1518 Isherwood St NE · Washington, DC 20002

$975,000

4 bd · 4.0 ba · 2,841 sqft · MultiFamily public records · 42 Days on market

Built 1931 2,310 sqft lot Est $946k · at est.

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Why this score? — see what drove the D+ 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 +20.8/30.0
• DSCR +6.6/10.0
• ARV discount +6.1/15.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

GREAT FOUR UNITS 2/1-BEDROOMS, ONE BATH REMODELLED AND READY TO GO. ALL UNITS ARE VACANT. PLUMBING UPDATE, NEW CARPET, NEW KITCHEN APLLIANCES, FENCED YARD AND MORE.

Key facts

• Fenced outdoor space
• 2,310 sq ft lot
• Built 1931

Tags

• TURNKEY AND INCOME-PRODUCING
• FENCED OUTDOOR SPACE
• TIMELESS BRICK EXTERIOR
• REINFORCED FOUNDATION
• FUTURE VERTICAL EXPANSION
• STRATEGICALLY LOCATED

Property features AI

Finance

• Financial info: Total of 4 units; Improvement assessed value reported; Land assessed value reported; Tax assessed value and annual tax reported (2025)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Assessor-reported year built (source: Assessor)
• Exterior features: No tidal water on the property; Other structures listed above and below grade

Interior

• Bedrooms: Two 1-bedroom units; Two 2-bedroom units
• Heating & cooling: Hot water heating; Natural gas heating fuel; Electric cooling fuel
• Interior features: Assessor-reported above-grade finished area of 2,841

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $975k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $952k (2.4% below list).
• Recommended offer: $946k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents falling (-3.0%/yr); 548 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $9,520/mo this rent would consume 95% of the median local household income ($120k/yr) (locally 3854% 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 $7k of loan paydown is wiped out by about $29k 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 42 days — a 3% lower offer ($946k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 31y ago 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.
• Current owner paid $444k; list at $975k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $945,750 (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 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.98% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $946,053
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Holbrook St NE	0.56mi	4/—	2,730 (-4%)	8mo	$740,000	$271	61
1711 H St NE	0.38mi	4/—	2,442 (-14%)	3mo	$645,000	$264	57
1601 Holbrook St NE	0.67mi	4/4.0	2,720 (-4%)	8mo	$685,000	$252	55
212 21st St NE	0.45mi	5/— (+1)	2,720 (-4%)	15mo	$625,000	$230	55
1636 Lang Pl NE	0.64mi	5/— (+1)	2,790 (-2%)	15mo	$1,050,000	$376	50
1430 A St SE	0.47mi	4/—	2,636 (-7%)	19mo	$975,000	$370	50
821 East Capitol SE	0.74mi	4/4.0	3,000 (+6%)	18mo	$1,200,000	$400	41
1520-1524 Queen St NE	0.65mi	4/—	2,442 (-14%)	11mo	$814,000	$333	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-101,057
• Equity at exit: $145,376

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-87,125
• Equity at exit: $84,300

Cash invested: $273,000 (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 20002

• Rents YoY: -3.0%
• Active inventory: 548
• Price-to-rent: 34.1×

Monthly cashflow live

• Estimated rent: $9,520 high
• Mortgage (P&I): −$5,113
• Tax from tax record: −$666 /mo · $7,998/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,999
• Net cashflow: $1,335

Break-even live

Break-even rent $7,830

Max offer price $975,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,887	-5% $1,611	+0% $1,335	+5% $1,059	+10% $783
Rent	-10% $583	-5% $959	+0% $1,335	+5% $1,711	+10% $2,087
Rate	-1.0pp $1,826	-0.5pp $1,583	base $1,335	+0.5pp $1,082	+1.0pp $825

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,520
Total (4 units)			$9,520

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: $243,750
• Closing costs: $29,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 G St NE Washington, DC	3.0	2.0	1982	$3,700	$1.87	19d	1	0.21mi
333 17th Pl NE Washington, DC	3.0	1.5	2300	$3,400	$1.48	25d	1	0.22mi
1724 C St NE Washington, DC	3.0	2.5	2040	$4,950	$2.43	8d	1	0.25mi
1324 H St NE Unit 2 Washington, DC	4.0	1.5	2100	$4,000	$1.90	25d	1	0.38mi
2025 E St NE Unit 4 Washington, DC	5.0	3.0	1936	$6,593	$3.41	25d	1	0.41mi
221 20th St NE Unit 4 Washington, DC	3.0	1.0	3360	$2,999	$0.89	25d	1	0.44mi
1640 L St NE Washington, DC	3.0	2.0	2300	$3,700	$1.61	19d	1	0.56mi
1609 Levis St NE Washington, DC	4.0	4.5	2295	$3,900	$1.70	25d	1	0.56mi
1319 Massachusetts Ave SE Washington, DC	3.0	3.0	2578	$6,000	$2.33	25d	1	0.58mi
1117 Montello Ave NE Washington, DC	4.0	3.5	2260	$4,500	$1.99	25d	1	0.61mi
1169 Morse St NE Washington, DC	3.0	3.0	2274	$4,250	$1.87	4d	1	0.66mi
1167 Morse St NE #1 Washington, DC	5.0	4.5	3409	$8,500	$2.49	25d	1	0.67mi
237 15th St SE Unit 1 Washington, DC	3.0	3.0	1938	$4,500	$2.32	25d	1	0.69mi
1222 Owen Pl NE Washington, DC	4.0	2.5	2164	$3,800	$1.76	25d	1	0.71mi
329 16th St SE Washington, DC	3.0	3.0	2000	$4,800	$2.40	25d	1	0.79mi
1825 Massachusetts Ave SE Washington, DC	3.0	2.5	1957	$4,000	$2.04	25d	1	0.83mi
1255 Raum St NE Unit 1388282P Washington, DC	2.0–8.0	1.0–5.0	3245	$6,967	$2.15	2d	2	0.83mi
713 N Carolina Ave SE Unit 430P Washington, DC	3.0	2.5	1991	$6,648	$3.34	8d	1	0.90mi
723 5th St NE Unit 630P Washington, DC	3.0	3.0	3003	$7,500	$2.50	13d	1	0.91mi
1714 Montello Ave NE Washington, DC	4.0	3.0	2100	$4,350	$2.07	25d	1	0.94mi
777 C St SE Washington, DC	2.0–3.0	2.0–3.0	1839	$14,994	$8.15	4d	3	0.97mi
504 Capitol Ct NE Unit 170373P Washington, DC	3.0	2.0	2615	$7,350	$2.81	8d	1	1.06mi
1354 Pennsylvania Ave SE Washington, DC	3.0	2.5	3200	$4,500	$1.41	8d	1	1.06mi
27 3rd St NE Unit 1011176P Washington, DC	3.0	2.0	1991	$7,260	$3.65	22d	1	1.08mi
1016 G St SE Washington, DC	3.0	2.5	2277	$6,000	$2.64	25d	1	1.11mi
629 S Carolina Ave SE Washington, DC	4.0	4.5	4069	$12,000	$2.95	6d	1	1.17mi
1501 Harry Thomas Way NE Washington, DC	3.0	1.0–3.0	1220	$5,655	$4.64	2d	26	1.49mi

Listing history 49 events

1. 2026-06-18
   days on market $975,000 Active 42 DOM
2. 2026-06-17
   days on market $975,000 Active 41 DOM
3. 2026-06-16
   days on market $975,000 Active 40 DOM
4. 2026-06-15
   days on market $975,000 Active 39 DOM
5. 2026-06-13
   days on market $975,000 Active 37 DOM
6. 2026-06-09
   days on market $975,000 Active 33 DOM
7. 2026-06-08
   days on market $975,000 Active 32 DOM
8. 2026-06-07
   days on market $975,000 Active 31 DOM
9. 2026-06-04
   days on market $975,000 Active 28 DOM
10. 2026-06-03
    days on market $975,000 Active 27 DOM
11. 2026-06-02
    days on market $975,000 Active 26 DOM
12. 2026-06-01
    days on market $975,000 Active 25 DOM
13. 2026-05-31
    days on market $975,000 Active 24 DOM
14. 2026-05-07
    listed $975,000 Active
15. 2023-08-13
    historical $1,500
16. 2023-07-27
    listed $1,500
17. 2005-04-29
    soldstatus $443,962 164-char remark

    Show marketing remark (164 chars)

    GREAT FOUR UNITS 2/1-BEDROOMS, ONE BATH REMODELLED AND READY TO GO. ALL UNITS ARE VACANT. PLUMBING UPDATE, NEW CARPET, NEW KITCHEN APLLIANCES, FENCED YARD AND MORE.

18. 2005-03-17
    soldstatus $437,000
19. 2005-03-10
    historical 164-char remark

    Show marketing remark (164 chars)

    GREAT FOUR UNITS 2/1-BEDROOMS, ONE BATH REMODELLED AND READY TO GO. ALL UNITS ARE VACANT. PLUMBING UPDATE, NEW CARPET, NEW KITCHEN APLLIANCES, FENCED YARD AND MORE.

20. 2005-01-05
    listed $495,900 164-char remark

    Show marketing remark (164 chars)

    GREAT FOUR UNITS 2/1-BEDROOMS, ONE BATH REMODELLED AND READY TO GO. ALL UNITS ARE VACANT. PLUMBING UPDATE, NEW CARPET, NEW KITCHEN APLLIANCES, FENCED YARD AND MORE.

21. 2004-05-18
    soldstatus $315,000
22. 2004-04-02
    soldstatus $315,000
23. 2004-02-15
    historical
24. 2004-02-01
    listed $329,900
25. 2003-09-12
    soldstatus $192,500
26. 2003-08-27
    soldstatus $195,900
27. 2003-07-23
    historical
28. 2003-07-10
    listed $199,990
29. 2002-08-19
    soldstatus $143,000
30. 2002-07-30
    soldstatus $143,000
31. 2002-04-08
    historical
32. 2002-01-03
    listed $150,000
33. 2001-06-26
    soldstatus $125,000
34. 2000-12-13
    soldstatus $50,000
35. 2000-11-30
    soldstatus $50,000
36. 2000-11-16
    historical
37. 2000-10-02
    listed $54,900
38. 2000-09-29
    historical
39. 1999-05-13
    listed
40. 1997-06-26
    soldstatus $67,400
41. 1997-06-26
    soldstatus $120,000
42. 1997-03-01
    soldstatus $69,500
43. 1997-01-31
    historical
44. 1996-11-02
    listed $69,500
45. 1996-05-05
    historical
46. 1996-02-10
    listed
47. 1995-09-30
    historical
48. 1995-01-17
    listed
49. 1988-12-20
    soldstatus $84,000

ⓘ 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: $7,998 · $666/mo
• Projected year-2 tax: $7,998 · $666/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 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $114,240
• − Mortgage interest: −$54,615
• − Property taxes: −$7,998
• − Insurance: −$4,875
• − Repairs & maintenance: −$9,139
• − Management: −$9,139
• − Depreciation: −$28,364
• Taxable income: $110
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $15,994/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): 72,397
• Household income: $120,337
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3854.0

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 0.66)
• Race & ethnicity: White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -852.61%
• Current HPI: 396.6033
• Rent YoY: ▼ -3.04%
• 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

+1060.7% since first listed

36 events — show timeline

• 2026-05-07 Listed $975,000 BRIGHT MLS
• 2023-08-13 Rental Removed $1,500 RENTALBEAST
• 2023-07-27 Listed for Rent $1,500 RENTALBEAST
• 2005-04-29 Sold (MLS) $443,962 MRIS
• 2005-03-17 Sold (Public Records) $437,000 Public Records
• 2005-03-10 Delisted — MRIS
• 2005-01-05 Listed $495,900 MRIS
• 2004-05-18 Sold (Public Records) $315,000 Public Records
• 2004-04-02 Sold (MLS) $315,000 MRIS
• 2004-02-15 Delisted — MRIS
• 2004-02-01 Listed $329,900 MRIS
• 2003-09-12 Sold (Public Records) $192,500 Public Records
• 2003-08-27 Sold (MLS) $195,900 MRIS
• 2003-07-23 Delisted — MRIS
• 2003-07-10 Listed $199,990 MRIS
• 2002-08-19 Sold (Public Records) $143,000 Public Records
• 2002-07-30 Sold (MLS) $143,000 MRIS
• 2002-04-08 Delisted — MRIS
• 2002-01-03 Listed $150,000 MRIS
• 2001-06-26 Sold (Public Records) $125,000 Public Records
• 2000-12-13 Sold (Public Records) $50,000 Public Records
• 2000-11-30 Sold (MLS) $50,000 MRIS
• 2000-11-16 Delisted — MRIS
• 2000-10-02 Listed $54,900 MRIS
• 2000-09-29 Delisted — MRIS
• 1999-05-13 Listed — MRIS
• 1997-06-26 Sold (Public Records) $120,000 Public Records
• 1997-06-26 Sold (Public Records) $67,400 Public Records
• 1997-03-01 Sold (MLS) $69,500 MRIS
• 1997-01-31 Delisted — MRIS
• 1996-11-02 Listed $69,500 MRIS
• 1996-05-05 Delisted — MRIS
• 1996-02-10 Listed — MRIS
• 1995-09-30 Delisted — MRIS
• 1995-01-17 Listed — MRIS
• 1988-12-20 Sold (Public Records) $84,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $7,998 · +0.5% YoY. Source: county tax records.