20 Chesapeake St SE #38 · Washington, DC 20032

$65,000

1 bd · 1.0 ba · 621 sqft · Condo · 71 Days on market

Built 1954 Fair condition $549/mo HOA

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Why this score? — see what drove the C 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 +20.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own a 1-bedroom, 1-bath cooperative unit in the historic Brandywine-Chesapeake Community. The unit features a spacious layout and has been well-kept. Close to public transportation and major commuting routes. Cooperative ownership is intended for owner-occupants only - NO INVESTORS. All buyers must meet cooperative approval requirements. Monthly fee includes all utilities, parking, laundry, and taxes (tax amount shown is for building, not individual unit).

Key facts

• $549 HOA
• Built 1954
• Listed 71 days

Property features AI

Finance

• Other: Property manager present
• Financial info: Lease not considered
• HOA & community: Monthly condo/coop fee of $549.63; On-site professional management; Fee includes electricity, gas, heat, water, sewer, trash, snow removal, lawn maintenance, parking fee, and taxes; Community laundry facilities

Exterior

• Parking: Unassigned parking in a parking lot
• Utilities: Public water; Public sewer; Hot water: 60+ gallon tank (natural gas)
• Home design: Cooperative ownership; Garden-style building (1–4 floors); Unit/flat; Entry level: 1; Building name: BRANDYWINE CHESAPEAKE HOUSING
• Construction: Brick construction
• Exterior features: Urban location; Cross street: S Capitol St SE; Above-grade and below-grade structures present; Tidal water: none

Interior

• Kitchen: Microwave; Gas oven/range; Refrigerator
• Bedrooms: One bedroom on the main/entry level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Radiator heating (electric fuel); Window air conditioning units (electric)
• Interior features: Carpet floors; Combination dining and living area; Entry-level bedroom
• Laundry & utility: On-site shared laundry facilities (common/shared laundry); No washer/dryer hook-up in unit

🏢 Co-op / cooperative unit. The $65,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $13 ($155/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 40 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).
• This rent runs 33% 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 $449 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $66/mo; HOA is 40% of rent; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 2.10% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 4.0

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-7,983
• Equity at exit: $9,692

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $1,291
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$549
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $13

Break-even live

Break-even rent $1,348

Max offer price $65,000

Occupancy floor 94%

Sensitivity live

Price	-10% $58	-5% $35	+0% $13	+5% $-10	+10% $-32
Rent	-10% $-95	-5% $-41	+0% $13	+5% $67	+10% $121
Rate	-1.0pp $46	-0.5pp $29	base $13	+0.5pp $-4	+1.0pp $-21

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Chesapeake St SE Washington, DC	2.0	1.0	670	$1,250	$1.87	20d	1	0.02mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$1,392	$1.78	14d	1	0.17mi
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	25d	1	0.18mi
61 Forrester St SW Unit 104 Washington, DC	2.0	1.0	639	$1,700	$2.66	25d	1	0.27mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	25d	1	0.28mi
19 Galveston Pl SW #202 Washington, DC	1.0	1.0	700	$1,400	$2.00	25d	1	0.31mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,300	$1.72	4d	2	0.34mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	25d	1	0.36mi
57 Galveston St SW Washington, DC	1.0–2.0	1.0	650	$1,199	$1.84	5d	5	0.37mi
205 Elmira St SW Washington, DC	1.0–2.0	1.0	705	$1,235	$1.75	25d	5	0.39mi
141 Galveston Pl SW Washington, DC	1.0	1.0	650	$1,100	$1.69	25d	1	0.39mi
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	25d	1	0.42mi
4725 1st St SW #102 Washington, DC	2.0	1.0	580	$1,850	$3.19	25d	1	0.43mi
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$1,249	$1.31	3d	10	0.44mi
4729 1st St SW #202 Washington, DC	2.0	1.0	589	$1,650	$2.80	25d	1	0.46mi
4660 Martin Luther King Jr Ave SW Washington, DC	1.0–2.0	1.0–2.0	827	$1,399	$1.69	3d	11	0.48mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,299	$1.98	25d	10	0.49mi
3730 Martin Luther King Jr Ave SE Washington, DC	2.0	1.0	475	$1,138	$2.39	2d	2	0.51mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,199	$1.59	25d	10	0.51mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	25d	1	0.58mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	19d	1	0.59mi
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	4d	1	0.60mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	25d	1	0.63mi
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	25d	1	0.66mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	4d	1	0.69mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	25d	1	0.69mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	25d	1	0.69mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	25d	1	0.73mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	3d	65	0.74mi
3429 5th St SE #42 Washington, DC	1.0	1.0	702	$1,395	$1.99	14d	1	0.81mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	16d	10	0.88mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	25d	1	0.90mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,274	$1.85	3d	25	0.93mi
1002 Kennebec St Oxon Hill, MD	1.0–2.0	1.0–1.5	871	$1,395	$1.60	2d	12	1.05mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,448	$2.31	0d	55	1.12mi
327 Parkland Pl SE Washington, DC	1.0	1.0	650	$1,199	$1.84	25d	1	1.12mi
447 Orange St SE #3 Washington, DC	2.0	1.0	700	$1,500	$2.14	5d	1	1.18mi
562 Malcolm X Ave SE Unit 4 Washington, DC	2.0	1.0	550	$1,600	$2.91	12d	1	1.20mi
1120 Trenton Pl SE Washington, DC	1.0–2.0	1.0	715	$1,275	$1.78	11d	3	1.21mi
2942 2nd St SE Washington, DC	1.0–2.0	1.0–2.0	762	$1,299	$1.70	4d	9	1.23mi

HOA detail condo

• Monthly dues: $549 · $6,588/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 71 DOM
2. 2026-06-17
   days on market $65,000 Active 70 DOM
3. 2026-06-16
   days on market $65,000 Active 69 DOM
4. 2026-06-15
   days on market $65,000 Active 68 DOM
5. 2026-06-13
   days on market $65,000 Active 66 DOM
6. 2026-06-09
   days on market $65,000 Active 62 DOM
7. 2026-06-08
   days on market $65,000 Active 61 DOM
8. 2026-06-07
   days on market $65,000 Active 60 DOM
9. 2026-06-04
   days on market $65,000 Active 57 DOM
10. 2026-06-03
    days on market $65,000 Active 56 DOM
11. 2026-06-02
    days on market $65,000 Active 55 DOM
12. 2026-06-01
    days on market $65,000 Active 54 DOM
13. 2026-05-31
    days on market $65,000 Active 53 DOM
14. 2026-04-08
    listed $65,000 Active
15. 2026-03-31
    historical
16. 2026-02-18
    listed $65,000 Active
17. 2026-02-18
    historical
18. 2025-12-17
    listed $65,000 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 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $16,368
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − HOA: −$6,588
• − Depreciation: −$1,891
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $267/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

Fair 45/100 Moderate rehab

The property requires moderate repairs and maintenance to improve its condition and value. Upgrades to interior walls, cabinets, countertops, and flooring would significantly enhance its appeal and marketability.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Kitchen countertops — Worn appearance
• Moderate Bathroom tile — Worn appearance
• Moderate Bedroom carpet — Worn appearance
• Moderate Interior wall paint — Faded appearance

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace worn kitchen cabinets and countertops — New cabinets and countertops improve functionality and aesthetics.
• Both Replace worn bathroom tile — New tile improves functionality and aesthetics.
• Both Replace worn bedroom carpet — New carpet improves comfort and aesthetics.
• Both Replace faded interior wall paint — Fresh paint enhances curb appeal and interior aesthetics.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Kitchen countertops · Worn appearance	Moderate	$3,000–15,000
Bathroom tile · Worn appearance	Moderate	$3,000–15,000
Bedroom carpet · Worn appearance	Moderate	$3,000–15,000
Interior wall paint · Faded appearance	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace worn kitchen cabinets and countertops — New cabinets and countertops improve functionality and aesthetics. ↑
• Both Replace worn bathroom tile — New tile improves functionality and aesthetics. ↑
• Both Replace worn bedroom carpet — New carpet improves comfort and aesthetics. ↑
• Both Replace faded interior wall paint — Fresh paint enhances curb appeal and interior aesthetics. ↑

ⓘ 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): 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

+0.0% since first listed

5 events — show timeline

• 2026-04-08 Listed $65,000 BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-02-18 Listing Removed — BRIGHT MLS
• 2026-02-18 Listed $65,000 BRIGHT MLS
• 2025-12-17 Listed $65,000 BRIGHT MLS