625 Chesapeake St SE #301 · Washington, DC 20032

$99,000

2 bd · 1.0 ba · 769 sqft · Condo public records · 54 Days on market

Built 1960 $350/mo HOA · 23% of rent ↓ 32% since listing

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Why this score? — see what drove the C+ 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• 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

* Building Number is 625A Welcome to this move-in-ready top-floor 2-bedroom condo located in the heart of Congress Heights, Washington, DC. This refreshed unit features a bright, modern interior with stainless steel kitchen appliances, neutral finishes, and abundant natural light throughout. The open layout spans approximately 769 square feet, offering comfortable living and dining space ideal for everyday living or entertaining. Both bedrooms are generously sized, with the primary bedroom featuring a walk-in closet. This top-level unit offers added privacy and a quiet living experience. A community laundry room adds everyday convenience. The home includes assigned parking spaces, providin

Key facts

• Walk in closet
• Assigned parking
• Top floor

Tags

• TOP FLOOR
• WALK IN CLOSET
• ASSIGNED PARKING
• COMMUNITY LAUNDRY ROOM
• EXCELLENT CONNECTIVITY

Property features AI

Finance

• HOA & community: Monthly condo fee of $350; Professionally managed off-site; Condo fee includes water, trash, and common area maintenance; Laundry facilities available through the association

Exterior

• Parking: Assigned parking (1 space); Off-street parking in a parking lot
• Utilities: Public water; Public sewer
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry level: 3
• Construction: Year built: estimated
• Exterior features: Not in a federal flood zone; Pets allowed with no pet restrictions; Above grade and below grade structures

Interior

• Kitchen: Built-in microwave; Exhaust fan; Single oven; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Natural gas hot water
• Interior features: Excellent condition; Shared laundry in basement; Built-in microwave; Exhaust fan; Single oven; Refrigerator; Stainless steel appliances
• Laundry & utility: Shared laundry located in the basement; No in-unit washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Ballou Hs (657 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 (+4.0%/yr); 145 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).
• This rent runs 37% of the median local income ($49k/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 $684 of loan paydown is wiped out by about $3k 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 + 4.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1960 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-133
• Equity at exit: $14,761

10-year hold

• IRR: 10.9%
• Equity multiple: 1.91×
• Total profit: $25,226
• Equity at exit: $8,560

Cash invested: $27,720 (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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 145
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$519
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$41
• HOA: −$350
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $223

Break-even live

Break-even rent $1,237

Max offer price $99,000

Occupancy floor 80%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Chesapeake St SE #205 Washington, DC	2.0	1.0	773	$1,400	$1.81	24d	1	0.01mi
625A Chesapeake St SE Unit 101 Washington, DC	2.0	1.0	768	$1,400	$1.82	24d	1	0.02mi
701 Brandywine St SE #201 Washington, DC	2.0	1.0	706	$1,400	$1.98	18d	1	0.07mi
705 Brandywine St SE #303 Washington, DC	2.0	1.0	655	$1,550	$2.37	4d	1	0.08mi
713 Brandywine St SE Washington, DC	2.0	1.0	707	$1,650	$2.33	24d	1	0.10mi
730 Brandywine St SE #104 Washington, DC	2.0	1.0	683	$1,350	$1.98	24d	1	0.15mi
811 Barnaby St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.16mi
811 Barnaby St SE Apt 101 Washington, DC	2.0	1.0	750	$1,449	$1.93	24d	1	0.16mi
742 Brandywine St SE Washington, DC	1.0	1.0	599	$1,095	$1.83	4d	1	0.17mi
808 Chesapeake St SE Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.19mi
820 Southern Ave SE Washington, DC	2.0–3.0	1.0–1.5	840	$1,450	$1.73	2d	65	0.21mi
310 Atlantic St SE Unit 102B Washington, DC	2.0	1.0	859	$1,875	$2.18	5d	1	0.28mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,875	$2.49	4d	2	0.28mi
3929 4th St SE Unit 4 Washington, DC	2.0	1.0	852	$1,557	$1.83	24d	1	0.29mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	989	$1,699	$1.72	18d	1	0.30mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	800	$1,700	$2.12	24d	1	0.30mi
4030 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,648	$1.65	24d	1	0.33mi
4040 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,256	$1.26	24d	1	0.34mi
607 Southern Ave SE Oxon Hill, MD	2.0	1.0	900	$1,199	$1.33	20d	1	0.35mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	15d	10	0.38mi
3878 9th St SE Washington, DC	3.0	1.0	789	$2,000	$2.53	24d	1	0.41mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	24d	1	0.43mi
4641 6th St SE Washington, DC	1.0	1.0	650	$1,275	$1.96	24d	1	0.46mi
4632 Livingston Rd SE Washington, DC	1.0–2.0	1.0	755	$1,329	$1.76	24d	10	0.49mi
3930 1st St SE Unit 301 Washington, DC	3.0	1.0	900	$2,200	$2.44	24d	1	0.50mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,559	$2.38	24d	10	0.51mi
21 Chesapeake St SE Washington, DC	2.0	1.0	670	$1,250	$1.87	20d	1	0.52mi
39 Mississippi Ave SE Washington, DC	2.0	1.0	800	$1,300	$1.62	24d	1	0.56mi
2 Elmira St SE Washington, DC	1.0	1.0	710	$1,342	$1.89	24d	1	0.58mi
1311 Southview Dr Oxon Hill, MD	2.0	1.0	628	$1,754	$2.79	2d	64	0.59mi
6 Galveston St SW #303 Washington, DC	2.0	1.0	708	$1,700	$2.40	24d	1	0.62mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$1,975	$2.52	14d	1	0.63mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	24d	1	0.63mi
4721 1st St SW #203 Washington, DC	2.0	1.0	741	$1,600	$2.16	24d	1	0.64mi
4725 1st St SW #102 Washington, DC	2.0	1.0	580	$1,850	$3.19	24d	1	0.64mi
101 Wayne Pl SE Washington, DC	2.0	1.0	919	$1,695	$1.84	22d	1	0.65mi
4729 1st St SW #202 Washington, DC	2.0	1.0	589	$1,650	$2.80	24d	1	0.66mi
10 Halley Pl SE Washington, DC	2.0–3.0	1.0	906	$1,250	$1.38	24d	3	0.68mi
61 Forrester St SW Unit 104 Washington, DC	2.0	1.0	639	$1,700	$2.66	24d	1	0.69mi
19 Galveston Pl SW #202 Washington, DC	1.0	1.0	700	$1,400	$2.00	24d	1	0.69mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $99,000 Active 54 DOM
2. 2026-06-17
   days on market $99,000 Active 53 DOM
3. 2026-06-16
   days on market $99,000 Active 52 DOM
4. 2026-06-15
   days on market $99,000 Active 51 DOM
5. 2026-06-13
   days on market $99,000 Active 49 DOM
6. 2026-06-09
   days on market $99,000 Active 45 DOM
7. 2026-06-08
   days on market $99,000 Active 44 DOM
8. 2026-06-07
   pricedays on market $99,000 Active 43 DOM
9. 2026-06-04
   days on market $105,000 Active 40 DOM
10. 2026-06-03
    days on market $105,000 Active 39 DOM
11. 2026-06-02
    days on market $105,000 Active 38 DOM
12. 2026-06-01
    days on market $105,000 Active 37 DOM
13. 2026-05-31
    days on market $105,000 Active 36 DOM
14. 2026-04-25
    listed $105,000 Active
15. 2026-04-24
    historical
16. 2026-04-16
    status Active
17. 2026-02-02
    status Pending
18. 2026-01-01
    status Active
19. 2026-01-01
    historical
20. 2026-01-01
    listed $105,000 Active
21. 2025-12-24
    historical
22. 2025-12-01
    historical
23. 2025-11-18
    price $109,900
24. 2025-09-24
    status Active
25. 2025-09-21
    historical
26. 2025-08-18
    price $115,000
27. 2025-08-18
    listed $315,000 Active
28. 2009-09-28
    historical
29. 2009-09-28
    historical
30. 2009-06-27
    listed
31. 2009-06-27
    listed $155,000

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $803 · $67/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,238
• − Mortgage interest: −$5,546
• − Property taxes: −$803
• − Insurance: −$495
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − HOA: −$4,200
• − Depreciation: −$2,880
• Taxable income: $1,396
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,345/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): 40,920
• Household income: $49,139
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 4530.0

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 (80%)
• Race & ethnicity: Black 80% White 8% Two or more races 7% Hispanic / Latino 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -60.34%
• Current HPI: 326.4077
• Rent YoY: ▲ 3.96%
• 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

-32.3% since first listed

18 events — show timeline

• 2026-04-25 Listed $105,000 BRIGHT MLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-04-16 Relisted — BRIGHT MLS
• 2026-02-02 Pending — BRIGHT MLS
• 2026-01-01 Relisted — BRIGHT MLS
• 2026-01-01 Listing Removed — BRIGHT MLS
• 2026-01-01 Listed $105,000 BRIGHT MLS
• 2025-12-24 Coming Soon — BRIGHT MLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-11-18 Price Changed $109,900 BRIGHT MLS
• 2025-09-24 Relisted — BRIGHT MLS
• 2025-09-21 Listing Removed — BRIGHT MLS
• 2025-08-18 Price Changed $115,000 BRIGHT MLS
• 2025-08-18 Listed $315,000 BRIGHT MLS
• 2009-09-28 Delisted — MRIS
• 2009-09-28 Listing Removed — BRIGHT MLS
• 2009-06-27 Listed — MRIS
• 2009-06-27 Listed $155,000 BRIGHT MLS

Property tax history

+5.0%/yr

Latest (2025): $803 · +1.1% YoY. Source: county tax records.