1801 Clydesdale Pl NW #518 · Washington, DC 20009

$149,750

None bd · 1.0 ba · 400 sqft · Condo · 37 Days on market

Built 1950 Good condition $470/mo HOA · 17% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Key facts

• $470 HOA
• Built 1950
• Listed 36 days

Property features AI

Finance

• Other: Estimated 400 finished above-grade square feet
• HOA & community: Monthly cooperative fee of $470.41; Professional management (on-site and off-site); Fee covers gas, water, sewer, trash, exterior building maintenance, common area maintenance, lawn maintenance, snow removal, taxes, management; Building amenities include common grounds, elevator, fitness center, and laundry facilities

Exterior

• Utilities: Public water; Public sewer; Electric for heating and cooling
• Home design: Mid-rise building (5–8 floors); Cooperative unit/flat; Building name: THE SAXONY CO-OPERATIVE
• Construction: Brick, block, and concrete construction; Above-grade structure
• Exterior features: Urban lot setting; Not in a federal flood zone

Interior

• Bedrooms: Entry level is on the 5th floor
• Bathrooms: One full bathroom (one full bath on main level)
• Heating & cooling: Wall unit heating; Wall unit cooling; 60+ gallon hot water tank
• Interior features: Elevator; No basement
• Laundry & utility: No in-unit washer/dryer hookup

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• Zoned schools: Capitol Hill Montessori School At Logan (424 students, 0% FRL); Luke C. Moore Hs (211 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.5%/yr); 376 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $145,257 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1950 — 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: 1.87% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.91
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.31×
• Total profit: $13,114
• Equity at exit: $22,328

10-year hold

• IRR: 14.1%
• Equity multiple: 1.94×
• Total profit: $39,290
• Equity at exit: $12,948

Cash invested: $41,930 (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 20009

• Rents YoY: -1.5%
• Active inventory: 376
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$785
• Tax est. 1.5%: −$187 /mo · $2,246/yr
• Insurance: −$62
• HOA: −$470
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $711

Break-even live

Break-even rent $1,905

Max offer price $149,750

Occupancy floor 70%

Sensitivity live

Price	-10% $814	-5% $762	+0% $711	+5% $659	+10% $607
Rent	-10% $489	-5% $600	+0% $711	+5% $822	+10% $932
Rate	-1.0pp $786	-0.5pp $749	base $711	+0.5pp $672	+1.0pp $632

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: $37,438
• Closing costs: $4,492
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1841 Columbia Rd NW Washington, DC	2.0	1.0	575	$3,455	$6.01	0d	13	0.31mi
1620 Fuller St NW Washington, DC	2.0	1.0	578	$2,860	$4.94	6d	7	0.36mi
1921 Kalorama Rd NW Washington, DC	2.0	1.0–2.0	632	$3,409	$5.39	0d	3	0.46mi
2601 16th St NW Washington, DC	2.0	1.0–2.0	711	$4,279	$6.01	0d	18	0.47mi
2800 Connecticut Ave NW Washington, DC	2.0	1.0	500	$3,100	$6.20	25d	1	0.53mi
2901 Connecticut Ave NW Washington, DC	2.0	1.0	593	$3,250	$5.48	0d	24	0.56mi
1483 Newton St NW Washington, DC	2.0	1.0	526	$2,773	$5.27	18d	5	0.69mi
1321 Fairmont St NW Washington, DC	1.0	1.0	412	$1,850	$4.48	15d	2	0.72mi
1321 Fairmont St NW Washington, DC	1.0	1.0	412	$1,900	$4.61	16d	3	0.72mi
1400 W St NW Washington, DC	2.0	1.0–2.0	664	$4,218	$6.35	0d	23	0.79mi
3636 16th St NW Washington, DC	1.0	1.0	509	$2,182	$4.29	2d	1	0.81mi
1441 U St NW Washington, DC	2.0	1.0–2.0	615	$4,049	$6.58	0d	22	0.82mi
2505 13th St NW Washington, DC	2.0	1.0	577	$3,001	$5.20	0d	7	0.83mi
1920 S St NW Washington, DC	1.0	1.0	517	$2,490	$4.82	5d	2	0.83mi
1822 15th St NW Washington, DC	1.0	1.0	531	$2,450	$4.61	0d	2	0.91mi
1716 17th St NW Washington, DC	1.0	1.0	327	$3,700	$11.30	25d	8	0.93mi
2745-2749 Ordway St NW Washington, DC	2.0	1.0	725	$2,600	$3.59	18d	1	0.95mi
1702 16th St NW Unit 3 Washington, DC	1.0	1.0	300	$1,650	$5.50	9d	1	0.99mi
1702 16th St NW Apt 6 Washington, DC	1.0	1.0	285	$1,500	$5.26	16d	1	0.99mi
3800 14th St NW Washington, DC	1.0	1.0	619	$2,110	$3.41	0d	9	1.00mi
910 Euclid St NW Washington, DC	1.0	1.0	210	$1,815	$8.64	9d	1	1.05mi
910 Euclid St NW Washington, DC	1.0	1.0	210	$1,815	$8.64	20d	1	1.05mi
1436 R St NW Washington, DC	3.0	1.0	941	$1,880	$2.00	4d	13	1.08mi
965 Florida Ave NW Washington, DC	2.0	1.0–2.0	778	$4,870	$6.26	0d	17	1.13mi
654 Girard St NW Washington, DC	2.0	1.0–2.0	568	$2,089	$3.68	25d	1	1.17mi
1727 Massachusetts Ave NW Washington, DC	1.0	1.0	554	$2,500	$4.51	20d	8	1.20mi
2147 O St NW Washington, DC	1.0	1.0	456	$2,614	$5.73	0d	5	1.21mi
625 Park Rd NW Washington, DC	1.0–2.0	1.0–2.5	373	$3,400	$9.12	6d	1	1.25mi
829 Quincy St NW Washington, DC	1.0	1.0	484	$1,893	$3.91	0d	6	1.31mi
1503 Vermont Ave NW Washington, DC	8.0	1.0–6.0	10180	$5,485	$0.54	0d	111	1.36mi
3945 Connecticut Ave NW Washington, DC	2.0	1.0–2.0	655	$3,393	$5.18	3d	14	1.36mi
2101 Wisconsin Ave NW Washington, DC	2.0	1.0–2.0	670	$4,938	$7.37	0d	19	1.46mi

HOA detail condo

• Monthly dues: $470 · $5,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $149,750 Active 37 DOM
2. 2026-06-18
   days on market $149,750 Active 34 DOM
3. 2026-06-17
   days on market $149,750 Active 33 DOM
4. 2026-06-16
   days on market $149,750 Active 32 DOM
5. 2026-06-15
   days on market $149,750 Active 31 DOM
6. 2026-06-13
   days on market $149,750 Active 29 DOM
7. 2026-06-09
   days on market $149,750 Active 25 DOM
8. 2026-06-08
   days on market $149,750 Active 24 DOM
9. 2026-06-07
   days on market $149,750 Active 23 DOM
10. 2026-06-04
    days on market $149,750 Active 20 DOM
11. 2026-06-03
    days on market $149,750 Active 19 DOM
12. 2026-06-02
    days on market $149,750 Active 18 DOM
13. 2026-06-01
    days on market $149,750 Active 17 DOM
14. 2026-05-31
    days on market $149,750 Active 16 DOM
15. 2026-05-15
    listed $149,750 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $33,655
• − Mortgage interest: −$8,388
• − Property taxes: −$2,246
• − Insurance: −$749
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − HOA: −$5,640
• − Depreciation: −$4,356
• Taxable income: $6,891
• Est. tax owed @ 24.0%: −$1,654
• After-tax cash flow: $6,875/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This multi-family unit is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through exterior painting and maintenance.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and property value.
• Rental Clean gutters — Keeps property in good condition and prevents water damage.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and property value. ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 50,150
• Household income: $146,664
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 2546.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 15% Black 15% Two or more races 14% Asian 6%
• Hispanic origin (detail): Mexican 3% Dominican 1%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, Jamaica
• Languages at home: 79% English-only · Spanish 11% Other Indo-European 4% 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: ▼ -978.09%
• Current HPI: 307.702
• Rent YoY: ▼ -1.51%
• 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

1 event — show timeline

• 2026-05-15 Listed $149,750 BRIGHT MLS