2808 Buena Vista Ter SE · Washington, DC 20020

$799,000

4 bd · 4.0 ba · 2,652 sqft · MultiFamily public records · 133 Days on market

Built 1943 4,500 sqft lot Est $634k · 26% over

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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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Investor's Special! Wont last!! Cash/ Conv financing only. Fixer upper, need work. SOLD -AS- IS. .. Seller request to use NEXUS TITLE.

Key facts

• Multifamily property
• Convenient access
• Rental income

Tags

• MULTIFAMILY PROPERTY
• RENTAL INCOME
• CONVENIENT ACCESS
• PUBLIC TRANSPORTATION
• SHOPPING AND DINING

Property features AI

Finance

• Other: Total below-grade area 408; Above-grade finished area 2,652; Below-grade finished area 206; Below-grade unfinished area 202; Accessible features noted (other)
• Financial info: Yearly existing leases (where applicable)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Multi-unit property with 4 total units; Fee simple ownership
• Construction: Brick construction
• Exterior features: Above grade and below grade structures; No tidal water

Interior

• Kitchen: Disposal; Refrigerator; Stove
• Bedrooms: Four 3-bedroom units (multi-unit property)
• Heating & cooling: Radiant heating; Radiator heat; Natural gas hot water
• Interior features: Open floor plan; Galley kitchen; Basement (other)
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $340/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $789k (1.2% below list).
• Recommended offer: $703k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 19 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).
• At $7,894/mo this rent would consume 175% 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 $6k of loan paydown is wiped out by about $24k 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 133 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 13 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 $268k; list at $799k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $703,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.99% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $633,828
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2609 29th St SE	0.21mi	4/4.0	2,520 (-5%)	5mo	$430,000	$171	78
2726 Fort Baker Dr SE	0.65mi	5/— (+1)	2,572 (-3%)	4mo	$623,000	$242	56
2722 Fort Baker Dr SE	0.66mi	5/— (+1)	2,572 (-3%)	14mo	$550,000	$214	47
2719 Fort Baker Dr SE	0.65mi	5/3.0 (+1)	2,804 (+6%)	19mo	$670,000	$239	35

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-36,346
• Equity at exit: $119,133

10-year hold

• IRR: 6.2%
• Equity multiple: 1.48×
• Total profit: $107,396
• Equity at exit: $69,083

Cash invested: $223,720 (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: 33.7×

Monthly cashflow live

• Estimated rent: $7,894 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$355 /mo · $4,259/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,658
• Net cashflow: $1,358

Break-even live

Break-even rent $6,175

Max offer price $799,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$7,892
Total (4 units)			$7,894

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 33rd St SE Washington, DC	3.0	3.0	1826	$3,529	$1.93	24d	1	0.45mi
1722 Gainesville St SE Washington, DC	4.0	2.5	2000	$3,490	$1.75	24d	1	0.64mi
3010 V Pl SE Washington, DC	4.0	3.0	2232	$3,500	$1.57	24d	1	0.64mi
2121 32nd Pl SE Unit Main Washington, DC	3.0	3.0	3100	$5,500	$1.77	22d	1	0.67mi
2390 Elvans Rd SE Washington, DC	3.0	2.5	2176	$3,190	$1.47	7d	1	0.92mi
1505 West St SE Unit 1 Washington, DC	3.0	2.5	2100	$3,300	$1.57	2d	1	1.00mi
3422 Pennsylvania Ave SE Washington, DC	5.0	2.5	2520	$5,500	$2.18	20d	1	1.06mi
1919 16th St SE Washington, DC	3.0	1.5	1920	$2,100	$1.09	24d	1	1.07mi
1433 Howard Rd SE Washington, DC	5.0	3.5	2000	$7,500	$3.75	19d	1	1.12mi
2520 Elvans Rd SE Washington, DC	3.0	2.5	2760	$3,800	$1.38	24d	1	1.18mi
1325 Valley Pl SE Washington, DC	4.0	2.0	2138	$6,500	$3.04	24d	1	1.19mi
2320 Minnesota Ave SE Washington, DC	3.0	3.5	2052	$3,150	$1.54	24d	1	1.19mi
1516 18th St SE Washington, DC	3.0	2.0	1941	$3,200	$1.65	24d	1	1.21mi
2530 Elvans Rd SE Unit B Washington, DC	5.0	3.5	2760	$7,500	$2.72	7d	1	1.23mi
1802 14th St SE Washington, DC	3.0	2.0	1800	$2,800	$1.56	24d	1	1.23mi
1205 30th St SE Washington, DC	3.0	1.0	3480	$1,750	$0.50	24d	1	1.34mi
2913 Fairlawn St Temple Hills, MD	5.0	2.0	2460	$3,500	$1.42	2d	1	1.35mi
2928 Nelson Pl SE Unit 1 Washington, DC	3.0	1.0	2720	$2,300	$0.85	24d	1	1.41mi
2322 Shannon Pl SE Washington, DC	3.0	3.5	1800	$2,800	$1.56	24d	1	1.42mi

Listing history 48 events

1. 2026-06-18
   days on market $799,000 Active 133 DOM
2. 2026-06-17
   days on market $799,000 Active 132 DOM
3. 2026-06-16
   days on market $799,000 Active 131 DOM
4. 2026-06-15
   days on market $799,000 Active 130 DOM
5. 2026-06-13
   days on market $799,000 Active 128 DOM
6. 2026-06-09
   days on market $799,000 Active 124 DOM
7. 2026-06-08
   days on market $799,000 Active 123 DOM
8. 2026-06-07
   days on market $799,000 Active 122 DOM
9. 2026-06-04
   days on market $799,000 Active 119 DOM
10. 2026-06-03
    days on market $799,000 Active 118 DOM
11. 2026-06-02
    days on market $799,000 Active 117 DOM
12. 2026-06-01
    days on market $799,000 Active 116 DOM
13. 2026-05-31
    days on market $799,000 Active 115 DOM
14. 2026-02-20
    status Active
15. 2026-02-12
    historical Active Under Contract
16. 2026-01-28
    listed $799,000 Active
17. 2013-07-15
    soldstatus $267,900
18. 2013-06-27
    historical 134-char remark

    Show marketing remark (134 chars)

    Investor's Special! Wont last!! Cash/ Conv financing only. Fixer upper, need work. SOLD -AS- IS. .. Seller request to use NEXUS TITLE.

19. 2013-06-26
    soldstatus $267,900 Sold 134-char remark

    Show marketing remark (134 chars)

    Investor's Special! Wont last!! Cash/ Conv financing only. Fixer upper, need work. SOLD -AS- IS. .. Seller request to use NEXUS TITLE.

20. 2013-06-26
    soldstatus $267,900 134-char remark

    Show marketing remark (134 chars)

    Investor's Special! Wont last!! Cash/ Conv financing only. Fixer upper, need work. SOLD -AS- IS. .. Seller request to use NEXUS TITLE.

21. 2013-05-31
    status Contract 134-char remark

    Show marketing remark (134 chars)

    Investor's Special! Wont last!! Cash/ Conv financing only. Fixer upper, need work. SOLD -AS- IS. .. Seller request to use NEXUS TITLE.

22. 2013-05-29
    historical 134-char remark

    Show marketing remark (134 chars)

    Investor's Special! Wont last!! Cash/ Conv financing only. Fixer upper, need work. SOLD -AS- IS. .. Seller request to use NEXUS TITLE.

23. 2013-05-22
    listed $267,900 Active 134-char remark

    Show marketing remark (134 chars)

    Investor's Special! Wont last!! Cash/ Conv financing only. Fixer upper, need work. SOLD -AS- IS. .. Seller request to use NEXUS TITLE.

24. 2013-05-22
    listed $267,900 134-char remark

    Show marketing remark (134 chars)

    Investor's Special! Wont last!! Cash/ Conv financing only. Fixer upper, need work. SOLD -AS- IS. .. Seller request to use NEXUS TITLE.

25. 2010-05-11
    historical Temporarily Off-Market
26. 2010-05-11
    historical
27. 2010-05-03
    price
28. 2010-04-07
    status Active
29. 2010-04-01
    historical
30. 2009-10-18
    price
31. 2009-09-15
    listed Active
32. 2009-09-15
    listed $300,000
33. 2009-09-09
    historical
34. 2009-09-09
    historical
35. 2009-08-19
    price
36. 2009-07-24
    status Active
37. 2009-07-16
    historical
38. 2009-04-22
    status
39. 2009-04-22
    historical
40. 2009-04-21
    price
41. 2009-04-21
    status
42. 2009-04-16
    historical
43. 2009-01-13
    listed
44. 2009-01-13
    listed $290,000
45. 1995-09-07
    soldstatus $85,000
46. 1995-08-31
    soldstatus $85,000
47. 1995-07-17
    historical
48. 1995-06-01
    listed $89,900

ⓘ 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: $4,259 · $355/mo
• Projected year-2 tax: $4,567 · $381/mo
• Expected delta: +$307/yr (+$26/mo · 7.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 16 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: $94,728
• − Mortgage interest: −$44,756
• − Property taxes: −$4,259
• − Insurance: −$3,995
• − Repairs & maintenance: −$7,578
• − Management: −$7,578
• − Depreciation: −$23,244
• Taxable income: $3,317
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $15,504/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

+788.8% since first listed

35 events — show timeline

• 2026-02-20 Relisted — BRIGHT MLS
• 2026-02-12 Contingent — BRIGHT MLS
• 2026-01-28 Listed $799,000 BRIGHT MLS
• 2013-07-15 Sold (Public Records) $267,900 Public Records
• 2013-06-27 Delisted — MRIS
• 2013-06-26 Sold (MLS) $267,900 BRIGHT MLS
• 2013-06-26 Sold (MLS) $267,900 MRIS
• 2013-05-31 Pending — MRIS
• 2013-05-29 Listing Removed — BRIGHT MLS
• 2013-05-22 Listed $267,900 MRIS
• 2013-05-22 Listed $267,900 BRIGHT MLS
• 2010-05-11 Delisted — MRIS
• 2010-05-11 Listing Removed — BRIGHT MLS
• 2010-05-03 Price Changed — MRIS
• 2010-04-07 Relisted — MRIS
• 2010-04-01 Delisted — MRIS
• 2009-10-18 Price Changed — MRIS
• 2009-09-15 Listed — MRIS
• 2009-09-15 Listed $300,000 BRIGHT MLS
• 2009-09-09 Delisted — MRIS
• 2009-09-09 Listing Removed — BRIGHT MLS
• 2009-08-19 Price Changed — MRIS
• 2009-07-24 Relisted — MRIS
• 2009-07-16 Delisted — MRIS
• 2009-04-22 Relisted — MRIS
• 2009-04-22 Delisted — MRIS
• 2009-04-21 Relisted — MRIS
• 2009-04-21 Price Changed — MRIS
• 2009-04-16 Delisted — MRIS
• 2009-01-13 Listed — MRIS
• 2009-01-13 Listed $290,000 BRIGHT MLS
• 1995-09-07 Sold (Public Records) $85,000 Public Records
• 1995-08-31 Sold (MLS) $85,000 MRIS
• 1995-07-17 Delisted — MRIS
• 1995-06-01 Listed $89,900 MRIS

Property tax history

+2.4%/yr

Latest (2025): $4,259 · +1.9% YoY. Source: county tax records.