1467 Ridge Pl SE · Washington, DC 20020

$100,000

2 bd · 1.5 ba · 884 sqft · Townhouse public records · 102 Days on market

Built 1927 1,167 sqft lot

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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
• 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

Listing remarks

Auction Property. In Collaboration with Alex Cooper Auctioneers. List price is Opening Bid at The Online Only Auction Sale to Be Held on The Auctioneers Website – Bidding begins Thursday, June 25 and ends Tuesday, June 30, 2026 at 12:00 PM. Exceptional renovation opportunity in the heart of Anacostia! This property is currently in shell condition and requires a full renovation, offering strong potential for value-add improvements. Approximate total square footage of 1,326±. Zoned R-3, providing long-term upside and flexibility. Includes plans in hand, making this a prime opportunity in SE Washington, DC.

Key facts

• Waterfront trails
• Approved plans
• Public transit

Tags

• RENOVATION OPPORTUNITY
• PRIME ANACOSTIA LOCATION
• APPROVED PLANS
• PUBLIC TRANSIT
• ANACOSTIA METRO STATION
• WATERFRONT TRAILS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Three floors in unit; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures; Listed as average condition; major rehab may be needed
• Exterior features: No tidal water

Interior

• Bedrooms: Two bedrooms on the upper level; One bedroom on the lower level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Fully finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $866 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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; 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 44% of the median local income ($54k/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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $200k (67%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.97% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.10%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $274,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1469 Ridge Pl SE	0.00mi	2/1.0	884 (0%)	2mo	$157,000	$178	96
1920 Naylor Rd SE Unit T2	0.44mi	2/1.0	887 (+0%)	2mo	$105,000	$118	76
1621 T St SE #1	0.14mi	3/1.0 (+1)	949 (+7%)	4mo	$295,000	$311	71
2139 Young St SE #101	0.47mi	2/1.0	864 (-2%)	3mo	$145,000	$168	70
1415 Bangor St SE	0.62mi	2/2.0	864 (-2%)	1mo	$275,000	$318	64
1621 T St SE #2	0.14mi	3/1.0 (+1)	972 (+10%)	8mo	$285,000	$293	64
2321 Altamont Pl SE #102	0.68mi	2/1.0	868 (-2%)	8mo	$80,000	$92	57
1345 K St SE #401	0.69mi	2/2.0	927 (+5%)	5mo	$700,000	$755	54
2305 Nicholson St SE #305	0.60mi	2/2.0	966 (+9%)	7mo	$440,000	$455	49
1345 K St SE #406	0.69mi	2/1.0	965 (+9%)	5mo	$545,000	$565	47
1514 K St SE #2	0.68mi	2/1.0	772 (-13%)	1mo	$465,000	$602	44
1300 Dexter Ter SE	0.66mi	2/1.5	1,016 (+15%)	8mo	$290,000	$285	37

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: 34.0%
• Equity multiple: 2.45×
• Total profit: $40,677
• Equity at exit: $14,910

10-year hold

• IRR: 41.3%
• Equity multiple: 5.06×
• Total profit: $113,714
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $866

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 51%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1642 16th St SE #3 Washington, DC	2.0	1.0	870	$2,000	$2.30	20d	1	0.07mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	15d	1	0.14mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	24d	1	0.14mi
1601 17th St SE Washington, DC	1.0	1.0	720	$1,650	$2.29	24d	1	0.15mi
1622 17th St SE Unit 2001 Washington, DC	2.0	1.0	535	$1,850	$3.46	24d	1	0.15mi
1721 Minnesota Ave SE Washington, DC	3.0	1.0	680	$1,450	$2.13	24d	1	0.16mi
1516 Marion Barry Ave SE Unit 301 Washington, DC	3.0	2.0	1100	$1,795	$1.63	8d	1	0.17mi
1720 R St SE Washington, DC	3.0	1.0	750	$2,500	$3.33	24d	1	0.17mi
1621 17th Pl SE Apt 3 Washington, DC	1.0	1.0	720	$1,300	$1.81	24d	1	0.18mi
1600 Marion Barry Ave SE Unit Basement -B01 Washington, DC	1.0	1.0	550	$1,550	$2.82	24d	1	0.19mi
1629 Fairlawn Ave SE Unit 3 Washington, DC	2.0	1.0	850	$2,500	$2.94	24d	1	0.20mi
1629 Fairlawn Ave SE Apt 2 Washington, DC	2.0	1.0	850	$2,800	$3.29	12d	1	0.20mi
1632 Fairlawn Ave SE Washington, DC	2.0	1.0	800	$2,400	$3.00	12d	1	0.20mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,980	$2.52	22d	6	0.20mi
1737 T St SE Washington, DC	2.0	1.0	800	$2,500	$3.12	4d	1	0.23mi
1618 18th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,850	$2.31	24d	1	0.24mi
1526 V St SE Unit 2 Washington, DC	2.0	1.0	800	$1,700	$2.12	24d	1	0.30mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,525	$2.10	24d	1	0.36mi
1925 Minnesota Ave SE Washington, DC	1.0	1.0	600	$1,400	$2.33	24d	1	0.38mi
1953 19th Pl SE Apt 301 Washington, DC	3.0	1.0	980	$5,301	$5.41	24d	1	0.40mi
1953 19th Pl SE Apt 104 Washington, DC	3.0	1.0	980	$2,800	$2.86	5d	1	0.40mi
1928 Naylor Rd SE Unit 102 Washington, DC	2.0	2.0	750	$1,482	$1.98	2d	1	0.43mi
1928 Naylor Rd SE Unit 503 Washington, DC	2.0	2.0	750	$1,595	$2.13	15d	1	0.43mi
1955 Fairlawn Ave SE Unit 2A Washington, DC	2.0	2.0	1000	$2,499	$2.50	24d	1	0.46mi
1907 Marion Barry Ave SE Washington, DC	2.0	1.0	900	$1,495	$1.66	24d	1	0.47mi
1907 Good Hope Ct SE #309 Washington, DC	2.0	1.0	670	$1,595	$2.38	24d	1	0.47mi
1907 Good Hope Ct SE #7 Washington, DC	1.0	1.0	578	$1,500	$2.60	24d	1	0.47mi
2215 Minnesota Ave SE Unit 3 Washington, DC	3.0	1.0	750	$2,500	$3.33	24d	1	0.51mi
1425-1429 Cedar St SE Washington, DC	1.0	1.0	644	$1,419	$2.20	2d	5	0.53mi
1619 Butler St SE Unit 3 Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.54mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	24d	1	0.56mi
2228 Martin Luther King Jr Ave SE Washington, DC	1.0	1.0	606	$1,790	$2.95	3d	5	0.57mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	24d	6	0.57mi
1300 Morris Rd SE Washington, DC	2.0	1.0	650	$1,499	$2.31	24d	1	0.59mi
1302 Morris Rd SE Washington, DC	3.0	1.0	750	$2,400	$3.20	24d	1	0.60mi
2440 S St SE Unit 4 Washington, DC	3.0	1.0	800	$2,450	$3.06	8d	1	0.64mi
2323 Pennsylvania Ave SE Washington, DC	1.0	1.0	666	$1,781	$2.67	3d	10	0.66mi
924 15th St SE Washington, DC	2.0	2.0	1100	$3,450	$3.14	24d	1	0.67mi
1300 Dexter Ter SE Washington, DC	2.0	1.5	1100	$2,600	$2.36	24d	1	0.68mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,755	$2.16	5d	2	0.70mi

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 102 DOM
2. 2026-06-17
   days on market $100,000 Active 101 DOM
3. 2026-06-16
   days on market $100,000 Active 100 DOM
4. 2026-06-15
   days on market $100,000 Active 99 DOM
5. 2026-06-13
   days on market $100,000 Active 97 DOM
6. 2026-06-09
   days on market $100,000 Active 93 DOM
7. 2026-06-08
   days on market $100,000 Active 92 DOM
8. 2026-06-07
   days on market $100,000 Active 91 DOM
9. 2026-06-04
   remarks 611-char remark
10. 2026-06-04
    statusdays on market $100,000 Active 88 DOM
11. 2026-05-04
    price $100,000
12. 2026-03-02
    listed $299,900 Active
13. 2026-03-02
    historical
14. 2026-02-22
    price $329,900
15. 2026-02-22
    status Active
16. 2026-01-29
    historical
17. 2025-11-26
    price $150,000
18. 2025-01-03
    status Active
19. 2024-12-31
    historical
20. 2024-11-07
    price $329,900
21. 2024-09-11
    listed $375,000 Active
22. 2022-06-15
    soldstatus $300,000

ⓘ 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 8/10 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: $23,646
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$2,909
• Taxable income: $9,352
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $8,143/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

-66.7% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $100,000 BRIGHT MLS
• 2026-03-02 Listing Removed — BRIGHT MLS
• 2026-03-02 Listed $299,900 BRIGHT MLS
• 2026-02-22 Price Changed $329,900 BRIGHT MLS
• 2026-02-22 Relisted — BRIGHT MLS
• 2026-01-29 Listing Removed — BRIGHT MLS
• 2025-11-26 Price Changed $150,000 BRIGHT MLS
• 2025-01-03 Relisted — BRIGHT MLS
• 2024-12-31 Listing Removed — BRIGHT MLS
• 2024-11-07 Price Changed $329,900 BRIGHT MLS
• 2024-09-11 Listed $375,000 BRIGHT MLS
• 2022-06-15 Sold (Public Records) $300,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $14,841 · +2.2% YoY. Source: county tax records.