1755 W St SE Unit A · Washington, DC 20020

$364,100

3 bd · 2.5 ba · 1,840 sqft · Condo · 164 Days on market

Built 2011

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Embrace the Opportunity of Homeownership in One of DC’s Most Historic and Promising Neighborhoods! Welcome to The W Street Condominiums—an exclusive boutique community nestled on a scenic hilltop in the heart of historic Anacostia, Washington, DC. With panoramic views of the city skyline and thoughtful modern design, this newly constructed residence offers a rare and affordable opportunity to own a home in one of the city’s most rapidly transforming neighborhoods. These are AFFORDABLE UNITS—making homeownership more attainable than ever. Each residence is crafted with care and style, featuring expansive open-concept layouts, oversized windows that bathe the space in

Key facts

• Scenic hilltop
• Open-concept layouts
• High-end finishes

Tags

• HISTORIC NEIGHBORHOOD
• SCENIC HILLTOP
• PANORAMIC VIEWS
• OPEN-CONCEPT LAYOUTS
• OVERSIZED WINDOWS
• HIGH-END FINISHES

Property features AI

Finance

• HOA & community: HOA covers custodial services and maintenance, exterior building maintenance, lawn maintenance, management, insurance, reserves, sewer, snow removal, taxes, trash, and security gate; Community amenities include common grounds and fencing

Exterior

• Parking: Assigned parking (1 space); Driveway and parking lot access
• Security: Community security gate
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium; Interior townhouse/rowhouse; Estimated major remodel 2025
• Construction: Brick front, concrete and synthetic stucco exterior; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: Balcony; Sidewalks; Stone retaining walls; Decorative, partial rear fencing

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Electric oven/range; Refrigerator; Breakfast area
• Bedrooms: Three bedrooms on the lower level
• Flooring: Wood floors
• Bathrooms: Two full bathrooms (both on the lower level); One half bathroom on the main level
• Heating & cooling: Heat pump heating and cooling (electric); Electric hot water
• Interior features: Open floor plan; Breakfast area; Combination kitchen and dining area; Master bath(s); Upgraded countertops; Wood floors; Drywall walls and ceilings
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $364k.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (16.5% below list).
• Recommended offer: $304k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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 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).
• At $3,039/mo this rent would consume 67% 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 $3k of loan paydown is wiped out by about $11k 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 164 days — a 12% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,898 (16.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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: 0.83% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.13%
• DSCR: 0.68
• GRM: 10.0

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: -27.4%
• Equity multiple: 0.07×
• Total profit: $-94,560
• Equity at exit: $54,288

10-year hold

• IRR: -21.7%
• Equity multiple: -0.17×
• Total profit: $-119,509
• Equity at exit: $31,481

Cash invested: $101,948 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,039 high
• Mortgage (P&I): −$1,909
• Tax est. 1.5%: −$455 /mo · $5,462/yr
• Insurance: −$152
• HOA est. from 3 same-building comps: −$490
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-605

Break-even live

Break-even rent $3,805

Max offer price $276,495

Occupancy floor —

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: $91,025
• Closing costs: $10,923
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1705 W St SE Washington, DC	4.0	2.0	1550	$2,500	$1.61	3d	1	0.08mi
1505 West St SE Unit 1 Washington, DC	3.0	2.5	2100	$3,300	$1.57	2d	1	0.28mi
2202 U Pl SE Washington, DC	2.0	1.5	1232	$3,500	$2.84	24d	1	0.30mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	24d	6	0.32mi
1430 V St SE Washington, DC	3.0	2.0	1680	$3,100	$1.85	24d	1	0.36mi
1919 16th St SE Washington, DC	3.0	1.5	1920	$2,100	$1.09	24d	1	0.37mi
1527 Morris Rd SE Washington, DC	3.0	2.5	1508	$2,700	$1.79	8d	1	0.43mi
1722 Gainesville St SE Washington, DC	4.0	2.5	2000	$3,490	$1.75	24d	1	0.46mi
1938 S St SE Washington, DC	3.0	2.0	1522	$2,999	$1.97	24d	1	0.48mi
1634 Ridge Pl SE Washington, DC	3.0	3.5	1248	$3,200	$2.56	24d	1	0.49mi
1325 Valley Pl SE Washington, DC	4.0	2.0	2138	$6,500	$3.04	24d	1	0.50mi
1802 14th St SE Washington, DC	3.0	2.0	1800	$2,800	$1.56	24d	1	0.53mi
1328 Morris Rd SE Washington, DC	3.0	2.5	1372	$3,250	$2.37	18d	1	0.57mi
1351 Morris Rd SE Unit Upstairs Washington, DC	3.0	2.0	1522	$2,700	$1.77	4d	1	0.57mi
1214 U St SE Washington, DC	3.0	2.5	1350	$3,375	$2.50	24d	1	0.60mi
2390 Elvans Rd SE Washington, DC	3.0	2.5	2176	$3,190	$1.47	8d	1	0.60mi
1308 Talbert Ct SE Washington, DC	3.0	2.5	1446	$2,995	$2.07	5d	1	0.61mi
2460 James Bank Rd SE Washington, DC	3.0	3.5	1687	$3,190	$1.89	15d	1	0.62mi
1516 18th St SE Washington, DC	3.0	2.0	1941	$3,200	$1.65	24d	1	0.65mi
2322 Shannon Pl SE Washington, DC	3.0	3.5	1800	$2,800	$1.56	24d	1	0.74mi
3010 V Pl SE Washington, DC	4.0	3.0	2232	$3,500	$1.57	24d	1	0.82mi
2003 Fairlawn Ave SE Washington, DC	4.0	2.0	1500	$5,800	$3.87	3d	1	0.82mi
2320 Minnesota Ave SE Washington, DC	3.0	3.5	2052	$3,150	$1.54	24d	1	0.82mi
1851 Tubman Rd SE Washington, DC	3.0	2.0	1689	$3,200	$1.89	24d	1	0.87mi
3243 15th Pl SE Washington, DC	2.0	2.0	1248	$2,500	$2.00	24d	1	0.98mi
2808 Pomeroy Rd SE Unit 1 Washington, DC	2.0	1.0	2432	$1,400	$0.58	4d	1	0.99mi
2612 33rd St SE Washington, DC	3.0	3.0	1826	$3,529	$1.93	24d	1	1.07mi
3150 Buena Vista Ter SE Apt 6 Washington, DC	4.0	1.0	1398	$4,250	$3.04	24d	1	1.09mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$4,431	$5.20	2d	53	1.14mi
2112 34th St SE Washington, DC	2.0	1.5	1284	$3,300	$2.57	24d	1	1.16mi
821 Kentucky Ave SE Washington, DC	4.0	2.5	1520	$3,900	$2.57	3d	1	1.23mi
816 Kentucky Ave SE Washington, DC	4.0	3.0	1800	$4,850	$2.69	3d	1	1.23mi
3401 15th St SE Unit 2 Washington, DC	2.0	1.0	2520	$1,600	$0.63	24d	1	1.24mi
1201 Oak Dr SE Washington, DC	3.0	1.0–2.0	853	$2,220	$2.60	2d	19	1.28mi
1122 K St SE Washington, DC	3.0	2.5	1540	$4,000	$2.60	24d	1	1.30mi
3128 Lyndale Pl SE Washington, DC	3.0	2.0	1552	$2,800	$1.80	19d	1	1.38mi
1346 4th St SE Washington, DC	2.0	1.0–2.0	864	$4,280	$4.95	2d	25	1.41mi
1331 4th St SE Washington, DC	2.0	1.0–2.0	838	$5,084	$6.07	1d	18	1.44mi
1805 Potomac Ave SE Washington, DC	3.0	1.5	1598	$4,000	$2.50	24d	1	1.45mi
301 Tingey St SE Washington, DC	1.0–2.0	1.0–2.5	977	$4,380	$4.48	2d	15	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $364,100 Active 164 DOM
2. 2026-06-17
   days on market $364,100 Active 163 DOM
3. 2026-06-16
   days on market $364,100 Active 162 DOM
4. 2026-06-15
   days on market $364,100 Active 161 DOM
5. 2026-06-13
   days on market $364,100 Active 159 DOM
6. 2026-06-09
   days on market $364,100 Active 155 DOM
7. 2026-06-08
   days on market $364,100 Active 154 DOM
8. 2026-06-07
   days on market $364,100 Active 153 DOM
9. 2026-06-04
   days on market $364,100 Active 150 DOM
10. 2026-06-03
    days on market $364,100 Active 149 DOM
11. 2026-06-02
    days on market $364,100 Active 148 DOM
12. 2026-06-01
    days on market $364,100 Active 147 DOM
13. 2026-05-31
    days on market $364,100 Active 146 DOM
14. 2026-01-05
    listed $364,100 Active
15. 2025-12-18
    historical
16. 2025-09-08
    listed $364,100 Active
17. 2025-09-08
    historical
18. 2025-08-11
    listed $364,100 Active
19. 2011-11-20
    historical Temporarily Off-Market
20. 2011-11-20
    historical
21. 2011-10-18
    listed Active
22. 2011-10-18
    listed $289,000

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $36,468
• − Mortgage interest: −$20,395
• − Property taxes: −$5,462
• − Insurance: −$1,820
• − Repairs & maintenance: −$2,917
• − Management: −$2,917
• − HOA: −$5,880
• − Depreciation: −$10,592
• Taxable loss: −$13,516
• Est. tax savings @ 24.0%: +$3,244
• After-tax cash flow: $-4,021/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

+26.0% since first listed

9 events — show timeline

• 2026-01-05 Listed $364,100 BRIGHT MLS
• 2025-12-18 Listing Removed — BRIGHT MLS
• 2025-09-08 Listing Removed — BRIGHT MLS
• 2025-09-08 Listed $364,100 BRIGHT MLS
• 2025-08-11 Listed $364,100 BRIGHT MLS
• 2011-11-20 Delisted — MRIS
• 2011-11-20 Listing Removed — BRIGHT MLS
• 2011-10-18 Listed — MRIS
• 2011-10-18 Listed $289,000 BRIGHT MLS