325 Parkland Pl SE · Washington, DC 20032

$399,000

5 bd · 4.0 ba · 2,720 sqft · MultiFamily public records · 144 Days on market

Built 1942 3,360 sqft lot Est $672k · 41% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Multi-family units

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

Listing remarks MLS

Investors this is an opportunity in exciting Congress Heights area of Washington, DC. This area in DC is going through an extraordinary transformation! At this price when you renovate you will make a significant profit. The first floor one bedroom units were combined to be one 2 bedroom unit. Easily converted back to two one bedroom units. Upper level has two one bedroom units. One unit is currently occupied on the upper level. Call today to schedule your appointment.

Key facts

• Strong rental demand
• Neighborhood growth
• Zoned ra-1

Tags

• MULTIFAMILY BUILDING
• FULLY VACANT
• ZONED RA-1
• STRONG RENTAL DEMAND
• NEIGHBORHOOD GROWTH
• LONG-TERM INVESTMENT POTENTIAL

Property features AI

Finance

• Financial info: Total of 4 residential units (multifamily); Above-grade finished area: 2,720 finished (source: Assessor); Below-grade unfinished area: 680 (source: Assessor); Improvement assessed value reported; Land assessed value reported

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: End of row townhome-style multifamily building; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures; Built year source: Assessor
• Exterior features: No tidal water

Interior

• Bedrooms: Four units total: two 2-bedroom units and two 3-bedroom units
• Heating & cooling: Hot water heating; Natural gas heat
• Interior features: Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $502/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $399k).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 9 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).
• At $5,870/mo this rent would consume 143% of the median local household income ($49k/yr) (locally 4530% 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 $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $51k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1942 — 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: 1.47% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $671,840
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Parkland Pl SE	0.02mi	4/4.0 (-1)	2,720 (0%)	2mo	$465,000	$171	92
246 Oakwood St SE	0.28mi	5/—	2,777 (+2%)	20mo	$685,000	$247	67
242 Oakwood St SE	0.29mi	4/— (-1)	2,484 (-9%)	10mo	$320,000	$129	58
15 Halley Pl SE	0.74mi	5/4.0	2,442 (-10%)	6mo	$663,000	$271	43

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.62×
• Total profit: $68,896
• Equity at exit: $59,492

10-year hold

• IRR: 24.6%
• Equity multiple: 3.22×
• Total profit: $248,573
• Equity at exit: $34,498

Cash invested: $111,720 (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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 145
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $5,870 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$372 /mo · $4,462/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,233
• Net cashflow: $2,007

Break-even live

Break-even rent $3,330

Max offer price $399,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$5,868
Total (4 units)			$5,870

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Malcolm X Ave SE Washington, DC	4.0	3.5	2052	$3,500	$1.71	24d	1	0.06mi
357 Parkland Pl SE Unit 1 Washington, DC	4.0	2.0	2400	$2,200	$0.92	24d	1	0.10mi
357 Parkland Pl SE Washington, DC	4.0	2.0	2400	$2,300	$0.96	24d	1	0.10mi
2530 Elvans Rd SE Unit B Washington, DC	5.0	3.5	2760	$7,500	$2.72	7d	1	0.85mi
911 Bellevue St SE Washington, DC	4.0	2.0	1820	$3,400	$1.87	24d	1	1.10mi
1433 Howard Rd SE Washington, DC	5.0	3.5	2000	$7,500	$3.75	18d	1	1.18mi
1722 Gainesville St SE Washington, DC	4.0	2.5	2000	$3,490	$1.75	24d	1	1.35mi
1726 Gainesville St SE Unit 1726 20020 Washington, DC	6.0	3.5	2400	$7,000	$2.92	24d	1	1.36mi
1325 Valley Pl SE Washington, DC	4.0	2.0	2138	$6,500	$3.04	24d	1	1.43mi

Listing history 28 events

1. 2026-06-18
   days on market $399,000 Active 144 DOM
2. 2026-06-17
   days on market $399,000 Active 143 DOM
3. 2026-06-16
   days on market $399,000 Active 142 DOM
4. 2026-06-15
   days on market $399,000 Active 141 DOM
5. 2026-06-13
   days on market $399,000 Active 139 DOM
6. 2026-06-09
   days on market $399,000 Active 135 DOM
7. 2026-06-08
   days on market $399,000 Active 134 DOM
8. 2026-06-07
   days on market $399,000 Active 133 DOM
9. 2026-06-04
   days on market $399,000 Active 130 DOM
10. 2026-06-03
    days on market $399,000 Active 129 DOM
11. 2026-06-02
    days on market $399,000 Active 128 DOM
12. 2026-06-01
    days on market $399,000 Active 127 DOM
13. 2026-05-31
    days on market $399,000 Active 126 DOM
14. 2026-02-26
    price $399,000
15. 2026-02-26
    status Active
16. 2026-02-10
    historical
17. 2026-01-09
    listed $450,000 Active
18. 2024-05-18
    status Pending
19. 2024-05-17
    historical
20. 2024-04-30
    listed $675,000 Active
21. 2024-04-15
    historical
22. 2022-01-26
    historical 477-char remark

    Show marketing remark (477 chars)

    Investors this is an opportunity in exciting Congress Heights area of Washington, DC. This area in DC is going through an extraordinary transformation! At this price when you renovate you will make a significant profit. The first floor one bedroom units were combined to be one 2 bedroom unit. Easily converted back to two one bedroom units. Upper level has two one bedroom units. One unit is currently occupied on the upper level. Call today to schedule your appointment.

23. 2022-01-26
    soldstatus $553,000 Closed 477-char remark

    Show marketing remark (477 chars)

    Investors this is an opportunity in exciting Congress Heights area of Washington, DC. This area in DC is going through an extraordinary transformation! At this price when you renovate you will make a significant profit. The first floor one bedroom units were combined to be one 2 bedroom unit. Easily converted back to two one bedroom units. Upper level has two one bedroom units. One unit is currently occupied on the upper level. Call today to schedule your appointment.

24. 2021-10-25
    historical Active Under Contract 477-char remark

    Show marketing remark (477 chars)

    Investors this is an opportunity in exciting Congress Heights area of Washington, DC. This area in DC is going through an extraordinary transformation! At this price when you renovate you will make a significant profit. The first floor one bedroom units were combined to be one 2 bedroom unit. Easily converted back to two one bedroom units. Upper level has two one bedroom units. One unit is currently occupied on the upper level. Call today to schedule your appointment.

25. 2021-10-15
    status Active 477-char remark

    Show marketing remark (477 chars)

    Investors this is an opportunity in exciting Congress Heights area of Washington, DC. This area in DC is going through an extraordinary transformation! At this price when you renovate you will make a significant profit. The first floor one bedroom units were combined to be one 2 bedroom unit. Easily converted back to two one bedroom units. Upper level has two one bedroom units. One unit is currently occupied on the upper level. Call today to schedule your appointment.

26. 2021-09-27
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Investors this is an opportunity in exciting Congress Heights area of Washington, DC. This area in DC is going through an extraordinary transformation! At this price when you renovate you will make a significant profit. The first floor one bedroom units were combined to be one 2 bedroom unit. Easily converted back to two one bedroom units. Upper level has two one bedroom units. One unit is currently occupied on the upper level. Call today to schedule your appointment.

27. 2021-09-25
    listed $550,000 Active 477-char remark

    Show marketing remark (477 chars)

    Investors this is an opportunity in exciting Congress Heights area of Washington, DC. This area in DC is going through an extraordinary transformation! At this price when you renovate you will make a significant profit. The first floor one bedroom units were combined to be one 2 bedroom unit. Easily converted back to two one bedroom units. Upper level has two one bedroom units. One unit is currently occupied on the upper level. Call today to schedule your appointment.

28. 1976-05-12
    soldstatus $25,000

ⓘ 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: $4,462 · $372/mo
• Projected year-2 tax: $4,462 · $372/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,440
• − Mortgage interest: −$22,350
• − Property taxes: −$4,462
• − Insurance: −$1,995
• − Repairs & maintenance: −$5,635
• − Management: −$5,635
• − Depreciation: −$11,607
• Taxable income: $18,755
• Est. tax owed @ 24.0%: −$4,501
• After-tax cash flow: $19,581/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

+1496.0% since first listed

15 events — show timeline

• 2026-02-26 Price Changed $399,000 BRIGHT MLS
• 2026-02-26 Relisted — BRIGHT MLS
• 2026-02-10 Listing Removed — BRIGHT MLS
• 2026-01-09 Listed $450,000 BRIGHT MLS
• 2024-05-18 Pending — BRIGHT MLS
• 2024-05-17 Listing Removed — BRIGHT MLS
• 2024-04-30 Listed $675,000 BRIGHT MLS
• 2024-04-15 Coming Soon — BRIGHT MLS
• 2022-01-26 Listing Removed — BRIGHT MLS
• 2022-01-26 Sold (MLS) $553,000 BRIGHT MLS
• 2021-10-25 Contingent — BRIGHT MLS
• 2021-10-15 Relisted — BRIGHT MLS
• 2021-09-27 Pending — BRIGHT MLS
• 2021-09-25 Listed $550,000 BRIGHT MLS
• 1976-05-12 Sold (Public Records) $25,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,462 · +14.2% YoY. Source: county tax records.