1726 Galen St SE · Washington, DC 20020

$300,000

3 bd · 1.5 ba · 1,425 sqft · SingleFamily public records · 24 Days on market

Built 1965 2,318 sqft lot Est $365k · 18% 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• 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

Listing remarks MLS

Lovely property in historic Anacostia filled with natural light, timeless character, and flexible living space in a well-connected Washington, DC location. The classic brick exterior creates lasting curb appeal and a sense of enduring quality from the moment you arrive, while the private driveway offers the added convenience of off-street parking, a valuable feature for city living. Inside, the living spaces feel bright and inviting, creating a comfortable environment for both everyday living and relaxed time at home. The basement adds valuable flexibility and can easily adapt to a variety of needs including additional living space, recreation, storage, hobbies, fitness, or a work-from-home setup. The location offers convenient access to major commuter routes, public transportation, Capitol Hill, Navy Yard, downtown DC, and other key destinations throughout the city. Nearby parks, waterfront areas, and walking trails provide opportunities to enjoy outdoor space while still staying connected to urban amenities. Shopping, dining, entertainment, and daily essentials are all within reach, helping simplify everyday routines and weekend plans alike. This property offers a blend of classic design, light-filled living, practical flexibility, and city convenience in a location that continues to see ongoing community investment and growth throughout Southeast DC. Whether you are looking for accessibility, adaptable space, or a connected city lifestyle, this property presents an opportunity to make it your own. Photos may be virtually staged

Key facts

• 2 parking spots
• Built 1965
• Listed 23 days

Property features AI

Exterior

• Parking: Driveway parking; Two driveway spaces (total of 2 garage/parking spaces)
• Utilities: Public water; Public sewer
• Home design: Semi-detached home; Brick construction
• Construction: Brick construction; Other foundation; Above-grade and below-grade structures
• Exterior features: Shed on the property; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Full basement; Finished lower-level space; Appliances include washer and dryer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $265k (11.7% below list).
• Recommended offer: $265k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Ketcham Es (284 students, 0% FRL); Kramer Ms (203 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); 296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,650/mo this rent would consume 59% 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 $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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $300k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,010 (11.7% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.88% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $364,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 W St SE	0.06mi	4/2.5 (+1)	1,479 (+4%)	3mo	$400,000	$270	79
1226 U St SE	0.50mi	3/1.0	1,477 (+4%)	0mo	$290,000	$196	68
1340 Valley Pl SE	0.37mi	3/1.5	1,444 (+1%)	22mo	$535,000	$370	63
2921 Langston Pl SE	0.61mi	3/1.0	1,350 (-5%)	2mo	$345,000	$256	59
2016 14th St SE	0.33mi	3/3.5	1,516 (+6%)	13mo	$581,600	$384	55
1650 U St SE	0.20mi	3/1.5	1,620 (+14%)	18mo	$434,000	$268	53
1317 W St SE	0.38mi	3/1.5	1,584 (+11%)	18mo	$278,250	$176	49
2311 Wagner St SE	0.46mi	3/1.5	1,634 (+15%)	20mo	$360,000	$220	38
1809 24th Pl SE	0.58mi	4/1.0 (+1)	1,592 (+12%)	19mo	$392,000	$246	30

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-39,634
• Equity at exit: $44,731

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-16,305
• Equity at exit: $25,939

Cash invested: $84,000 (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 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$290 /mo · $3,486/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $105

Break-even live

Break-even rent $2,517

Max offer price $300,000

Occupancy floor 91%

Sensitivity live

Price	-10% $275	-5% $190	+0% $105	+5% $20	+10% $-65
Rent	-10% $-105	-5% $0	+0% $105	+5% $210	+10% $314
Rate	-1.0pp $256	-0.5pp $181	base $105	+0.5pp $27	+1.0pp $-52

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 Galen St SE Washington, DC	3.0	3.0	1138	$2,300	$2.02	5d	1	0.06mi
1705 W St SE Washington, DC	4.0	2.0	1550	$2,500	$1.61	4d	1	0.07mi
1505 West St SE Unit 1 Washington, DC	3.0	2.5	1632	$3,300	$2.02	0d	1	0.18mi
1907 Marion Barry Ave SE Washington, DC	2.0	1.0	900	$1,495	$1.66	25d	1	0.27mi
1953 19th Pl SE Apt 301 Washington, DC	3.0	1.0	980	$5,301	$5.41	25d	1	0.27mi
1953 19th Pl SE Apt 104 Washington, DC	3.0	1.0	980	$2,800	$2.86	6d	1	0.27mi
1430 V St SE Washington, DC	3.0	2.0	1680	$3,100	$1.85	25d	1	0.28mi
2227 14th St SE Washington, DC	3.0	1.0	1222	$2,495	$2.04	25d	1	0.30mi
1516 Marion Barry Ave SE Unit 301 Washington, DC	3.0	2.0	1100	$1,795	$1.63	8d	1	0.34mi
1527 Morris Rd SE Washington, DC	3.0	2.5	1508	$2,700	$1.79	8d	1	0.35mi
2202 U Pl SE Washington, DC	2.0	1.5	1232	$3,500	$2.84	25d	1	0.37mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	25d	6	0.41mi
1328 Morris Rd SE Washington, DC	3.0	2.5	1372	$3,250	$2.37	19d	1	0.46mi
1351 Morris Rd SE Unit Upstairs Washington, DC	3.0	2.0	1522	$2,700	$1.77	5d	1	0.46mi
1802 14th St SE Washington, DC	3.0	2.0	1800	$2,800	$1.56	25d	1	0.47mi
1634 Ridge Pl SE Washington, DC	3.0	3.5	1248	$3,200	$2.56	25d	1	0.48mi
1308 Talbert Ct SE Washington, DC	3.0	2.5	1446	$2,995	$2.07	6d	1	0.50mi
1621 R St SE Washington, DC	3.0	2.0	1250	$24,000	$19.20	0d	1	0.50mi
1214 U St SE Washington, DC	3.0	2.5	1350	$3,375	$2.50	25d	1	0.51mi
1300 Dexter Ter SE Washington, DC	2.0	1.5	1100	$2,600	$2.36	25d	1	0.52mi
1938 S St SE Washington, DC	3.0	2.0	1522	$2,999	$1.97	25d	1	0.53mi
2460 James Bank Rd SE Washington, DC	3.0	3.5	1687	$3,190	$1.89	16d	1	0.56mi
2629 Douglass Rd SE Washington, DC	2.0–3.0	1.0–1.5	888	$2,245	$2.53	2d	13	0.57mi
2648 Bowen Rd SE Washington, DC	3.0	1.5	1220	$2,500	$2.05	25d	1	0.58mi
1612 Q St SE Washington, DC	3.0	2.0	1737	$2,850	$1.64	0d	1	0.62mi
2322 Shannon Pl SE Washington, DC	3.0	3.5	1800	$2,800	$1.56	25d	1	0.63mi
2501 Sayles Pl SE #9 Washington, DC	2.0	2.0	1157	$2,500	$2.16	25d	1	0.65mi
2501 Sayles Pl SE #9 Washington, DC	2.0	2.0	1157	$2,500	$2.16	12d	1	0.65mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$2,075	$2.63	4d	21	0.66mi
2609 Douglass Rd SE #402 Washington, DC	2.0	2.0	990	$2,200	$2.22	25d	1	0.67mi
2215 Minnesota Ave SE Unit 18 Washington, DC	4.0	2.0	990	$4,500	$4.55	25d	1	0.76mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,755	$2.16	6d	2	0.76mi
1928 Naylor Rd SE Unit 102 Washington, DC	2.0	2.0	875	$1,482	$1.69	0d	1	0.78mi
1928 Naylor Rd SE Unit 503 Washington, DC	2.0	2.0	877	$1,595	$1.82	0d	1	0.78mi
1955 Fairlawn Ave SE Unit 2A Washington, DC	2.0	2.0	1000	$2,499	$2.50	25d	1	0.84mi
2003 Fairlawn Ave SE Washington, DC	4.0	2.0	1500	$5,800	$3.87	4d	1	0.85mi
1616 27th St SE Unit 6 Washington, DC	3.0	1.0	1100	$2,850	$2.59	25d	1	0.87mi
1851 Tubman Rd SE Washington, DC	3.0	2.0	1689	$3,200	$1.89	25d	1	0.88mi
1800 28th Pl SE #201 Washington, DC	3.0	2.0	1132	$2,800	$2.47	4d	1	0.90mi
2847 Gainesville St SE Unit 303 Washington, DC	3.0	1.0	902	$2,400	$2.66	25d	1	0.91mi

Listing history 18 events

1. 2026-06-21
   days on market $300,000 Active 24 DOM
2. 2026-06-18
   days on market $300,000 Active 21 DOM
3. 2026-06-17
   days on market $300,000 Active 20 DOM
4. 2026-06-16
   days on market $300,000 Active 19 DOM
5. 2026-06-15
   days on market $300,000 Active 18 DOM
6. 2026-06-13
   days on market $300,000 Active 16 DOM
7. 2026-06-09
   days on market $300,000 Active 12 DOM
8. 2026-06-08
   days on market $300,000 Active 11 DOM
9. 2026-06-07
   days on market $300,000 Active 10 DOM
10. 2026-06-04
    days on market $300,000 Active 7 DOM
11. 2026-06-03
    days on market $300,000 Active 6 DOM
12. 2026-06-02
    days on market $300,000 Active 5 DOM
13. 2026-06-01
    days on market $300,000 Active 4 DOM
14. 2026-05-31
    days on market $300,000 Active 3 DOM
15. 2026-05-28
    status Active

    Show marketing remark (1556 chars)

    Lovely property in historic Anacostia filled with natural light, timeless character, and flexible living space in a well-connected Washington, DC location. The classic brick exterior creates lasting curb appeal and a sense of enduring quality from the moment you arrive, while the private driveway offers the added convenience of off-street parking, a valuable feature for city living. Inside, the living spaces feel bright and inviting, creating a comfortable environment for both everyday living and relaxed time at home. The basement adds valuable flexibility and can easily adapt to a variety of needs including additional living space, recreation, storage, hobbies, fitness, or a work-from-home setup. The location offers convenient access to major commuter routes, public transportation, Capitol Hill, Navy Yard, downtown DC, and other key destinations throughout the city. Nearby parks, waterfront areas, and walking trails provide opportunities to enjoy outdoor space while still staying connected to urban amenities. Shopping, dining, entertainment, and daily essentials are all within reach, helping simplify everyday routines and weekend plans alike. This property offers a blend of classic design, light-filled living, practical flexibility, and city convenience in a location that continues to see ongoing community investment and growth throughout Southeast DC. Whether you are looking for accessibility, adaptable space, or a connected city lifestyle, this property presents an opportunity to make it your own. Photos may be virtually staged

16. 2026-05-28
    listed $600,000 Active 1556-char remark

    Show marketing remark (1556 chars)

    Lovely property in historic Anacostia filled with natural light, timeless character, and flexible living space in a well-connected Washington, DC location. The classic brick exterior creates lasting curb appeal and a sense of enduring quality from the moment you arrive, while the private driveway offers the added convenience of off-street parking, a valuable feature for city living. Inside, the living spaces feel bright and inviting, creating a comfortable environment for both everyday living and relaxed time at home. The basement adds valuable flexibility and can easily adapt to a variety of needs including additional living space, recreation, storage, hobbies, fitness, or a work-from-home setup. The location offers convenient access to major commuter routes, public transportation, Capitol Hill, Navy Yard, downtown DC, and other key destinations throughout the city. Nearby parks, waterfront areas, and walking trails provide opportunities to enjoy outdoor space while still staying connected to urban amenities. Shopping, dining, entertainment, and daily essentials are all within reach, helping simplify everyday routines and weekend plans alike. This property offers a blend of classic design, light-filled living, practical flexibility, and city convenience in a location that continues to see ongoing community investment and growth throughout Southeast DC. Whether you are looking for accessibility, adaptable space, or a connected city lifestyle, this property presents an opportunity to make it your own. Photos may be virtually staged

17. 2026-05-04
    historical
18. 2026-04-08
    historical $300,000

ⓘ 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: $3,486 · $290/mo
• Projected year-2 tax: $3,486 · $290/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $31,801
• − Mortgage interest: −$16,805
• − Property taxes: −$3,486
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$8,727
• Taxable loss: −$3,805
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $2,171/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

+100.0% since first listed

4 events — show timeline

• 2026-05-28 Relisted — BRIGHT MLS
• 2026-05-28 Listed $600,000 BRIGHT MLS
• 2026-05-04 Listing Removed — BRIGHT MLS
• 2026-04-08 Coming Soon $300,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2025): $3,486 · +2.5% YoY. Source: county tax records.