2323 Green St SE · Washington, DC 20020

$750,000

4 bd · 4.0 ba · 2,888 sqft · MultiFamily public records · 25 Days on market

Built 1942 6,305 sqft lot Est $690k · 9% over

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.7/5.0
• ARV discount +3.6/15.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

REDUCED $14,000.INVESTORS DELIGHT. 2 UNIT BLDG WITH 2 5 BR APTS. YES, 2 5 BED ROOM APTS WITH 2 BATHS IN EACH UNIT. RENOVATED WITH NEW AC, KITCHENS, BATHS, FLOORING, WINDOWS, AND PRIVACY FENCE. SEPERATELY METERED FOR ELECTRIC AND GAS. CALL DANNY 202 3309090

Key facts

• 6,305 sq ft lot
• Built 1942
• Listed 25 days

Property features AI

Finance

• Financial info: Improvement assessed value noted; Land assessed value noted; Tax assessed value and annual tax recorded (details available)

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Public septic; Electrical service and other utilities implied (details not provided)
• Home design: Multi-unit property with 4 total units; Fee simple ownership
• Construction: Brick exterior; Above-grade finished area approximately 2,888 (assessor source)
• Exterior features: Brick construction; No tidal water on the lot

Interior

• Bedrooms: Four 3-bedroom units
• Heating & cooling: Central air conditioning; Heating type listed as 'Other' with 'Other' fuel
• Interior features: All four units above grade (no below-grade finished area noted)

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $750k).
• Recommended offer: $739k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 rising (+3.9%/yr); 296 active listings in the ZIP; 15 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 $10,234/mo this rent would consume 227% 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 $5k of loan paydown is wiped out by about $22k 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 $210k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 33y 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 $430k; list at $750k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $738,750 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.33%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $690,232
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 17th St SE	0.66mi	4/—	2,720 (-6%)	3mo	$492,500	$181	58
2719 Fort Baker Dr SE	0.74mi	5/3.0 (+1)	2,804 (-3%)	19mo	$670,000	$239	36

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $102,677
• Equity at exit: $111,827

10-year hold

• IRR: 21.7%
• Equity multiple: 2.92×
• Total profit: $403,518
• Equity at exit: $64,846

Cash invested: $210,000 (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 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $10,234 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$457 /mo · $5,484/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,149
• Net cashflow: $3,382

Break-even live

Break-even rent $5,953

Max offer price $750,000

Occupancy floor 62%

Sensitivity live

Price	-10% $3,807	-5% $3,595	+0% $3,382	+5% $3,170	+10% $2,958
Rent	-10% $2,574	-5% $2,978	+0% $3,382	+5% $3,787	+10% $4,191
Rate	-1.0pp $3,760	-0.5pp $3,573	base $3,382	+0.5pp $3,188	+1.0pp $2,990

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	1	$10,234
Total (2 units)			$10,234

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 West St SE Unit 1 Washington, DC	3.0	2.5	2100	$3,300	$1.57	3d	1	0.14mi
1325 Valley Pl SE Washington, DC	4.0	2.0	2138	$6,500	$3.04	25d	1	0.34mi
1433 Howard Rd SE Washington, DC	5.0	3.5	2000	$7,500	$3.75	20d	1	0.41mi
1722 Gainesville St SE Washington, DC	4.0	2.5	2000	$3,490	$1.75	25d	1	0.47mi
2390 Elvans Rd SE Washington, DC	3.0	2.5	2176	$3,190	$1.47	8d	1	0.54mi
1516 18th St SE Washington, DC	3.0	2.0	1941	$3,200	$1.65	25d	1	0.68mi
2520 Elvans Rd SE Washington, DC	3.0	2.5	2760	$3,800	$1.38	25d	1	0.69mi
2530 Elvans Rd SE Unit B Washington, DC	5.0	3.5	2760	$7,500	$2.72	8d	1	0.71mi
2320 Minnesota Ave SE Washington, DC	3.0	3.5	2052	$3,150	$1.54	25d	1	0.90mi
3010 V Pl SE Washington, DC	4.0	3.0	2232	$3,500	$1.57	25d	1	0.98mi
2121 32nd Pl SE Unit Main Washington, DC	3.0	3.0	3100	$5,500	$1.77	23d	1	1.15mi
1205 30th St SE Washington, DC	3.0	1.0	3480	$1,750	$0.50	25d	1	1.29mi
2928 Nelson Pl SE Unit 1 Washington, DC	3.0	1.0	2720	$2,300	$0.85	25d	1	1.30mi
1354 Pennsylvania Ave SE Washington, DC	3.0	2.5	3200	$4,500	$1.41	8d	1	1.31mi
1016 G St SE Washington, DC	3.0	2.5	2277	$6,000	$2.64	25d	1	1.45mi

Listing history 20 events

1. 2026-05-31
   days on market $750,000 Active 25 DOM
2. 2026-05-06
   listed $750,000 Active
3. 2026-03-30
   historical
4. 2026-03-12
   price $825,000
5. 2026-03-12
   status Active
6. 2026-02-19
   historical Active Under Contract
7. 2026-01-07
   listed $900,000 Active
8. 2007-03-05
   soldstatus $430,000
9. 2007-03-02
   soldstatus $430,000 256-char remark

   Show marketing remark (256 chars)

   REDUCED $14,000.INVESTORS DELIGHT. 2 UNIT BLDG WITH 2 5 BR APTS. YES, 2 5 BED ROOM APTS WITH 2 BATHS IN EACH UNIT. RENOVATED WITH NEW AC, KITCHENS, BATHS, FLOORING, WINDOWS, AND PRIVACY FENCE. SEPERATELY METERED FOR ELECTRIC AND GAS. CALL DANNY 202 3309090

10. 2007-01-25
    historical 256-char remark

    Show marketing remark (256 chars)

    REDUCED $14,000.INVESTORS DELIGHT. 2 UNIT BLDG WITH 2 5 BR APTS. YES, 2 5 BED ROOM APTS WITH 2 BATHS IN EACH UNIT. RENOVATED WITH NEW AC, KITCHENS, BATHS, FLOORING, WINDOWS, AND PRIVACY FENCE. SEPERATELY METERED FOR ELECTRIC AND GAS. CALL DANNY 202 3309090

11. 2007-01-08
    listed $445,000 256-char remark

    Show marketing remark (256 chars)

    REDUCED $14,000.INVESTORS DELIGHT. 2 UNIT BLDG WITH 2 5 BR APTS. YES, 2 5 BED ROOM APTS WITH 2 BATHS IN EACH UNIT. RENOVATED WITH NEW AC, KITCHENS, BATHS, FLOORING, WINDOWS, AND PRIVACY FENCE. SEPERATELY METERED FOR ELECTRIC AND GAS. CALL DANNY 202 3309090

12. 2006-08-16
    historical
13. 2006-08-10
    listed
14. 2004-07-19
    soldstatus $135,000
15. 1999-01-25
    soldstatus $125,000
16. 1998-06-28
    soldstatus $25,000
17. 1998-04-07
    historical
18. 1998-03-17
    listed $23,500
19. 1995-12-28
    historical
20. 1993-04-29
    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: $5,484 · $457/mo
• Projected year-2 tax: $5,484 · $457/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 20% 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: $122,808
• − Mortgage interest: −$42,012
• − Property taxes: −$5,484
• − Insurance: −$3,750
• − Repairs & maintenance: −$9,825
• − Management: −$9,825
• − Depreciation: −$21,818
• Taxable income: $30,095
• Est. tax owed @ 24.0%: −$7,223
• After-tax cash flow: $33,365/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

+3091.5% since first listed

19 events — show timeline

• 2026-05-06 Listed $750,000 BRIGHT MLS
• 2026-03-30 Listing Removed — BRIGHT MLS
• 2026-03-12 Price Changed $825,000 BRIGHT MLS
• 2026-03-12 Relisted — BRIGHT MLS
• 2026-02-19 Contingent — BRIGHT MLS
• 2026-01-07 Listed $900,000 BRIGHT MLS
• 2007-03-05 Sold (Public Records) $430,000 Public Records
• 2007-03-02 Sold (MLS) $430,000 MRIS
• 2007-01-25 Delisted — MRIS
• 2007-01-08 Listed $445,000 MRIS
• 2006-08-16 Delisted — MRIS
• 2006-08-10 Listed — MRIS
• 2004-07-19 Sold (Public Records) $135,000 Public Records
• 1999-01-25 Sold (Public Records) $125,000 Public Records
• 1998-06-28 Sold (MLS) $25,000 MRIS
• 1998-04-07 Delisted — MRIS
• 1998-03-17 Listed $23,500 MRIS
• 1995-12-28 Delisted — MRIS
• 1993-04-29 Listed — MRIS

Property tax history

+3.4%/yr

Latest (2025): $5,484 · +1.2% YoY. Source: county tax records.