2712 Sherman Ave NW · Washington, DC 20001

$199,999

4 bd · 1.5 ba · 1,904 sqft · SingleFamily public records · 42 Days on market

Built 1905 3,000 sqft lot

---

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
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Potential for possible condo conversion- sold in "as is" condition- could also become a fine renovated single family residence.

Key facts

• 3,000 sq ft lot
• Built 1905
• Listed 42 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Brick construction
• Construction: Brick construction materials; Other foundation details; Other above- and below-grade structures; Finished above-grade area reported by assessor; Unfinished below-grade area reported by assessor
• Exterior features: No tidal water

Interior

• Bedrooms: Four bedrooms on the first upper level; One bedroom on the main level
• Bathrooms: Three full bathrooms overall; Two full bathrooms on the first upper level; One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Hot water heating; Other heating fuel; Other cooling fuel; Other hot water source
• Interior features: Finished above-grade living area per assessor; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: Tubman Es (540 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 (-0.8%/yr); 377 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• This rent runs 42% of the median local income ($138k/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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask is 3475% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; flood insurance adds $56/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.40% ✓
• Cap rate: 18.02%
• Cash-on-cash: 41.87%
• DSCR: 2.86
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $803,488
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1452 Fairmont St NW Unit C	0.43mi	3/2.0 (-1)	1,719 (-10%)	18mo	$364,000	$212	42
1420 Newton St NW	0.62mi	5/2.0 (+1)	1,720 (-10%)	17mo	$725,000	$422	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.34×
• Total profit: $74,815
• Equity at exit: $29,821

10-year hold

• IRR: 38.3%
• Equity multiple: 4.00×
• Total profit: $167,998
• Equity at exit: $17,292

Cash invested: $56,000 (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 20001

• Rents YoY: -0.8%
• Active inventory: 377
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $4,807 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$711 /mo · $8,532/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,009
• Net cashflow: $1,899

Break-even live

Break-even rent $2,403

Max offer price $199,999

Occupancy floor 56%

Sensitivity live

Price	-10% $2,012	-5% $1,955	+0% $1,899	+5% $1,842	+10% $1,785
Rent	-10% $1,519	-5% $1,709	+0% $1,899	+5% $2,088	+10% $2,278
Rate	-1.0pp $1,999	-0.5pp $1,949	base $1,899	+0.5pp $1,847	+1.0pp $1,794

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2712 Sherman Ave NW Washington, DC	5.0	3.5	1904	$5,400	$2.84	26d	1	0.02mi
787 Fairmont St NW Washington, DC	4.0	2.5	2350	$4,950	$2.11	20d	1	0.03mi
2707 11th St NW Washington, DC	3.0	1.0	2223	$2,999	$1.35	26d	1	0.04mi
1004 Girard St NW Washington, DC	3.0	3.5	1764	$4,800	$2.72	26d	1	0.05mi
1017 Euclid St NW #1 Washington, DC	5.0	2.0	2048	$6,999	$3.42	26d	1	0.05mi
763 Girard St NW Washington, DC	3.0	2.5	1300	$3,950	$3.04	9d	1	0.09mi
2533 11th St NW Washington, DC	3.0	2.5	2220	$4,000	$1.80	13d	1	0.12mi
738 Gresham Pl NW Washington, DC	5.0	3.0	2166	$5,500	$2.54	26d	1	0.14mi
733 Gresham Pl NW Washington, DC	5.0	2.0	1384	$4,995	$3.61	26d	1	0.16mi
2717 13th St NW Unit B Washington, DC	4.0	3.5	2127	$5,600	$2.63	26d	1	0.18mi
1113 Clifton St NW Washington, DC	4.0	2.5	2076	$5,700	$2.75	26d	1	0.19mi
636 Columbia Rd NW Washington, DC	5.0	2.5	2070	$4,900	$2.37	26d	1	0.30mi
636 Columbia Rd NW Washington, DC	4.0	2.5	2070	$4,900	$2.37	17d	1	0.30mi
1028 Kenyon St NW Washington, DC	5.0	3.5	1800	$5,395	$3.00	20d	1	0.32mi
3116 13th St NW Washington, DC	3.0	1.0	1678	$2,850	$1.70	9d	1	0.36mi
517 Columbia Rd NW Washington, DC	4.0	2.5	1350	$4,950	$3.67	20d	1	0.41mi
2228 13th St NW #3 Washington, DC	3.0	2.5	1305	$6,200	$4.75	26d	1	0.41mi
520 Irving St NW Washington, DC	5.0	3.5	2600	$6,700	$2.58	3d	1	0.42mi
636 Lamont St NW Washington, DC	3.0	2.5	1250	$3,600	$2.88	21d	1	0.46mi
1227 V St NW Washington, DC	3.0	2.5	1674	$5,550	$3.32	4d	1	0.50mi
1315 Park Rd NW #22 Washington, DC	3.0	2.0	1800	$4,444	$2.47	7d	1	0.50mi
2016 10th St NW Washington, DC	3.0	3.0	1656	$4,500	$2.72	20d	1	0.51mi
752 Park Rd NW Washington, DC	3.0	2.5	1920	$3,595	$1.87	26d	1	0.53mi
447 Lamont St NW Washington, DC	5.0	2.5	2000	$5,600	$2.80	7d	1	0.56mi
1915 11th St NW Washington, DC	3.0	2.0	1750	$4,650	$2.66	26d	1	0.60mi
909 T St NW Washington, DC	4.0	2.5	2500	$6,100	$2.44	9d	1	0.64mi
3613 New Hampshire Ave NW Washington, DC	4.0	2.0	1400	$3,800	$2.71	26d	1	0.65mi
3552 Warder St NW #1 Washington, DC	3.0	2.5	1500	$3,750	$2.50	22d	1	0.66mi
3552 Warder St NW Washington, DC	3.0	3.0	1240	$3,995	$3.22	26d	1	0.66mi
1837 11th St NW Washington, DC	3.0	2.0	1563	$4,500	$2.88	0d	1	0.67mi
1005 Otis Pl NW Washington, DC	4.0	2.0	1600	$1,125	$0.70	26d	1	0.68mi
1920 6th St NW Washington, DC	3.0	2.5	1928	$5,500	$2.85	20d	1	0.68mi
613 Florida Ave NW #2 Washington, DC	3.0	2.0	2400	$4,600	$1.92	6d	1	0.69mi
138 Bryant St NW Washington, DC	4.0	2.0	1809	$3,750	$2.07	22d	1	0.74mi
1936 15th St NW Unit 1055 Washington, DC	3.0	3.0	1800	$3,610	$2.01	4d	1	0.74mi
1805 9th St NW Washington, DC	3.0	2.5	1800	$4,995	$2.77	23d	1	0.75mi
1944 3rd St NW Washington, DC	3.0	2.5	2124	$4,195	$1.98	26d	1	0.75mi
237 Elm St NW Washington, DC	3.0	1.5	1484	$3,100	$2.09	26d	1	0.76mi
1358 Parkwood Pl NW Washington, DC	3.0	1.0	1280	$4,500	$3.52	9d	1	0.77mi
1307 S St NW Washington, DC	3.0	3.5	2450	$7,500	$3.06	26d	1	0.77mi

Listing history 31 events

1. 2026-06-21
   days on market $199,999 Active 42 DOM
2. 2026-06-18
   days on market $199,999 Active 39 DOM
3. 2026-06-17
   days on market $199,999 Active 38 DOM
4. 2026-06-16
   days on market $199,999 Active 37 DOM
5. 2026-06-15
   days on market $199,999 Active 36 DOM
6. 2026-06-13
   days on market $199,999 Active 34 DOM
7. 2026-06-09
   days on market $199,999 Active 30 DOM
8. 2026-06-08
   days on market $199,999 Active 29 DOM
9. 2026-06-07
   days on market $199,999 Active 28 DOM
10. 2026-06-04
    days on market $199,999 Active 25 DOM
11. 2026-06-03
    days on market $199,999 Active 24 DOM
12. 2026-06-02
    days on market $199,999 Active 23 DOM
13. 2026-06-01
    days on market $199,999 Active 22 DOM
14. 2026-05-31
    days on market $199,999 Active 21 DOM
15. 2026-05-27
    price $199,999
16. 2026-05-27
    status Active
17. 2026-04-23
    historical
18. 2026-04-16
    price $5,400
19. 2026-04-10
    listed $5,595
20. 2026-04-07
    listed $699,900 Active
21. 2026-04-02
    historical $699,900
22. 2014-01-24
    soldstatus $650,000
23. 2011-08-22
    soldstatus $340,000
24. 2011-08-16
    soldstatus $340,000 Sold 137-char remark

    Show marketing remark (137 chars)

    Potential for possible condo conversion- sold in "as is" condition- could also become a fine renovated single family residence.

25. 2011-08-16
    soldstatus $340,000 137-char remark

    Show marketing remark (137 chars)

    Potential for possible condo conversion- sold in "as is" condition- could also become a fine renovated single family residence.

26. 2011-06-13
    status Contingent (No Kick Out) 137-char remark

    Show marketing remark (137 chars)

    Potential for possible condo conversion- sold in "as is" condition- could also become a fine renovated single family residence.

27. 2011-06-05
    historical 137-char remark

    Show marketing remark (137 chars)

    Potential for possible condo conversion- sold in "as is" condition- could also become a fine renovated single family residence.

28. 2011-01-06
    price $399,000 137-char remark

    Show marketing remark (137 chars)

    Potential for possible condo conversion- sold in "as is" condition- could also become a fine renovated single family residence.

29. 2010-07-16
    listed $545,000 Active 137-char remark

    Show marketing remark (137 chars)

    Potential for possible condo conversion- sold in "as is" condition- could also become a fine renovated single family residence.

30. 2010-07-16
    listed $399,000 137-char remark

    Show marketing remark (137 chars)

    Potential for possible condo conversion- sold in "as is" condition- could also become a fine renovated single family residence.

31. 1986-08-11
    soldstatus $67,950

ⓘ 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: $8,532 · $711/mo
• Projected year-2 tax: $8,532 · $711/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $57,680
• − Mortgage interest: −$11,203
• − Property taxes: −$8,532
• − Insurance: −$1,666
• − Repairs & maintenance: −$4,614
• − Management: −$4,614
• − Depreciation: −$5,818
• Taxable income: $21,231
• Est. tax owed @ 24.0%: −$5,096
• After-tax cash flow: $17,687/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): 44,616
• Household income: $138,059
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 3130.0

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 0.67)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 11% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 7% Chinese 3% Other Indo-European 2%

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: ▼ -859.30%
• Current HPI: 400.1329
• Rent YoY: ▼ -0.75%
• 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

+194.3% since first listed

17 events — show timeline

• 2026-05-27 Price Changed $199,999 BRIGHT MLS
• 2026-05-27 Relisted — BRIGHT MLS
• 2026-04-23 Listing Removed — BRIGHT MLS
• 2026-04-16 Price Changed $5,400 BRIGHTMLS
• 2026-04-10 Listed for Rent $5,595 BRIGHTMLS
• 2026-04-07 Listed $699,900 BRIGHT MLS
• 2026-04-02 Coming Soon $699,900 BRIGHT MLS
• 2014-01-24 Sold (Public Records) $650,000 Public Records
• 2011-08-22 Sold (Public Records) $340,000 Public Records
• 2011-08-16 Sold (MLS) $340,000 BRIGHT MLS
• 2011-08-16 Sold (MLS) $340,000 MRIS
• 2011-06-13 Pending — MRIS
• 2011-06-05 Listing Removed — BRIGHT MLS
• 2011-01-06 Price Changed $399,000 MRIS
• 2010-07-16 Listed $545,000 MRIS
• 2010-07-16 Listed $399,000 BRIGHT MLS
• 1986-08-11 Sold (Public Records) $67,950 Public Records

Property tax history

+2.8%/yr

Latest (2025): $8,532 · +1.0% YoY. Source: county tax records.