3101 Naylor Rd SE #304 · Washington, DC 20020

$74,900

1 bd · 1.0 ba · 654 sqft · Condo public records · 147 Days on market

Built 1965 $414/mo HOA · 27% of rent ↓ 50% since listing

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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

Price Improvement! Practical 1 Bedroom 1 Bathroom condo located in the Randle Highlands neighborhood just east of the Anacostia River. This third-floor condominium has an open floor plan with hardwood floors in the living/dining room combo and carpet in the bedroom. The updated kitchen features stainless steel appliances and an all-in-one washer and dryer. Enjoy a secure building and off-street parking in the lot behind the building. Close to the MetroBus and less than one mile from the nearest Subway Station. One mile from Skyline Town Center. Buyer pays 100% transfer tax and recordation; Seller is exempt. Freddie Mac first look initiative through February 19, 2026. Photos have been virtu

Key facts

• Open floor plan
• Hardwood floors
• Built-in microwave

Tags

• ABUNDANT NATURAL LIGHT
• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• FULLY EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• BUILT-IN MICROWAVE

Property features AI

Finance

• Other: Property manager present; Unfinished and finished above-grade area estimated at 654 (source estimated); Soil type: Urban Land-Sassafras-Chillum
• HOA & community: Monthly condo fee of $414.70; Professionally managed off-site; Condo fee covers common area maintenance, exterior building maintenance, management, snow removal, trash and water

Exterior

• Parking: Paved, off-street parking; Unassigned spaces in a parking lot
• Utilities: Public water; Public sewer; Phone available; Broadband, cable and fiber optic internet available
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit/flat; Entry on level 3; Building not winterized; Pets allowed on a case-by-case basis
• Construction: Estimated year built; Average property condition; 3 total units in building
• Exterior features: Split rail fencing; Not in a federal flood zone; Above grade and below grade structures

Interior

• Kitchen: Built-in microwave; Single oven; Refrigerator; Stainless steel appliances
• Bedrooms: 1 bedroom on main level
• Flooring: Hardwood; Partially carpeted; Tile/brick
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Wall unit heating (electric); Wall unit cooling (electric); Natural gas hot water
• Interior features: Open floor plan; Carpet; 2+ shared/common walls; Not furnished
• Laundry & utility: Washer in unit; Dryer in unit; Washer/Dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 24d 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 34% 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 $518 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $30k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent.
• Climate carrying-cost: severe flood risk; moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.03% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.97%
• DSCR: 1.80
• GRM: 4.1

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $5,242
• Equity at exit: $11,168

10-year hold

• IRR: 17.0%
• Equity multiple: 2.51×
• Total profit: $31,571
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$393
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$414
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $248

Break-even live

Break-even rent $1,204

Max offer price $74,900

Occupancy floor 79%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Naylor Rd SE Washington, DC	1.0	1.0	764	$1,325	$1.73	24d	2	0.01mi
3105 Naylor Rd SE #104 Washington, DC	1.0	1.0	715	$1,350	$1.89	24d	1	0.03mi
3105 Naylor Rd SE Washington, DC	1.0	1.0	750	$1,350	$1.80	12d	1	0.03mi
3107 Naylor Rd SE #301 Washington, DC	1.0	1.0	700	$1,250	$1.79	24d	1	0.04mi
3109 Naylor Rd SE Washington, DC	2.0	1.0	655	$1,904	$2.91	7d	1	0.06mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	24d	1	0.20mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$1,678	$2.18	1d	43	0.25mi
2627 Jasper St SE Washington, DC	1.0–2.0	1.0–1.5	838	$1,297	$1.55	24d	1	0.34mi
2482 Alabama Ave SE Unit 302 Washington, DC	1.0	1.0	725	$1,350	$1.86	24d	1	0.35mi
2603 Southern Ave SE Hillcrest Heights, MD	1.0–2.0	1.0	646	$1,125	$1.74	1d	7	0.44mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$1,898	$2.23	1d	12	0.49mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	15d	1	0.50mi
2219 Town Center Dr SE Washington, DC	1.0	1.0	668	$2,045	$3.06	5d	5	0.60mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	7d	4	0.78mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$1,535	$1.94	2d	21	0.86mi
3416 Curtis Dr Suitland, MD	1.0–3.0	1.0–1.5	779	$1,306	$1.68	2d	25	0.88mi
2017 37th St SE #301 Washington, DC	2.0	1.0	644	$1,895	$2.94	24d	1	0.91mi
2057 38th St SE #301 Washington, DC	2.0	1.0	625	$1,700	$2.72	18d	1	0.92mi
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,335	$1.64	2d	10	0.94mi
1720 Trenton Pl SE Washington, DC	1.0–2.0	1.0	600	$1,175	$1.96	1d	2	0.95mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,458	$1.43	24d	6	0.97mi
1717 Alabama Ave SE Washington, DC	1.0–2.0	1.0	600	$1,225	$2.04	2d	9	0.97mi
3808 W St SE #101 Washington, DC	2.0	1.0	623	$2,200	$3.53	24d	1	0.98mi
3812 W St SE #101 Washington, DC	2.0	1.0	629	$1,800	$2.86	24d	1	0.99mi
3811 V St SE Washington, DC	2.0	1.0	629	$1,595	$2.54	1d	1	1.02mi
2107 Fort Davis St SE #301 Washington, DC	2.0	1.0	620	$1,700	$2.74	18d	1	1.03mi
1907 Good Hope Ct SE #309 Washington, DC	2.0	1.0	670	$1,595	$2.38	24d	1	1.04mi
1907 Good Hope Ct SE #7 Washington, DC	1.0	1.0	578	$1,500	$2.60	24d	1	1.04mi
2114 Suitland Ter SE Washington, DC	2.0	1.0	650	$1,800	$2.77	24d	1	1.05mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	24d	1	1.07mi
2115 Suitland Ter SE Washington, DC	2.0	1.0	637	$1,695	$2.66	24d	1	1.07mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,240	$1.61	1d	29	1.10mi
2001 Fort Davis St SE #202 Washington, DC	2.0	1.0	614	$1,650	$2.69	24d	1	1.10mi
1721 29th St SE Unit 1 Washington, DC	1.0	1.0	725	$1,395	$1.92	20d	1	1.10mi
3923 Pennsylvania Ave SE #301 Washington, DC	2.0	1.0	652	$1,850	$2.84	24d	1	1.11mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	24d	1	1.14mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,585	$1.95	5d	2	1.14mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,250	$1.72	24d	1	1.15mi
3956 Pennsylvania Ave SE #203 Washington, DC	2.0	1.0	636	$1,600	$2.52	7d	1	1.16mi
2419 Naylor Rd SE Washington, DC	—	1.0	580	$1,250	$2.16	24d	1	1.16mi

HOA detail condo

• Monthly dues: $414 · $4,968/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $74,900 Active 147 DOM
2. 2026-06-17
   days on market $74,900 Active 146 DOM
3. 2026-06-16
   days on market $74,900 Active 145 DOM
4. 2026-06-15
   days on market $74,900 Active 144 DOM
5. 2026-06-13
   days on market $74,900 Active 142 DOM
6. 2026-06-09
   days on market $74,900 Active 138 DOM
7. 2026-06-08
   days on market $74,900 Active 137 DOM
8. 2026-06-07
   days on market $74,900 Active 136 DOM
9. 2026-06-04
   pricedays on market $74,900 Active 133 DOM
10. 2026-06-03
    days on market $79,900 Active 132 DOM
11. 2026-06-02
    days on market $79,900 Active 131 DOM
12. 2026-06-01
    days on market $79,900 Active 130 DOM
13. 2026-05-31
    days on market $79,900 Active 129 DOM
14. 2026-05-12
    price $79,900
15. 2026-04-09
    price $84,900
16. 2026-03-11
    price $94,900
17. 2026-01-22
    listed $104,900 Active
18. 2024-11-07
    historical
19. 2024-10-01
    price $60,000
20. 2024-08-20
    price $70,000
21. 2024-08-06
    listed $80,000 Active
22. 2024-07-18
    historical
23. 2024-07-12
    price $80,000
24. 2024-06-14
    price $85,000
25. 2024-05-07
    price $95,000
26. 2024-04-23
    price $105,000
27. 2024-03-15
    listed $110,000 Active
28. 2024-03-15
    historical
29. 2007-02-23
    soldstatus $149,900
30. 2007-02-10
    historical
31. 2006-10-20
    listed $159,900

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $564 · $47/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $18,212
• − Mortgage interest: −$4,196
• − Property taxes: −$564
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − HOA: −$4,968
• − Depreciation: −$2,179
• Taxable income: $2,220
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $2,438/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

-50.0% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $79,900 BRIGHT MLS
• 2026-04-09 Price Changed $84,900 BRIGHT MLS
• 2026-03-11 Price Changed $94,900 BRIGHT MLS
• 2026-01-22 Listed $104,900 BRIGHT MLS
• 2024-11-07 Listing Removed — BRIGHT MLS
• 2024-10-01 Price Changed $60,000 BRIGHT MLS
• 2024-08-20 Price Changed $70,000 BRIGHT MLS
• 2024-08-06 Listed $80,000 BRIGHT MLS
• 2024-07-18 Listing Removed — BRIGHT MLS
• 2024-07-12 Price Changed $80,000 BRIGHT MLS
• 2024-06-14 Price Changed $85,000 BRIGHT MLS
• 2024-05-07 Price Changed $95,000 BRIGHT MLS
• 2024-04-23 Price Changed $105,000 BRIGHT MLS
• 2024-03-15 Listed $110,000 BRIGHT MLS
• 2024-03-15 Coming Soon — BRIGHT MLS
• 2007-02-23 Sold (MLS) $149,900 MRIS
• 2007-02-10 Delisted — MRIS
• 2006-10-20 Listed $159,900 MRIS

Property tax history

-3.6%/yr

Latest (2025): $564 · -15.1% YoY. Source: county tax records.