507 Brandywine St SE · Washington, DC 20032

$425,000

3 bd · 3.0 ba · 1,995 sqft · MultiFamily public records · 20 Days on market

Built 1951 2,613 sqft lot

---

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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

3‑unit multifamily offering consistent 1BR/1BA layouts. The property features a fenced rear yard, a private rear carport, and an installed surveillance system for added security. Two units are currently Vacant; one unit is owner-occupied. Ready for an owner‑occupant or investor. Interior finishes are functional, with some cosmetic updates that may further enhance rental appeal. Located in a rapidly developing Ward 8 corridor with convenient access to Metro, major commuter routes, and neighborhood amenities. This triplex provides a solid foundation for long‑term & or STR rental strategies, including traditional leasing or program‑friendly operations. All information reflects current co

Key facts

• 2,613 sq ft lot
• Built 1951
• Listed 19 days

Property features AI

Finance

• Financial info: Multi-unit property with 3 total units (three one-bedroom units)

Exterior

• Parking: Concrete driveway; On-street parking; Parking lot
• Utilities: Public water; Public sewer; Electric available; Natural gas available (hot water & heating); Cable TV available; Phone available
• Home design: Brick construction; 3 total levels/stories; Fee simple ownership; Estimated year built with effective remodel in 2004; Slate roof; Concrete perimeter foundation; Above- and below-grade structures
• Construction: Brick exterior; Slate roof; Concrete perimeter foundation; Major renovation around 2004
• Exterior features: Sidewalks; Deck(s)

Interior

• Kitchen: Refrigerator; Microwave; Electric oven/range; Stove; Stainless steel appliances; Exhaust fan
• Bedrooms: Entry-level bedroom; Three one-bedroom units (multi-unit property)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank; Wood floors
• Bathrooms: Master bath(s)
• Heating & cooling: Forced air heating; Natural gas heating fuel; Central air conditioning (electric)
• Interior features: Open floor plan; Combination dining and living area; Dining area; Family room off kitchen; Galley kitchen layout; Master bathroom; Recessed lighting; Ceiling fans; Upgraded countertops; Drywall walls and ceilings; Wood and carpet flooring
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3 × 1.0-bed/1.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive. Per door: $220/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $415k (2.4% below list).
• Recommended offer: $415k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,149/mo this rent would consume 101% of the median local household income ($49k/yr) (locally 4530% 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 20 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $44k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $255k; list at $425k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $414,900 (2.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.5

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-22,860
• Equity at exit: $63,369

10-year hold

• IRR: 5.5%
• Equity multiple: 1.43×
• Total profit: $50,684
• 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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 145
• Price-to-rent: 25.6×

Monthly cashflow live

• Estimated rent: $4,149 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $661

Break-even live

Break-even rent $3,312

Max offer price $425,000

Occupancy floor 79%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1.0	1	$4,149
Total (3 units)			$4,149

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4805 Springmaid Ln Oxon Hill, MD	3.0	2.5	1296	$2,600	$2.01	18d	1	0.37mi
147 Mississippi Ave SE Washington, DC	4.0	2.0	1459	$2,795	$1.92	21d	1	0.39mi
864 Bellevue St SE Unit 1 Washington, DC	2.0	1.0	1628	$1,700	$1.04	24d	1	0.43mi
866 Bellevue St SE Unit 1 Washington, DC	2.0	1.0	2533	$1,600	$0.63	24d	1	0.43mi
4306 Halley Ter SE Unit 1 Washington, DC	4.0	2.0	1270	$3,000	$2.36	10d	1	0.44mi
4329 Halley Ter SE Unit 4 Washington, DC	2.0	1.0	2556	$1,350	$0.53	21d	1	0.48mi
4281 S Capitol St SW Washington, DC	3.0	3.5	1412	$2,900	$2.05	24d	1	0.51mi
4287 S Capitol St SW Washington, DC	2.0	3.5	1412	$2,575	$1.82	24d	1	0.51mi
911 Bellevue St SE Washington, DC	4.0	2.0	1820	$3,400	$1.87	24d	1	0.56mi
716 Audrey Ln Oxon Hill, MD	3.0	2.0	1344	$2,500	$1.86	18d	1	0.61mi
150 Upsal St SE Washington, DC	2.0	3.0	1695	$3,200	$1.89	24d	1	0.61mi
4005 Blakney Ln SE Washington, DC	3.0	2.5	2024	$3,000	$1.48	17d	1	0.62mi
118 Galveston St SW Washington, DC	1.0–3.0	1.0–2.0	951	$2,130	$2.24	2d	10	0.72mi
1121 Varney St SE Washington, DC	3.0	3.5	1400	$3,000	$2.14	24d	1	0.72mi
1306 Sutler Ter Oxon Hill, MD	4.0	2.5	1320	$3,079	$2.33	2d	1	0.73mi
742 Congress St SE Washington, DC	3.0	2.5	1744	$3,000	$1.72	16d	1	0.73mi
5102 Glassmanor Dr Oxon Hill, MD	3.0	2.5	2304	$2,500	$1.09	43d	1	0.75mi
4334 Martin Luther King Jr Ave SW Washington, DC	3.0	2.0	1323	$3,200	$2.42	24d	1	0.76mi
4935 Wall Flower Way Oxon Hill, MD	3.0	3.0	1320	$2,750	$2.08	20d	1	0.81mi
1636 Deep Gorge Ct Oxon Hill, MD	3.0	3.5	1332	$2,750	$2.06	43d	1	0.93mi
5400 Livingston Ter Oxon Hill, MD	1.0–3.0	1.0–1.5	1053	$1,890	$1.79	1d	5	0.99mi
349 Parkland Pl SE Unit B Washington, DC	4.0	2.0	1400	$2,500	$1.79	20d	1	1.00mi
349 Parkland Pl SE Unit A Washington, DC	4.0	2.0	1400	$2,500	$1.79	24d	1	1.00mi
357 Parkland Pl SE Washington, DC	4.0	2.0	2400	$2,300	$0.96	24d	1	1.00mi
357 Parkland Pl SE Unit 1 Washington, DC	4.0	2.0	2400	$2,200	$0.92	24d	1	1.00mi
224 Malcolm X Ave SE Washington, DC	4.0	3.5	2052	$3,500	$1.71	24d	1	1.07mi
5507 Sachem Dr Oxon Hill, MD	4.0	3.0	1299	$2,900	$2.23	43d	1	1.11mi
1201 Oak Dr SE Washington, DC	3.0	1.0–2.0	853	$2,220	$2.60	1d	19	1.20mi
3401 15th St SE Unit 2 Washington, DC	2.0	1.0	2520	$1,600	$0.63	24d	1	1.29mi

Listing history 34 events

1. 2026-06-18
   days on market $425,000 Active 20 DOM
2. 2026-06-17
   days on market $425,000 Active 19 DOM
3. 2026-06-16
   days on market $425,000 Active 18 DOM
4. 2026-06-15
   days on market $425,000 Active 17 DOM
5. 2026-06-13
   days on market $425,000 Active 15 DOM
6. 2026-06-09
   days on market $425,000 Active 11 DOM
7. 2026-06-08
   days on market $425,000 Active 10 DOM
8. 2026-06-07
   days on market $425,000 Active 9 DOM
9. 2026-06-04
   days on market $425,000 Active 6 DOM
10. 2026-06-03
    days on market $425,000 Active 5 DOM
11. 2026-06-02
    days on market $425,000 Active 4 DOM
12. 2026-06-01
    days on market $425,000 Active 3 DOM
13. 2026-05-31
    days on market $425,000 Active 2 DOM
14. 2026-05-28
    historical $425,000
15. 2026-04-04
    historical
16. 2026-03-23
    historical
17. 2026-03-23
    listed $469,000 Active
18. 2026-01-07
    listed $499,999 Active
19. 2025-12-23
    historical
20. 2025-10-10
    listed $549,900 Active
21. 2025-10-10
    historical
22. 2025-09-18
    listed $575,000 Active
23. 2025-09-11
    historical
24. 2023-02-20
    historical
25. 2023-02-11
    historical Active Under Contract
26. 2023-02-01
    status Active
27. 2023-01-06
    historical
28. 2022-12-22
    historical
29. 2005-03-18
    soldstatus $255,000
30. 2005-03-17
    soldstatus $255,000
31. 2005-02-15
    historical
32. 2004-11-03
    soldstatus $126,000
33. 2004-10-31
    listed $260,000
34. 1976-10-14
    soldstatus $26,000

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,562 · $213/mo
• Expected delta: +$31/yr (+$3/mo · 1.2%)

ⓘ 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: $49,788
• − Mortgage interest: −$23,807
• − Property taxes: −$2,531
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,983
• − Management: −$3,983
• − Depreciation: −$12,364
• Taxable income: $996
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $7,693/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

+1534.6% since first listed

21 events — show timeline

• 2026-05-28 Coming Soon $425,000 BRIGHT MLS
• 2026-04-04 Listing Removed — BRIGHT MLS
• 2026-03-23 Listed $469,000 BRIGHT MLS
• 2026-03-23 Listing Removed — BRIGHT MLS
• 2026-01-07 Listed $499,999 BRIGHT MLS
• 2025-12-23 Listing Removed — BRIGHT MLS
• 2025-10-10 Listing Removed — BRIGHT MLS
• 2025-10-10 Listed $549,900 BRIGHT MLS
• 2025-09-18 Listed $575,000 BRIGHT MLS
• 2025-09-11 Coming Soon — BRIGHT MLS
• 2023-02-20 Listing Removed — BRIGHT MLS
• 2023-02-11 Contingent — BRIGHT MLS
• 2023-02-01 Relisted — BRIGHT MLS
• 2023-01-06 Listing Removed — BRIGHT MLS
• 2022-12-22 Coming Soon — BRIGHT MLS
• 2005-03-18 Sold (MLS) $255,000 MRIS
• 2005-03-17 Sold (Public Records) $255,000 Public Records
• 2005-02-15 Delisted — MRIS
• 2004-11-03 Sold (Public Records) $126,000 Public Records
• 2004-10-31 Listed $260,000 MRIS
• 1976-10-14 Sold (Public Records) $26,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,531 · +9.0% YoY. Source: county tax records.