2642 Birney Place, SE #101 · Washington, DC 20020

$129,900

1 bd · 1.0 ba · 525 sqft · Condo · 305 Days on market

Built 1952 $210/mo HOA

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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

Not a lease. .. an unusual offer of a delayed purchase option to create homeownership. Remodeled 1BR Accessible market rate Co-op Unit is available for Sale with conventional financing at the List Price of $129,900, OR based on Listing DCDC2215926, a qualified Buyer can enter into 2 or 3 year installment sale agreement to occupy while qualifying to purchase. Installment plan requires $1,300 down payment/deposit, $1,050 monthly pre-settlement use fee, $1,150 use fee in months 13-24 then $1,250. Buyers in good standing after first 12 months, eligible to buy with deferred payment down payment assistance of up to 20% of price ($25,980 max) from Seller (3%annual simple interest charge max $779.4

Key facts

• $210 HOA
• 80 parking spots
• Built 1952

Property features AI

Finance

• Other: Not in a federal flood zone; Pets allowed with restrictions (cats and dogs case-by-case; breed, number and size/weight limits may apply); Building contains 28 total units; Accessibility features noted (36"+ halls, no stairs)
• HOA & community: Monthly cooperative fee of $210; Fee covers common area maintenance, exterior building maintenance, insurance, lawn maintenance, management, recreation facility, reserve funds, road maintenance, snow removal, taxes, trash, water and other items; Community amenities include basketball courts, common grounds, community center, exercise room, fax/copying and other facilities; Property manager present

Exterior

• Parking: Approximately 80 off-street parking spaces; Parking lot and on-street parking; Permit included
• Utilities: Natural gas hot water; Natural gas heating available; Electric cooling and power available; Community water; Public sewer
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on level 1; Urban location; Cooperative ownership; Good property condition; Building known as NEW PARKCHESTER HOUSING CO-OP
• Construction: Brick construction; Tar and gravel roof; Double-hung, ENERGY STAR qualified, vinyl-clad windows with screens; Built/major remodel recorded as 1992 (effective year source: assessor)
• Exterior features: Paved parking; On-street parking available; General common elements for parking; Community water; Public sewer; Cable TV and electric available; Natural gas available

Interior

• Kitchen: Built-in microwave; Self-cleaning oven; Disposal; ENERGY STAR refrigerator; Water heater
• Bedrooms: One main-level bedroom
• Flooring: No basement (no below-grade living area indicated)
• Bathrooms: One full bathroom (one on main level)
• Heating & cooling: Central forced-air heating (natural gas); Central air conditioning (electric); Roof-mounted cooling
• Interior features: Window treatments; Intercom; 36"+ wide halls; No stairs (accessible); Not furnished; Estimated living area
• Laundry & utility: Front-loading washer in unit; Front-loading dryer in unit; Washer/dryer stacked option; ENERGY STAR clothes washer

🏢 Co-op / cooperative unit. The $129,900 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 $130k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Savoy Es (238 students, 0% FRL); Kramer Ms (203 students, 0% FRL); Anacostia Hs (287 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 rising (+3.9%/yr); 296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,027/mo this rent would consume 45% of the median local household income ($54k/yr) (locally 5148% 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 $898 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 + 3.9% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1952 — 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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: 1.56% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.34×
• Total profit: $12,305
• Equity at exit: $19,369

10-year hold

• IRR: 18.6%
• Equity multiple: 2.63×
• Total profit: $59,215
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$210
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $493

Break-even live

Break-even rent $1,402

Max offer price $129,900

Occupancy floor 71%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Morris Rd SE Washington, DC	2.0	1.0	650	$1,499	$2.31	24d	1	0.48mi
2228 Martin Luther King Jr Ave SE Washington, DC	1.0	1.0	606	$1,790	$2.95	3d	5	0.50mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$2,687	$3.15	1d	53	0.50mi
632 Howard Rd SE Washington, DC	2.0	1.0–2.0	673	$3,216	$4.78	20d	112	0.53mi
632 Howard Rd SE Unit 434 Washington, DC	1.0	1.0	623	$2,761	$4.43	16d	1	0.53mi
632 Howard Rd SE Unit 531 Washington, DC	1.0	1.0	632	$2,761	$4.37	19d	1	0.53mi
600 Howard Rd SE Washington, DC	2.0	1.0–2.5	805	$4,132	$5.13	1d	89	0.56mi
1425-1429 Cedar St SE Washington, DC	1.0	1.0	644	$1,419	$2.20	2d	5	0.64mi
407 Lebaum St SE Unit 1 Washington, DC	1.0	1.0	550	$1,700	$3.09	2d	1	0.69mi
407 Lebaum St SE Unit 4 Washington, DC	2.0	1.0	550	$1,750	$3.18	2d	1	0.69mi
430 Mellon St SE Unit 2 Washington, DC	1.0	1.0	650	$1,200	$1.85	24d	1	0.71mi
1619 Butler St SE Unit 3 Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.72mi
212 Oakwood St SE Unit B2 Washington, DC	1.0	1.0	597	$1,650	$2.76	24d	1	0.80mi
535 Mellon St SE Unit 5 Washington, DC	1.0	1.0	700	$1,350	$1.93	20d	1	0.82mi
535 Mellon St SE Washington, DC	1.0	1.0	700	$1,350	$1.93	24d	1	0.82mi
215 Oakwood St SE Unit 302 Washington, DC	1.0	1.0	700	$1,080	$1.54	24d	1	0.83mi
1201 Oak Dr SE Washington, DC	3.0	1.0–2.0	853	$1,531	$1.79	1d	19	0.85mi
562 Malcolm X Ave SE Unit 4 Washington, DC	2.0	1.0	550	$1,600	$2.91	11d	1	0.88mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	24d	1	0.89mi
2942 2nd St SE Washington, DC	1.0–2.0	1.0–2.0	762	$1,299	$1.70	3d	9	0.89mi
447 Orange St SE #3 Washington, DC	2.0	1.0	700	$1,500	$2.14	4d	1	0.90mi
88 V St SW Washington, DC	1.0–2.0	1.5–2.0	745	$2,600	$3.49	21d	3	0.92mi
88 V St SW Washington, DC	1.0–2.0	1.5	682	$2,600	$3.81	18d	2	0.92mi
1900 Half St SW Washington, DC	3.0	1.0–2.0	862	$2,740	$3.18	1d	51	0.93mi
327 Parkland Pl SE Washington, DC	1.0	1.0	650	$1,199	$1.84	24d	1	0.95mi
2121 1st St SW Washington, DC	2.0	1.0–2.0	807	$3,162	$3.92	1d	38	0.98mi
2099 1st St SW Washington, DC	6.0	1.0–4.0	916	$2,424	$2.65	1d	175	0.99mi
1800 Half St SW Washington, DC	2.0	1.0–2.0	881	$2,917	$3.31	2d	30	0.99mi
101 V St SW Washington, DC	2.0	1.0–2.5	878	$4,588	$5.22	2d	117	1.00mi
1600 Marion Barry Ave SE Unit Basement -B01 Washington, DC	1.0	1.0	550	$1,550	$2.82	24d	1	1.00mi
2000 2nd St SW Washington, DC	2.0	1.0–2.0	1046	$3,878	$3.71	3d	188	1.02mi
71 Potomac Ave SE Washington, DC	2.0	1.0–2.0	771	$3,213	$4.16	1d	28	1.03mi
79 Potomac Ave SE Washington, DC	2.0	1.0–2.0	928	$3,214	$3.46	1d	20	1.05mi
1244 Savannah Pl SE Unit B Washington, DC	1.0	1.0	700	$1,395	$1.99	24d	1	1.06mi
79 Potomac Ave SE #718 Washington, DC	1.0	1.0	556	$2,500	$4.50	20d	1	1.07mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,350	$1.72	21d	6	1.11mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,250	$1.72	24d	1	1.12mi
1346 4th St SE Washington, DC	2.0	1.0–2.0	864	$2,814	$3.26	1d	25	1.14mi
1331 4th St SE Washington, DC	2.0	1.0–2.0	838	$3,504	$4.18	1d	18	1.14mi
3321 13th St SE Unit 3 Washington, DC	2.0	1.0	703	$1,750	$2.49	24d	1	1.14mi

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $129,900 Active 305 DOM
2. 2026-06-17
   days on market $129,900 Active 304 DOM
3. 2026-06-16
   days on market $129,900 Active 303 DOM
4. 2026-06-15
   days on market $129,900 Active 302 DOM
5. 2026-06-13
   days on market $129,900 Active 300 DOM
6. 2026-06-09
   days on market $129,900 Active 296 DOM
7. 2026-06-08
   days on market $129,900 Active 295 DOM
8. 2026-06-07
   days on market $129,900 Active 294 DOM
9. 2026-06-04
   days on market $129,900 Active 291 DOM
10. 2026-06-03
    days on market $129,900 Active 290 DOM
11. 2026-06-02
    days on market $129,900 Active 289 DOM
12. 2026-06-01
    days on market $129,900 Active 288 DOM
13. 2026-05-31
    days on market $129,900 Active 287 DOM
14. 2026-01-14
    historical
15. 2025-08-18
    listed $129,900 Active
16. 2025-08-17
    listed $129,900 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $24,321
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − HOA: −$2,520
• − Depreciation: −$3,779
• Taxable income: $4,256
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $4,899/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

+0.0% since first listed

3 events — show timeline

• 2026-01-14 Listing Removed — BRIGHT MLS
• 2025-08-18 Listed $129,900 BRIGHT MLS
• 2025-08-17 Listed $129,900 BRIGHT MLS