2312 18th St NE #2312 · Washington, DC 20018

$425,000

4 bd · 2.5 ba · 1,829 sqft · Townhouse public records · 17 Days on market

Built 2002 Est $666k · 36% under $275/mo HOA · 7% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three-level home in a vibrant DC neighborhood. With 4 bedrooms and 2 bathrooms, this property offers abundant space for comfortable living. Enjoy two private balconies, perfect for relaxing or entertaining, and a layout that spans three functional levels, providing versatile living options. Bring your vision and creativity to transform this home into a true standout in the area. Conveniently located near local amenities, parks, and transportation, this residence presents a unique opportunity to craft a home tailored to your lifestyle.

Key facts

• Three level home
• Near parks
• Near local amenities

Tags

• THREE LEVEL HOME
• TWO PRIVATE BALCONIES
• VIBRANT DC NEIGHBORHOOD
• VERSATILE LIVING OPTIONS
• NEAR LOCAL AMENITIES
• NEAR PARKS

Property features AI

Finance

• HOA & community: Monthly condo fee of $275; Professionally managed off-site; Condo fee covers common area maintenance, front lawn care, lawn maintenance, management, parking fee, and snow removal

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: End-of-row townhouse (condominium); Building name: WOODRIDGE
• Construction: Brick construction; Slab foundation; Above-grade and below-grade structures noted; Year built reported by assessor
• Exterior features: No tidal water

Interior

• Bedrooms: Two bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom on the first upper level; Two full bathrooms on the second upper level; Three full bathrooms in total
• Heating & cooling: Forced air heating; Central air conditioning; Hot water heated by natural gas
• Interior features: No basement; Finished living area as reported by assessor

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $425k.

Deal economics

• At list price, monthly cash flow is $77 ($927/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 $381k (10.4% below list).
• Recommended offer: $381k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Langdon Es (353 students, 0% FRL); Mckinley Ms (222 students, 0% FRL); Dunbar Hs (868 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 flat; 118 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $3,806/mo this rent would consume 50% of the median local household income ($91k/yr) (locally 919% 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 $13k 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 17 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $380,633 (10.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $665,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 Downing St NE	0.26mi	3/— (-1)	1,739 (-5%)	4mo	$470,000	$270	71
1236 Rhode Island Ave NE	0.55mi	4/2.0	1,790 (-2%)	2mo	$563,000	$315	67
2221 15th St NE	0.16mi	4/2.5	1,600 (-12%)	9mo	$625,000	$391	64
1608 W St NE	0.12mi	4/2.0	1,618 (-12%)	12mo	$589,000	$364	63
2325 14th St NE	0.23mi	4/2.5	1,584 (-13%)	5mo	$485,000	$306	63
1515 Montana Ave NE	0.22mi	3/3.0 (-1)	1,584 (-13%)	10mo	$600,000	$379	52
1732 Girard St NE	0.42mi	4/2.0	1,642 (-10%)	13mo	$629,000	$383	50
3123 18th St NE	0.62mi	3/2.0 (-1)	1,948 (+6%)	4mo	$600,000	$308	50
1810 Central Pl NE #2	0.70mi	4/4.5	2,000 (+9%)	2mo	$769,000	$385	42
2192 Half Moon Pl NE	0.68mi	3/3.5 (-1)	1,930 (+6%)	14mo	$715,000	$370	39
2613 Franklin St NE	0.61mi	3/2.0 (-1)	1,584 (-13%)	4mo	$500,000	$316	39
1916 West Virginia Ave NE	0.68mi	3/2.0 (-1)	2,100 (+15%)	13mo	$399,999	$190	26

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 · 0.06% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-74,835
• Equity at exit: $63,369

10-year hold

• IRR: -18.0%
• Equity multiple: 0.15×
• Total profit: $-100,939
• Equity at exit: $36,746

Cash invested: $119,000 (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 20018

• Rents YoY: 0.1%
• Active inventory: 118
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,806 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$249 /mo · $2,987/yr
• Insurance: −$177
• HOA: −$275
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $77

Break-even live

Break-even rent $3,709

Max offer price $425,000

Occupancy floor 93%

Sensitivity live

Price	-10% $318	-5% $198	+0% $77	+5% $-43	+10% $-163
Rent	-10% $-223	-5% $-73	+0% $77	+5% $228	+10% $378
Rate	-1.0pp $291	-0.5pp $185	base $77	+0.5pp $-33	+1.0pp $-145

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 18th St NE #2300 Washington, DC	4.0	3.0	1826	$4,500	$2.46	24d	1	0.04mi
1704 Montana Ave NE Washington, DC	4.0	2.0	1518	$4,000	$2.64	26d	1	0.07mi
2218 16th St NE Washington, DC	4.0	2.5	1496	$3,400	$2.27	20d	1	0.15mi
2324 15th St NE Washington, DC	3.0	2.5	1398	$3,880	$2.78	26d	1	0.22mi
1417 Downing St NE Washington, DC	4.0	2.0	1538	$4,200	$2.73	6d	1	0.27mi
2413 14th St NE Washington, DC	1.0–5.0	1.0–2.0	1121	$2,821	$2.52	5d	46	0.30mi
1334 Downing St NE Washington, DC	3.0	1.0	1408	$2,800	$1.99	0d	1	0.39mi
2705 24th St NE Washington, DC	3.0	2.0	1900	$3,150	$1.66	26d	1	0.46mi
1401 New York Ave NE Washington, DC	3.0	1.0–3.0	846	$3,566	$4.22	0d	31	0.47mi
2414 Hamlin Pl NE Washington, DC	3.0	1.5	1500	$2,550	$1.70	20d	1	0.57mi
3114 16th St NE Washington, DC	4.0	2.5	1938	$3,695	$1.91	9d	1	0.63mi
1916 W Virginia Ave NE Unit 2 Washington, DC	3.0	2.0	1800	$2,900	$1.61	22d	1	0.70mi
1495 Gallaudet St NE Unit 1495B Washington, DC	3.0	2.5	1586	$4,141	$2.61	26d	1	0.71mi
3216 22nd St NE Washington, DC	3.0	2.0	2156	$4,500	$2.09	20d	1	0.73mi
1838 Capitol Ave NE Washington, DC	3.0	2.5	1230	$2,550	$2.07	26d	1	0.74mi
2712 South Dakota Ave NE Washington, DC	3.0	3.0	2261	$4,500	$1.99	4d	1	0.75mi
2712 South Dakota Ave NE Washington, DC	3.0	3.0	2261	$4,300	$1.90	0d	1	0.75mi
1809 Kendall St NE Washington, DC	3.0	3.0	1376	$3,695	$2.69	26d	1	0.75mi
2720 10th St NE Washington, DC	3.0	1.5	1400	$1,580	$1.13	9d	1	0.79mi
2726 10th St NE Washington, DC	3.0	2.5	1400	$4,000	$2.86	26d	1	0.79mi
1714 Montello Ave NE Washington, DC	4.0	3.0	2100	$4,350	$2.07	26d	1	0.88mi
2410 South Dakota Ave NE Washington, DC	4.0	3.5	2222	$4,400	$1.98	16d	1	0.92mi
1255 Raum St NE Unit 1388282P Washington, DC	2.0–8.0	1.0–5.0	3245	$6,967	$2.15	3d	2	0.94mi
3149 Cherry Rd NE Washington, DC	3.0	3.5	1881	$3,795	$2.02	18d	1	0.99mi
1638 Trinidad Ave NE #1 Washington, DC	3.0	2.5	1780	$5,950	$3.34	20d	1	1.00mi
1224 16th St NE Washington, DC	4.0	2.0	1360	$3,900	$2.87	26d	1	1.02mi
632 Franklin St NE Washington, DC	4.0	2.0	1338	$3,300	$2.47	22d	1	1.02mi
2417 Otis St NE Washington, DC	3.0	2.5	1854	$3,899	$2.10	9d	1	1.05mi
2615 Otis St NE Washington, DC	3.0	2.0	2217	$3,750	$1.69	6d	1	1.09mi
1331 Queen St NE Washington, DC	3.0	2.0	1708	$4,600	$2.69	16d	1	1.11mi
1331 Queen St NE Washington, DC	3.0	2.0	1708	$4,600	$2.69	18d	1	1.11mi
1222 Owen Pl NE Washington, DC	4.0	2.5	2164	$3,800	$1.76	26d	1	1.13mi
1417 Montello Ave NE Washington, DC	3.0	2.5	1412	$4,995	$3.54	26d	1	1.15mi
2129 4th St NE Washington, DC	4.0	3.5	2052	$4,400	$2.14	26d	1	1.16mi
341 Bryant St NE Washington, DC	3.0	2.5	1400	$4,750	$3.39	6d	1	1.17mi
1609 Levis St NE Washington, DC	4.0	4.5	2295	$3,900	$1.70	26d	1	1.17mi
1236 Oates St NE Washington, DC	4.0	2.0	1294	$2,999	$2.32	20d	1	1.18mi
1640 L St NE Washington, DC	3.0	2.0	2300	$3,700	$1.61	20d	1	1.18mi
1157 Oates St NE Unit 1A Washington, DC	3.0	3.0	1400	$4,000	$2.86	26d	1	1.19mi
1409 Orren St NE Washington, DC	4.0	2.0	1352	$3,995	$2.95	9d	1	1.19mi

HOA detail

• Monthly dues: $275 · $3,300/yr

Listing history 10 events

1. 2026-06-21
   days on market $425,000 Active 17 DOM
2. 2026-06-18
   days on market $425,000 Active 14 DOM
3. 2026-06-17
   days on market $425,000 Active 13 DOM
4. 2026-06-16
   days on market $425,000 Active 12 DOM
5. 2026-06-15
   days on market $425,000 Active 11 DOM
6. 2026-06-13
   days on market $425,000 Active 9 DOM
7. 2026-06-09
   days on market $425,000 Active 5 DOM
8. 2026-06-08
   days on market $425,000 Active 4 DOM
9. 2026-06-07
   remarks 540-char remark
10. 2026-06-07
    listed $425,000 Active 3 DOM

ⓘ 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: $2,987 · $249/mo
• Projected year-2 tax: $2,987 · $249/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 7/10 Severe 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $45,676
• − Mortgage interest: −$23,807
• − Property taxes: −$2,987
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,654
• − Management: −$3,654
• − HOA: −$3,300
• − Depreciation: −$12,364
• Taxable loss: −$6,215
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $2,418/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): 19,562
• Household income: $90,639
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 919.0

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 (66%)
• Race & ethnicity: Black 66% White 18% Hispanic / Latino 9% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Italian 2% Romanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 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: ▼ -605.95%
• Current HPI: 381.7099
• Rent YoY: ▲ 0.06%
• 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

1 event — show timeline

• 2026-06-04 Listed $425,000 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2025): $2,987 · +126.1% YoY. Source: county tax records.