2030 Fort Davis St SE #201 · Washington, DC 20020

$135,000

1 bd · 1.0 ba · 621 sqft · Condo public records · 113 Days on market

Built 1940 $298/mo HOA · 18% of rent

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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 +20.5/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

Key facts

• $298 HOA
• Built 1940
• Listed 113 days

Property features AI

Finance

• Other: Ownership: Condominium; Finished above-grade area reported as 621 (source: assessor); Year built source: assessor; Soil type: Chillum-Urban Land Complex
• HOA & community: Condo fee $298 monthly; Condo fee covers management, snow removal, trash, sewer, water, and lawn maintenance; Community amenities: Other

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on floor 2; Building name: FAIRFAX VILLAGE V; Pets allowed on a case-by-case basis
• Construction: Brick construction
• Exterior features: No tidal water

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: 90% forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: No basement; Living area determined by assessor
• Laundry & utility: No in-unit washer/dryer hook-up

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Capitol Hill Montessori School At Logan (424 students, 0% FRL); Sousa Ms (215 students, 0% FRL); Anacostia Hs (287 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 (+3.9%/yr); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 38% of the median local income ($54k/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 $933 of loan paydown is wiped out by about $4k 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 113 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 6.6

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-8,827
• Equity at exit: $20,129

10-year hold

• IRR: 4.7%
• Equity multiple: 1.37×
• Total profit: $13,851
• Equity at exit: $11,672

Cash invested: $37,800 (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: 298
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$708
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$56
• HOA: −$298
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $179

Break-even live

Break-even rent $1,469

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $255	-5% $217	+0% $179	+5% $141	+10% $103
Rent	-10% $45	-5% $112	+0% $179	+5% $246	+10% $313
Rate	-1.0pp $247	-0.5pp $213	base $179	+0.5pp $144	+1.0pp $108

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 Suitland Ter SE Washington, DC	2.0	1.0	637	$1,595	$2.50	0d	1	0.05mi
2114 Suitland Ter SE Washington, DC	2.0	1.0	650	$1,800	$2.77	25d	1	0.06mi
3812 W St SE #101 Washington, DC	2.0	1.0	629	$1,800	$2.86	25d	1	0.07mi
2107 Fort Davis St SE #301 Washington, DC	2.0	1.0	620	$1,700	$2.74	20d	1	0.07mi
3808 W St SE #101 Washington, DC	2.0	1.0	623	$2,200	$3.53	25d	1	0.08mi
3923 Pennsylvania Ave SE #301 Washington, DC	2.0	1.0	652	$1,850	$2.84	25d	1	0.09mi
3811 V St SE Washington, DC	2.0	1.0	629	$1,595	$2.54	3d	1	0.10mi
2001 Fort Davis St SE #202 Washington, DC	2.0	1.0	614	$1,650	$2.69	25d	1	0.12mi
3956 Pennsylvania Ave SE #203 Washington, DC	2.0	1.0	636	$1,600	$2.52	9d	1	0.15mi
2057 38th St SE #301 Washington, DC	2.0	1.0	625	$1,700	$2.72	20d	1	0.15mi
3935 S St SE #304 Washington, DC	2.0	1.0	735	$2,500	$3.40	25d	1	0.17mi
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,335	$1.64	0d	9	0.19mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,240	$1.61	0d	28	0.19mi
2017 37th St SE #301 Washington, DC	2.0	1.0	644	$1,895	$2.94	25d	1	0.21mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,488	$1.82	0d	49	0.37mi
4110 Suitland Rd Suitland, MD	1.0–3.0	1.0–2.0	955	$1,248	$1.31	0d	15	0.65mi
3101 Pennsylvania Ave SE Washington, DC	1.0	1.0	665	$1,195	$1.80	4d	1	0.84mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$1,692	$2.20	0d	40	0.85mi
4348 Southern Ave SE Washington, DC	2.0	1.0	650	$2,300	$3.54	25d	1	0.93mi
4348 Southern Ave SE Unit Radiance Washington, DC	2.0	1.0	550	$2,200	$4.00	20d	1	0.93mi
1721 29th St SE Unit 1 Washington, DC	1.0	1.0	725	$1,395	$1.92	22d	1	0.95mi
2219 Town Center Dr SE Washington, DC	1.0	1.0	668	$2,045	$3.06	6d	5	0.97mi
3105 Naylor Rd SE Washington, DC	1.0	1.0	750	$1,350	$1.80	14d	1	1.03mi
3109 Naylor Rd SE Washington, DC	2.0	1.0	655	$1,904	$2.91	9d	1	1.03mi
3105 Naylor Rd SE #104 Washington, DC	1.0	1.0	715	$1,350	$1.89	25d	1	1.03mi
3107 Naylor Rd SE #301 Washington, DC	1.0	1.0	700	$1,250	$1.79	25d	1	1.04mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	25d	1	1.04mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$1,535	$1.94	4d	21	1.05mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	25d	1	1.06mi
3416 Curtis Dr Suitland, MD	1.0–3.0	1.0–1.5	779	$1,268	$1.63	0d	25	1.07mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$1,898	$2.23	0d	13	1.10mi
1527 28th St SE Washington, DC	1.0	1.0	700	$1,150	$1.64	25d	1	1.13mi
3035 30th St SE Washington, DC	2.0	1.0	750	$1,350	$1.80	0d	1	1.13mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	9d	4	1.13mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	17d	1	1.14mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,585	$1.95	6d	2	1.15mi
1560 27th St SE Washington, DC	1.0	1.0	660	$1,100	$1.67	25d	1	1.15mi
1550 27th St SE Washington, DC	1.0	1.0	550	$1,100	$2.00	25d	1	1.16mi
1550 27th St SE Washington, DC	2.0	1.0	660	$1,250	$1.89	5d	1	1.16mi
2400 Good Hope Ct SE #204 Washington, DC	1.0	1.0	610	$1,550	$2.54	0d	1	1.21mi

HOA detail condo

• Monthly dues: $298 · $3,576/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-31
   days on market $135,000 Active 113 DOM
2. 2026-02-07
   listed $135,000 Active

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,183 · $99/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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $20,352
• − Mortgage interest: −$7,562
• − Property taxes: −$1,183
• − Insurance: −$675
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − HOA: −$3,576
• − Depreciation: −$3,927
• Taxable income: $172
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,107/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

1 event — show timeline

• 2026-02-07 Listed $135,000 BRIGHT MLS

Property tax history

-0.5%/yr

Latest (2025): $1,183 · -0.9% YoY. Source: county tax records.