1317 U St SE · Washington, DC 20020

$165,000

4 bd · 1.5 ba · 1,896 sqft · Townhouse public records · 23 Days on market

Built 1905 2,925 sqft lot ↓ 59% 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

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 6/19/2026 @ 10:00 AM. Bidding ends 6/23/2026 @ 12:50 PM. List Price is Suggested Opening Bid. Deposit: $30,000. Semi-Detached Victorian located in the Anacostia area of Southeast Washington, DC. The property is believed to be arranged as 3 bedrooms and 1 bathroom and is currently vacant. Improvements are believed to contain approximately 1,896± square feet of above-grade living area situated on a 2,925± square foot lot. JUST MINUTES to the Anacostia Metro Station, Navy Yard, Capitol Hill, downtown Washington, DC, and the Anacostia Arts District. Convenient access to I

Key facts

• Access to i-295
• Built 1905
• Listed 23 days

Tags

• SEMI-DETACHED VICTORIAN
• ACCESS TO I-295
• STRONG COMMUTER CONNECTIVITY

Property features AI

Finance

• Financial info: Ownership is fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Above-grade finished living area of 1,716 (assessor)
• Construction: Wood siding; Other foundation; Other above- and below-grade structures; Year built (source: Assessor)
• Exterior features: Tidal water not present

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Hot water heating
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.8% 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 $3,617/mo this rent would consume 80% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 2.19% ✓
• Cap rate: 18.78%
• Cash-on-cash: 44.61%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $530,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1349 Ridge Pl SE	0.20mi	3/2.0 (-1)	1,728 (-9%)	1mo	$399,900	$231	68
1621 T St SE #8	0.29mi	4/2.0	1,724 (-9%)	1mo	$483,000	$280	68
1624 Q St SE	0.45mi	4/2.0	1,791 (-6%)	1mo	$200,000	$112	67
1325 Valley Pl SE	0.21mi	4/2.0	2,138 (+13%)	5mo	$395,000	$185	63
2443 Shannon Pl SE	0.49mi	3/3.5 (-1)	1,879 (-1%)	2mo	$530,000	$282	61
1028 Howard Rd SE	0.51mi	3/3.5 (-1)	1,879 (-1%)	1mo	$595,000	$317	60
1416 S St SE	0.21mi	4/3.5	2,136 (+13%)	6mo	$582,000	$272	56
1401 18th Pl SE	0.64mi	4/2.5	1,728 (-9%)	3mo	$475,000	$275	49
1420 18th Pl SE	0.66mi	3/1.0 (-1)	1,758 (-7%)	2mo	$190,000	$108	48
2451 Shannon Pl SE	0.50mi	3/3.5 (-1)	1,666 (-12%)	1mo	$550,000	$330	42
1026 Howard Rd SE	0.51mi	3/3.5 (-1)	1,660 (-12%)	2mo	$595,000	$358	40
1024 Howard Rd SE	0.51mi	3/3.5 (-1)	1,660 (-12%)	5mo	$595,000	$358	38

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: 42.6%
• Equity multiple: 2.86×
• Total profit: $85,862
• Equity at exit: $24,602

10-year hold

• IRR: 49.1%
• Equity multiple: 5.96×
• Total profit: $229,025
• Equity at exit: $14,266

Cash invested: $46,200 (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: 3.8×

Monthly cashflow live

• Estimated rent: $3,617 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $1,717

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 48%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 U St SE Washington, DC	3.0	2.5	1350	$3,375	$2.50	24d	1	0.09mi
1430 V St SE Washington, DC	3.0	2.0	1680	$3,100	$1.85	24d	1	0.15mi
1802 14th St SE Washington, DC	3.0	2.0	1800	$2,800	$1.56	24d	1	0.18mi
1325 Valley Pl SE Washington, DC	4.0	2.0	2138	$6,500	$3.04	24d	1	0.21mi
1505 West St SE Unit 1 Washington, DC	3.0	2.5	2100	$3,300	$1.57	2d	1	0.24mi
1919 16th St SE Washington, DC	3.0	1.5	1920	$2,100	$1.09	24d	1	0.25mi
1328 Morris Rd SE Washington, DC	3.0	2.5	1372	$3,250	$2.37	18d	1	0.31mi
1351 Morris Rd SE Unit Upstairs Washington, DC	3.0	2.0	1522	$2,700	$1.77	4d	1	0.34mi
2322 Shannon Pl SE Washington, DC	3.0	3.5	1800	$2,800	$1.56	24d	1	0.35mi
1308 Talbert Ct SE Washington, DC	3.0	2.5	1446	$2,995	$2.07	5d	1	0.36mi
1634 Ridge Pl SE Washington, DC	3.0	3.5	1248	$3,200	$2.56	24d	1	0.38mi
1705 W St SE Washington, DC	4.0	2.0	1550	$2,500	$1.61	3d	1	0.43mi
1433 Howard Rd SE Washington, DC	5.0	3.5	2000	$7,500	$3.75	19d	1	0.50mi
1527 Morris Rd SE Washington, DC	3.0	2.5	1508	$2,700	$1.79	8d	1	0.56mi
1516 18th St SE Washington, DC	3.0	2.0	1941	$3,200	$1.65	24d	1	0.58mi
1938 S St SE Washington, DC	3.0	2.0	1522	$2,999	$1.97	24d	1	0.63mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$4,431	$5.20	2d	53	0.69mi
1633 Morris Rd SE Washington, DC	5.0	2.0	1500	$6,600	$4.40	24d	2	0.70mi
2412 18th St SE Washington, DC	5.0	2.0	1584	$3,500	$2.21	24d	1	0.77mi
2412 18th St SE Washington, DC	5.0	2.0	1584	$3,300	$2.08	24d	1	0.77mi
2460 James Bank Rd SE Washington, DC	3.0	3.5	1687	$3,190	$1.89	15d	1	0.77mi
2003 Fairlawn Ave SE Washington, DC	4.0	2.0	1500	$5,800	$3.87	3d	1	0.77mi
2390 Elvans Rd SE Washington, DC	3.0	2.5	2176	$3,190	$1.47	8d	1	0.80mi
1722 Gainesville St SE Washington, DC	4.0	2.5	2000	$3,490	$1.75	24d	1	0.83mi
1815 Frankford St SE Washington, DC	5.0	3.5	1572	$6,100	$3.88	24d	1	0.84mi
1122 K St SE Washington, DC	3.0	2.5	1540	$4,000	$2.60	24d	1	0.89mi
2320 Minnesota Ave SE Washington, DC	3.0	3.5	2052	$3,150	$1.54	24d	1	0.91mi
821 Kentucky Ave SE Washington, DC	4.0	2.5	1520	$3,900	$2.57	3d	1	0.98mi
816 Kentucky Ave SE Washington, DC	4.0	3.0	1800	$4,850	$2.69	3d	1	0.99mi
742 7th St SE Unit B Washington, DC	3.0	1.5	1727	$3,258	$1.89	24d	1	1.08mi
1016 G St SE Washington, DC	3.0	2.5	2277	$6,000	$2.64	24d	1	1.10mi
1339 E St SE Washington, DC	3.0	1.0–3.0	1006	$5,409	$5.37	2d	14	1.14mi
907 4th St SE Washington, DC	4.0	3.0	1500	$4,999	$3.33	24d	1	1.17mi
1350 E St SE Washington, DC	3.0	1.0–3.5	1082	$6,264	$5.79	2d	25	1.17mi
3010 V Pl SE Washington, DC	4.0	3.0	2232	$3,500	$1.57	24d	1	1.23mi
1851 Tubman Rd SE Washington, DC	3.0	2.0	1689	$3,200	$1.89	24d	1	1.24mi
1900 Half St SW Washington, DC	3.0	1.0–2.0	862	$5,325	$6.18	2d	51	1.26mi
401 11th St SE Washington, DC	4.0	4.5	1832	$7,000	$3.82	19d	1	1.26mi
1805 Potomac Ave SE Washington, DC	3.0	1.5	1598	$4,000	$2.50	24d	1	1.27mi
1205 Half St SE Washington, DC	1.0–3.0	1.0–3.0	1058	$5,922	$5.59	1d	31	1.29mi

Listing history 32 events

1. 2026-06-18
   days on market $165,000 Active 23 DOM
2. 2026-06-17
   days on market $165,000 Active 22 DOM
3. 2026-06-16
   days on market $165,000 Active 21 DOM
4. 2026-06-15
   days on market $165,000 Active 20 DOM
5. 2026-06-13
   days on market $165,000 Active 18 DOM
6. 2026-06-09
   days on market $165,000 Active 14 DOM
7. 2026-06-08
   days on market $165,000 Active 13 DOM
8. 2026-06-07
   days on market $165,000 Active 12 DOM
9. 2026-06-04
   days on market $165,000 Active 9 DOM
10. 2026-06-03
    days on market $165,000 Active 8 DOM
11. 2026-06-02
    days on market $165,000 Active 7 DOM
12. 2026-06-01
    days on market $165,000 Active 6 DOM
13. 2026-05-31
    days on market $165,000 Active 5 DOM
14. 2026-05-26
    listed $165,000 Active
15. 2025-12-12
    historical
16. 2025-07-14
    historical Active Under Contract
17. 2025-06-26
    status Active
18. 2025-06-15
    historical Active Under Contract
19. 2025-06-02
    listed $249,000 Active
20. 2025-05-31
    historical
21. 2025-05-13
    status Active
22. 2025-04-13
    historical Active Under Contract
23. 2025-04-09
    price $249,900
24. 2025-04-04
    status Active
25. 2025-03-06
    historical
26. 2025-01-03
    listed $299,000 Active
27. 2024-12-31
    historical
28. 2024-11-29
    price $299,000
29. 2024-11-08
    price $340,000
30. 2024-11-08
    status Active
31. 2024-10-31
    historical
32. 2024-10-11
    listed $399,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 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: $43,409
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$3,473
• − Management: −$3,473
• − Depreciation: −$4,800
• Taxable income: $19,121
• Est. tax owed @ 24.0%: −$4,589
• After-tax cash flow: $16,021/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

-58.6% since first listed

19 events — show timeline

• 2026-05-26 Listed $165,000 BRIGHT MLS
• 2025-12-12 Listing Removed — BRIGHT MLS
• 2025-07-14 Contingent — BRIGHT MLS
• 2025-06-26 Relisted — BRIGHT MLS
• 2025-06-15 Contingent — BRIGHT MLS
• 2025-06-02 Listed $249,000 BRIGHT MLS
• 2025-05-31 Listing Removed — BRIGHT MLS
• 2025-05-13 Relisted — BRIGHT MLS
• 2025-04-13 Contingent — BRIGHT MLS
• 2025-04-09 Price Changed $249,900 BRIGHT MLS
• 2025-04-04 Relisted — BRIGHT MLS
• 2025-03-06 Listing Removed — BRIGHT MLS
• 2025-01-03 Listed $299,000 BRIGHT MLS
• 2024-12-31 Listing Removed — BRIGHT MLS
• 2024-11-29 Price Changed $299,000 BRIGHT MLS
• 2024-11-08 Price Changed $340,000 BRIGHT MLS
• 2024-11-08 Relisted — BRIGHT MLS
• 2024-10-31 Listing Removed — BRIGHT MLS
• 2024-10-11 Listed $399,000 BRIGHT MLS

Property tax history

+20.4%/yr

Latest (2025): $11,704 · +486.1% YoY. Source: county tax records.