2005 1st St NW · Washington, DC 20001

$983,500

5 bd · 2.5 ba · 2,278 sqft · MultiFamily public records · 40 Days on market

Built 1909 1,188 sqft lot Est $1059k · 7% 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 +25.2/30.0
• ARV discount +10.7/15.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Built in 1909, this stunning four-level Victorian stands as a true testament to the craftsmanship of a bygone era, lovingly preserved while offering the flexibility and space that today's buyers dream about. Nestled in the heart of historic Bloomingdale, just steps from the tranquil beauty of Crispus Attucks Park, this is not simply a home — it is a legacy property. Spanning seven bedrooms and four full bathrooms across four generous levels, the home opens into a sun-drenched, open-concept living and dining area that invites both grand entertaining and everyday comfort. Original Victorian architectural details — soaring ceilings, rich millwork, and timeless proportions — f

Key facts

• Open-concept living
• Built 1909
• Listed 40 days

Tags

• VICTORIAN CRAFTSMANSHIP
• HISTORIC BLOOMINGDALE
• OPEN-CONCEPT LIVING
• SINGLE-FLOOR LIVING OPTIONS
• FULL ENGLISH BASEMENT
• INCOME-PRODUCING RENTAL UNIT

Property features AI

Exterior

• Parking: On-street parking (rented/permit required)
• Utilities: Public water; Public sewer; Natural gas hot water; Cable TV available
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: Patio(s); Sidewalks; Rear fencing; Landscaped lot

Interior

• Kitchen: Disposal; Electric oven/range; Stove; Refrigerator
• Bedrooms: Two bedrooms on main level; Three bedrooms on first upper level; Two bedrooms on second upper level; One bedroom on first lower level
• Bathrooms: Four full bathrooms total (one on main level, one on first upper level, one on second upper level, one on first lower level)
• Heating & cooling: Central heating with forced air and heat pump(s); Natural gas heating fuel; Central air conditioning (electric)
• Interior features: Breakfast area; Open floor plan with combined kitchen/living and dining/living spaces; Upgraded countertops; Entry-level bedroom; Drywall and masonry walls/ceilings
• Laundry & utility: Basement includes heated, improved space with front, rear and outside entrances (English-style)

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $984k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $984k).
• Recommended offer: $954k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 soft (-0.8%/yr); 375 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); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $10,195/mo this rent would consume 89% of the median local household income ($138k/yr) (locally 3130% 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 $7k of loan paydown is wiped out by about $30k 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 40 days — a 3% lower offer ($954k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $350k; list at $984k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $953,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $1,059,270
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 North Capitol NE	0.34mi	5/3.0	2,300 (+1%)	10mo	$1,060,000	$461	72
21 Q St NW	0.41mi	4/— (-1)	2,216 (-3%)	12mo	$1,030,000	$465	61
929 T St NW	0.72mi	5/—	2,310 (+1%)	15mo	$1,460,000	$632	52
221 Morgan St NW	0.74mi	4/2.0 (-1)	2,386 (+5%)	8mo	$860,000	$360	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-49,164
• Equity at exit: $146,643

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $20,911
• Equity at exit: $85,035

Cash invested: $275,380 (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 20001

• Rents YoY: -0.8%
• Active inventory: 375
• Price-to-rent: 32.2×

Monthly cashflow live

• Estimated rent: $10,195 high
• Mortgage (P&I): −$5,158
• Tax from tax record: −$281 /mo · $3,366/yr
• Insurance: −$410
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,141
• Net cashflow: $2,206

Break-even live

Break-even rent $7,402

Max offer price $983,500

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$10,196
Total (4 units)			$10,195

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: $245,875
• Closing costs: $29,505
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 U St NW Unit A Washington, DC	4.0	3.5	2388	$6,000	$2.51	24d	1	0.12mi
12 Rhode Island Ave NW Washington, DC	4.0	4.0	3319	$5,500	$1.66	24d	1	0.14mi
1 V St NW Washington, DC	4.0	3.0	1800	$4,900	$2.72	12d	1	0.17mi
2206 First St NW Unit A Washington, DC	5.0	3.5	3374	$5,650	$1.67	24d	1	0.17mi
2120 N Capitol St NW Washington, DC	5.0	3.0	3000	$5,500	$1.83	2d	1	0.18mi
1745 1st St NW Washington, DC	4.0	3.0	2804	$5,000	$1.78	12d	1	0.21mi
32 Adams St NW Washington, DC	5.0	4.5	3088	$8,000	$2.59	24d	1	0.23mi
45 Rhode Island Ave NE Unit 1388279P Washington, DC	2.0–6.0	2.0–6.0	10371	$13,837	$1.33	7d	2	0.25mi
138 Bryant St NW Washington, DC	4.0	2.0	1809	$3,750	$2.07	20d	1	0.27mi
1852 5th St NW Washington, DC	5.0	4.0	2684	$5,895	$2.20	24d	1	0.37mi
1613 1st St NW Washington, DC	4.0	4.0	1965	$4,750	$2.42	24d	1	0.38mi
2519 N Capitol St NE Washington, DC	5.0	4.0	2750	$4,625	$1.68	11d	1	0.45mi
2519 N Capitol St NE Washington, DC	5.0	3.5	2750	$5,350	$1.95	15d	1	0.45mi
1605 New Jersey Ave NW Washington, DC	4.0	4.5	2391	$6,000	$2.51	24d	1	0.46mi
33 Lower Service Ct NW Washington, DC	4.0	4.5	2250	$7,950	$3.53	18d	1	0.52mi
301 V St NE Washington, DC	4.0	3.5	3000	$5,650	$1.88	19d	1	0.55mi
1417 1st St NW Washington, DC	4.0	3.5	1763	$5,000	$2.84	24d	1	0.55mi
2104 4th St NE #1 Washington, DC	4.0	3.5	2165	$6,150	$2.84	24d	1	0.61mi
2129 4th St NE Washington, DC	4.0	3.5	2052	$4,400	$2.14	24d	1	0.64mi
909 T St NW Washington, DC	4.0	2.5	2500	$6,100	$2.44	7d	1	0.68mi
615 P St NW Washington, DC	4.0	3.0	3100	$5,500	$1.77	24d	1	0.68mi
615 P St NW Washington, DC	4.0	2.5	2945	$5,500	$1.87	18d	1	0.68mi
615 P St NW Washington, DC	4.0	2.5	3213	$5,500	$1.71	7d	1	0.68mi
1406 5th St NW Washington, DC	5.0	3.0	2610	$8,700	$3.33	19d	1	0.68mi
7 New York Ave NE Washington, DC	4.0	1.0–3.0	1096	$7,800	$7.11	2d	11	0.69mi
513 N St NW Washington, DC	4.0	3.0	1752	$4,900	$2.80	24d	1	0.78mi
1332 8th St NW Washington, DC	5.0	3.5	3249	$9,800	$3.02	24d	1	0.86mi
1328 9th St NW Washington, DC	5.0	3.0	1780	$5,800	$3.26	4d	1	0.89mi
787 Fairmont St NW Washington, DC	4.0	2.5	2350	$4,950	$2.11	19d	1	0.91mi
738 Gresham Pl NW Washington, DC	5.0	3.0	2166	$5,500	$2.54	24d	1	0.92mi
1017 Euclid St NW #1 Washington, DC	5.0	2.0	2048	$6,999	$3.42	24d	1	0.92mi
1113 Clifton St NW Washington, DC	4.0	2.5	2076	$5,700	$2.75	24d	1	0.93mi
636 Columbia Rd NW Washington, DC	4.0	2.5	2070	$4,900	$2.37	15d	1	0.93mi
636 Columbia Rd NW Washington, DC	5.0	2.5	2070	$4,900	$2.37	24d	1	0.93mi
520 Irving St NW Washington, DC	5.0	3.5	2600	$6,700	$2.58	2d	1	0.94mi
2712 Sherman Ave NW Washington, DC	5.0	3.5	1904	$5,400	$2.84	24d	1	0.94mi
1325 Naylor Ct NW Washington, DC	4.0	4.5	2600	$11,000	$4.23	24d	1	0.95mi
1503 Vermont Ave NW Washington, DC	8.0	1.0–5.0	2978	$10,905	$3.66	2d	125	1.02mi
1349 Wallach Pl NW Washington, DC	4.0	4.5	3200	$10,000	$3.12	24d	1	1.04mi
1329 Riggs St NW Unit 1 Washington, DC	5.0	3.0	1800	$5,750	$3.19	22d	1	1.05mi

Listing history 8 events

1. 2026-05-28
   status Pending
2. 2026-05-19
   historical
3. 2026-04-09
   listed $983,500 Active
4. 2003-03-26
   soldstatus $350,000
5. 2003-03-14
   soldstatus $350,000
6. 2003-01-25
   historical
7. 2002-10-01
   listed $399,990
8. 1976-06-28
   soldstatus $50,000

ⓘ 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: $3,366 · $281/mo
• Projected year-2 tax: $4,683 · $390/mo
• Expected delta: +$1,317/yr (+$110/mo · 39.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $122,340
• − Mortgage interest: −$55,091
• − Property taxes: −$3,366
• − Insurance: −$4,918
• − Repairs & maintenance: −$9,787
• − Management: −$9,787
• − Depreciation: −$28,611
• Taxable income: $10,780
• Est. tax owed @ 24.0%: −$2,587
• After-tax cash flow: $23,887/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): 44,616
• Household income: $138,059
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 3130.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 11% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 7% Chinese 3% Other Indo-European 2%

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: ▼ -859.30%
• Current HPI: 400.1329
• Rent YoY: ▼ -0.75%
• 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

+1867.0% since first listed

8 events — show timeline

• 2026-05-28 Pending — BRIGHT MLS
• 2026-05-19 Listing Removed — BRIGHT MLS
• 2026-04-09 Listed $983,500 BRIGHT MLS
• 2003-03-26 Sold (Public Records) $350,000 Public Records
• 2003-03-14 Sold (MLS) $350,000 MRIS
• 2003-01-25 Delisted — MRIS
• 2002-10-01 Listed $399,990 MRIS
• 1976-06-28 Sold (Public Records) $50,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $3,366 · +1.6% YoY. Source: county tax records.