$1,400	$2.00	24d	1	0.18mi
4660 Martin Luther King Jr Ave SW Washington, DC	1.0–2.0	1.0–2.0	827	$1,399	$1.69	2d	11	0.23mi
61 Forrester St SW Unit 104 Washington, DC	2.0	1.0	639	$1,700	$2.66	24d	1	0.23mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,199	$1.59	24d	10	0.24mi
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	24d	1	0.24mi
141 Galveston Pl SW Washington, DC	1.0	1.0	650	$1,100	$1.69	24d	1	0.33mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.33mi
21 Chesapeake St SE Washington, DC	2.0	1.0	670	$1,250	$1.87	19d	1	0.42mi
205 Elmira St SW Washington, DC	1.0–2.0	1.0	705	$1,235	$1.75	24d	5	0.45mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$1,392	$1.78	13d	1	0.58mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,300	$1.72	3d	2	0.62mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	24d	1	0.69mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	18d	1	0.71mi
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	3d	1	0.72mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	24d	1	0.74mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	2d	65	0.77mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.78mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	24d	1	0.78mi
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	24d	1	0.79mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.80mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	3d	1	0.81mi
1002 Kennebec St Oxon Hill, MD	1.0–2.0	1.0–1.5	871	$1,395	$1.60	1d	12	0.83mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,299	$1.98	24d	10	0.86mi
3730 Martin Luther King Jr Ave SE Washington, DC	2.0	1.0	475	$1,138	$2.39	1d	2	0.92mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	15d	10	1.02mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	24d	1	1.07mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,410	$2.25	1d	64	1.08mi
3429 5th St SE #42 Washington, DC	1.0	1.0	702	$1,395	$1.99	13d	1	1.17mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,274	$1.85	2d	25	1.28mi
1120 Trenton Pl SE Washington, DC	1.0–2.0	1.0	715	$1,275	$1.78	10d	3	1.49mi

HOA detail condo

• Monthly dues: $892 · $10,704/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-01-07
   status Pending
2. 2025-11-07
   listed $25,000 Active
3. 2018-06-05
   soldstatus $38,000
4. 2015-03-01
   historical
5. 2015-02-24
   status Active
6. 2015-02-24
   historical
7. 2015-02-03
   historical Temporarily Off-Market
8. 2015-01-22
   price
9. 2014-12-04
   price
10. 2014-09-16
    listed Active
11. 2014-09-16
    listed $32,049
12. 2008-09-03
    historical
13. 2008-06-14
    status
14. 2008-06-03
    historical
15. 2008-04-22
    price
16. 2008-01-07
    listed
17. 2007-10-13
    historical
18. 2007-04-24
    listed
19. 1994-03-24
    soldstatus $50,900

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $429 · $36/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 6/10 Major FEMA zone X (unshaded) · 75% 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 21% 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: $17,261
• − Mortgage interest: −$1,400
• − Property taxes: −$429
• − Insurance: −$125
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − HOA: −$10,704
• − Depreciation: −$727
• Taxable income: $1,113
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $537/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

-50.9% since first listed

19 events — show timeline

• 2026-01-07 Pending — BRIGHT MLS
• 2025-11-07 Listed $25,000 BRIGHT MLS
• 2018-06-05 Sold (Public Records) $38,000 Public Records
• 2015-03-01 Delisted — MRIS
• 2015-02-24 Relisted — MRIS
• 2015-02-24 Listing Removed — BRIGHT MLS
• 2015-02-03 Delisted — MRIS
• 2015-01-22 Price Changed — MRIS
• 2014-12-04 Price Changed — MRIS
• 2014-09-16 Listed — MRIS
• 2014-09-16 Listed $32,049 BRIGHT MLS
• 2008-09-03 Delisted — MRIS
• 2008-06-14 Relisted — MRIS
• 2008-06-03 Delisted — MRIS
• 2008-04-22 Price Changed — MRIS
• 2008-01-07 Listed — MRIS
• 2007-10-13 Delisted — MRIS
• 2007-04-24 Listed — MRIS
• 1994-03-24 Sold (Public Records) $50,900 Public Records

Property tax history

-5.4%/yr

Latest (2025): $429 · -2.3% YoY. Source: county tax records.