3320 M St SE · Washington, DC 20019

$289,000

3 bd · 1.0 ba · 1,645 sqft · SingleFamily public records

Built 1915 2,417 sqft lot Est $429k · 33% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious single-family home is located in the sought-after Hill Crest neighborhood; it is situated on a large lot on a quiet tree-lined street; the home requires significant renovation to bring out its true potential. Short sale price has been approved.

Key facts

• 2,417 sq ft lot
• Built 1915

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Cap rate 8.4% 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 fast (+6.1%/yr); 276 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 $3,014/mo this rent would consume 62% of the median local household income ($58k/yr) (locally 5115% 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 $2k of loan paydown is wiped out by about $9k 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 + 6.1% rent growth), your $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 8y 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 $24k; list at $289k implies a 1087% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $289,000

Questions for the listing agent

1. Built in 1915 — 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: 1.04% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $429,345
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3123 G St SE	0.32mi	2/1.0 (-1)	1,807 (+10%)	1mo	$261,000	$144	63
1432 35th St SE	0.37mi	4/3.0 (+1)	1,728 (+5%)	0mo	$730,000	$422	61
1200 34th Pl SE	0.16mi	3/2.0	1,493 (-9%)	18mo	$495,000	$332	58
1217 34th Pl SE	0.14mi	3/2.0	1,831 (+11%)	16mo	$470,000	$257	57
3117 E St SE	0.49mi	2/2.0 (-1)	1,510 (-8%)	6mo	$394,000	$261	49
3209 E St SE	0.47mi	3/2.0	1,440 (-12%)	5mo	$210,000	$146	49
3521 Highwood Dr SE	0.53mi	3/2.0	1,791 (+9%)	13mo	$703,000	$393	46
2522 Park Pl SE	0.64mi	3/1.5	1,408 (-14%)	1mo	$485,000	$344	43
3335 D St SE	0.58mi	4/2.0 (+1)	1,428 (-13%)	20mo	$350,000	$245	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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-4,609
• Equity at exit: $43,091

10-year hold

• IRR: 11.1%
• Equity multiple: 1.99×
• Total profit: $79,730
• Equity at exit: $24,987

Cash invested: $80,920 (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 20019

• Rents YoY: 6.1%
• Active inventory: 276
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,014 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$231 /mo · $2,777/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $513

Break-even live

Break-even rent $2,364

Max offer price $289,000

Occupancy floor 78%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Randle Cir SE Washington, DC	2.0	1.0	1100	$2,477	$2.25	24d	1	0.14mi
3128 Lyndale Pl SE Washington, DC	3.0	2.0	1552	$2,800	$1.80	18d	1	0.17mi
3101 E St SE Washington, DC	2.0	2.0	1283	$2,500	$1.95	20d	1	0.50mi
1707 29th St SE Unit 2 Washington, DC	2.0	1.0	1200	$2,350	$1.96	3d	1	0.61mi
1616 27th St SE Unit 6 Washington, DC	3.0	1.0	1100	$2,850	$2.59	24d	1	0.66mi
1800 28th Pl SE #201 Washington, DC	3.0	2.0	1132	$2,800	$2.47	3d	1	0.67mi
330 37th St SE Unit T2 Washington, DC	4.0	2.0	1400	$3,300	$2.36	24d	1	0.71mi
2320 Minnesota Ave SE Washington, DC	3.0	3.5	2052	$3,150	$1.54	24d	1	0.77mi
3532 Minnesota Ave SE Unit 3 Washington, DC	3.0	1.0	1100	$2,500	$2.27	24d	1	0.79mi
3010 V Pl SE Washington, DC	4.0	3.0	2232	$3,500	$1.57	24d	1	0.82mi
2112 34th St SE Washington, DC	2.0	1.5	1284	$3,300	$2.57	24d	1	0.90mi
4318 G St SE Washington, DC	2.0	2.5	1376	$2,500	$1.82	18d	1	0.94mi
2003 Fairlawn Ave SE Washington, DC	4.0	2.0	1500	$5,800	$3.87	3d	1	0.97mi
813 Hilltop Ter SE Washington, DC	3.0	1.5	1660	$4,500	$2.71	7d	1	1.01mi
812 Burns St SE Washington, DC	3.0	2.5	1280	$3,300	$2.58	24d	1	1.01mi
1938 S St SE Washington, DC	3.0	2.0	1522	$2,999	$1.97	24d	1	1.04mi
1901 C St SE Washington, DC	2.0	1.0–2.0	839	$3,504	$4.18	2d	11	1.08mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,950	$2.39	1d	45	1.10mi
1516 18th St SE Washington, DC	3.0	2.0	1941	$3,200	$1.65	24d	1	1.11mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	24d	6	1.13mi
1805 Potomac Ave SE Washington, DC	3.0	1.5	1598	$4,000	$2.50	24d	1	1.13mi
3423 Baker St NE Washington, DC	2.0	1.5	1300	$2,100	$1.62	24d	1	1.15mi
2202 U Pl SE Washington, DC	2.0	1.5	1232	$3,500	$2.84	24d	1	1.16mi
3930 Stone Gate Dr Suitland, MD	2.0	1.0	1050	$1,750	$1.67	44d	1	1.16mi
1825 Massachusetts Ave SE Washington, DC	3.0	2.5	1957	$4,000	$2.04	24d	1	1.19mi
3337 Clay St NE Washington, DC	2.0	1.0	1144	$3,250	$2.84	24d	1	1.19mi
3351 Clay St NE Washington, DC	2.0	1.5	1312	$2,500	$1.91	24d	1	1.20mi
6 Barney Cir SE Washington, DC	3.0	1.0	1200	$2,550	$2.12	11d	1	1.22mi
816 Kentucky Ave SE Washington, DC	4.0	3.0	1800	$4,850	$2.69	3d	1	1.24mi
2612 33rd St SE Washington, DC	3.0	3.0	1826	$3,529	$1.93	24d	1	1.26mi
4011 Blaine St NE Washington, DC	3.0	1.0	1632	$2,500	$1.53	24d	1	1.27mi
821 Kentucky Ave SE Washington, DC	4.0	2.5	1520	$3,900	$2.57	3d	1	1.27mi
1634 Ridge Pl SE Washington, DC	3.0	3.5	1248	$3,200	$2.56	24d	1	1.28mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	24d	1	1.32mi
924 15th St SE Washington, DC	2.0	2.0	1100	$3,450	$3.14	24d	1	1.33mi
1617 C St SE Washington, DC	2.0	2.5	1352	$3,750	$2.77	18d	1	1.37mi
1617 C St SE Washington, DC	2.0	2.5	1352	$3,750	$2.77	2d	1	1.37mi
329 16th St SE Washington, DC	3.0	3.0	2000	$4,800	$2.40	24d	1	1.40mi
223 17th St SE #2 Washington, DC	3.0	2.5	1900	$5,200	$2.74	24d	1	1.41mi
4632 Hillside Rd SE Unit 1 Washington, DC	4.0	2.0	1222	$3,000	$2.45	24d	1	1.42mi

Listing history 2 events

1. 2026-06-08
   remarks 258-char remark
2. 2026-06-08
   listed $289,000 Pending

ⓘ 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: $2,777 · $231/mo
• Projected year-2 tax: $2,777 · $231/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 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: $36,163
• − Mortgage interest: −$16,188
• − Property taxes: −$2,777
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,893
• − Management: −$2,893
• − Depreciation: −$8,407
• Taxable income: $1,559
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $5,786/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): 63,380
• Household income: $58,296
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 5115.0

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 (87%)
• Race & ethnicity: Black 87% Hispanic / Latino 7% Two or more races 4% White 2%
• Hispanic origin (detail): Mexican 1% Dominican 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% 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: ▼ -416.91%
• Current HPI: 326.4481
• Rent YoY: ▲ 6.06%
• 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

+1086.8% since first listed

37 events — show timeline

• 2026-06-08 Listed $289,000 BRIGHT MLS
• 2026-06-08 Listing Removed — BRIGHT MLS
• 2025-12-09 Pending — BRIGHT MLS
• 2025-12-09 Listing Removed — BRIGHT MLS
• 2025-11-24 Relisted — BRIGHT MLS
• 2025-11-19 Pending — BRIGHT MLS
• 2025-09-17 Price Changed $289,000 BRIGHT MLS
• 2025-09-17 Relisted — BRIGHT MLS
• 2025-07-22 Pending — BRIGHT MLS
• 2025-05-29 Price Changed $280,000 BRIGHT MLS
• 2025-05-29 Relisted — BRIGHT MLS
• 2024-07-22 Pending — BRIGHT MLS
• 2024-07-22 Listing Removed — BRIGHT MLS
• 2024-06-11 Price Changed $274,000 BRIGHT MLS
• 2024-05-14 Listed $299,000 BRIGHT MLS
• 2023-12-19 Pending — BRIGHT MLS
• 2023-12-19 Listing Removed — BRIGHT MLS
• 2023-12-05 Price Changed $319,000 BRIGHT MLS
• 2023-11-14 Price Changed $349,000 BRIGHT MLS
• 2023-11-14 Relisted — BRIGHT MLS
• 2023-09-22 Pending — BRIGHT MLS
• 2023-07-17 Listed $399,000 BRIGHT MLS
• 2020-09-11 Listing Removed — BRIGHT MLS
• 2020-06-14 Relisted — BRIGHT MLS
• 2020-06-11 Listing Removed — BRIGHT MLS
• 2020-04-18 Relisted — BRIGHT MLS
• 2020-04-10 Listing Removed — BRIGHT MLS
• 2020-01-11 Relisted — BRIGHT MLS
• 2019-12-30 Listing Removed — BRIGHT MLS
• 2019-10-02 Relisted — BRIGHT MLS
• 2019-10-01 Listing Removed — BRIGHT MLS
• 2019-09-01 Relisted — BRIGHT MLS
• 2019-08-30 Listing Removed — BRIGHT MLS
• 2019-03-18 Relisted — BRIGHT MLS
• 2019-03-13 Listing Removed — BRIGHT MLS
• 2018-11-14 Listed $410,000 BRIGHT MLS
• 1975-04-09 Sold (Public Records) $24,352 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,777 · +2.6% YoY. Source: county tax records.