718 Lamont St NW · Washington, DC 20010

$1,199,999

4 bd · 4.0 ba · 2,968 sqft · MultiFamily public records · 41 Days on market

Built 1940 3,563 sqft lot Est $926k · 30% over

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Why this score? — see what drove the D- 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 +15.8/30.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Investor Alert!!! 4-unit building for sale. Current layout includes 1-two bedroom and 3-one bedroom units with separated utilities (except water). This property can be used as a buy and hold with major upgrades to the units or converted to luxury condos in booming Petworth neighborhood. Building has RF-1 zoning restrictions, but has plenty of potential including adding parking in the large rear lot. Agents, please follow CDC guidelines when showing property and leave all lights off after showing.

Key facts

• Central hvac
• Rent control exempt
• 3,563 sq ft lot

Tags

• FOUR UNIT MULTIFAMILY PROPERTY
• FLEXIBLE LEASING POTENTIAL
• RENT CONTROL EXEMPT
• SUBSTANTIAL RECENT RENOVATIONS
• CENTRAL HVAC

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Brick construction; 4-unit multifamily property; Above-grade and below-grade structures
• Construction: Brick exterior; Estimated year built
• Exterior features: No tidal water

Interior

• Bedrooms: Three 2-bedroom units and one 3-bedroom unit
• Heating & cooling: Hot water heating; Central air conditioning (electric)
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 1×3bd/1ba units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive. Per door: $135/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 $1.02M (14.9% below list).
• Recommended offer: $1.02M (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Tubman Es (540 students, 0% FRL); Cardozo Education Campus (639 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 flat; 178 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $10,213/mo this rent would consume 107% of the median local household income ($114k/yr) (locally 1344% 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 $8k of loan paydown is wiped out by about $36k 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 41 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $350k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $1,021,300 (14.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $926,016
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3542 6th St NW	0.26mi	4/4.0	2,880 (-3%)	5mo	$899,900	$312	79

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-187,352
• Equity at exit: $178,924

10-year hold

• IRR: -12.8%
• Equity multiple: 0.33×
• Total profit: $-225,120
• Equity at exit: $103,754

Cash invested: $336,000 (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 20010

• Rents YoY: 0.3%
• Active inventory: 178
• Price-to-rent: 41.3×

Monthly cashflow live

• Estimated rent: $10,213 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$735 /mo · $8,817/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,145
• Net cashflow: $541

Break-even live

Break-even rent $9,529

Max offer price $1,199,999

Occupancy floor 90%

Sensitivity live

Price	-10% $1,220	-5% $880	+0% $541	+5% $201	+10% $-139
Rent	-10% $-266	-5% $137	+0% $541	+5% $944	+10% $1,347
Rate	-1.0pp $1,145	-0.5pp $846	base $541	+0.5pp $230	+1.0pp $-87

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,266
1× unit	3	1	$2,946
Total (4 units)			$10,213

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
739 Morton St NW Washington, DC	5.0	4.0	3200	$4,995	$1.56	17d	1	0.08mi
1008 Park Rd NW Washington, DC	5.0	3.5	3120	$5,750	$1.84	26d	1	0.14mi
1022 Park Rd NW Unit 1 Washington, DC	5.0	3.5	3005	$6,200	$2.06	20d	1	0.16mi
1023 Columbia Rd NW Washington, DC	5.0	3.5	3081	$6,200	$2.01	21d	1	0.23mi
636 Columbia Rd NW Washington, DC	4.0	2.5	2070	$4,900	$2.37	17d	1	0.26mi
636 Columbia Rd NW Washington, DC	5.0	2.5	2070	$4,900	$2.37	26d	1	0.26mi
520 Irving St NW Washington, DC	5.0	3.5	2600	$6,700	$2.58	4d	1	0.29mi
447 Lamont St NW Washington, DC	5.0	2.5	2000	$5,600	$2.80	7d	1	0.29mi
738 Gresham Pl NW Washington, DC	5.0	3.0	2166	$5,500	$2.54	26d	1	0.32mi
787 Fairmont St NW Washington, DC	4.0	2.5	2350	$4,950	$2.11	20d	1	0.41mi
2707 11th St NW Washington, DC	3.0	1.0	2223	$2,999	$1.35	26d	1	0.42mi
2717 13th St NW Unit B Washington, DC	4.0	3.5	2127	$5,600	$2.63	26d	1	0.46mi
2715 13th ST NW Unit A Washington, DC	4.0	2.5	2780	$6,700	$2.41	16d	1	0.47mi
1017 Euclid St NW #1 Washington, DC	5.0	2.0	2048	$6,999	$3.42	26d	1	0.47mi
3716 13th St NW #1 Washington, DC	3.0	3.5	2500	$4,650	$1.86	0d	1	0.51mi
3716 13th St NW Washington, DC	3.0	3.0	2500	$4,650	$1.86	4d	1	0.51mi
3716 13th St NW Washington, DC	3.0	3.0	2180	$5,100	$2.34	6d	1	0.51mi
3815 New Hampshire Ave NW Washington, DC	4.0	3.5	2300	$5,150	$2.24	6d	1	0.51mi
2533 11th St NW Washington, DC	3.0	2.5	2220	$4,000	$1.80	14d	1	0.53mi
1113 Clifton St NW Washington, DC	4.0	2.5	2076	$5,700	$2.75	26d	1	0.59mi
1432 Perry Pl NW Washington, DC	5.0	3.0	2350	$4,495	$1.91	22d	1	0.62mi
4023 New Hampshire Ave NW Washington, DC	4.0	3.5	1946	$5,950	$3.06	26d	1	0.69mi
33 Lower Service Ct NW Washington, DC	4.0	4.5	2250	$7,950	$3.53	20d	1	0.88mi
1821 Kilbourne Pl NW Washington, DC	4.0	2.0	2356	$6,000	$2.55	26d	1	0.93mi
4208 16th St NW Washington, DC	4.0	2.5	3373	$4,650	$1.38	18d	1	1.01mi
2519 N Capitol St NE Washington, DC	5.0	3.5	2750	$5,350	$1.95	17d	1	1.04mi
2519 N Capitol St NE Washington, DC	5.0	4.0	2750	$4,625	$1.68	12d	1	1.04mi
2206 First St NW Unit A Washington, DC	5.0	3.5	3374	$5,650	$1.67	26d	1	1.04mi
909 T St NW Washington, DC	4.0	2.5	2500	$6,100	$2.44	9d	1	1.05mi
1920 6th St NW Washington, DC	3.0	2.5	1928	$5,500	$2.85	21d	1	1.05mi
1349 Wallach Pl NW Washington, DC	4.0	4.5	3200	$10,000	$3.12	26d	1	1.06mi
1944 3rd St NW Washington, DC	3.0	2.5	2124	$4,195	$1.98	26d	1	1.06mi
2404 N Capitol St NW Unit A Washington, DC	3.0	3.0	3554	$5,300	$1.49	17d	1	1.06mi
2404 N Capitol St NW Unit B Washington, DC	3.0	3.0	3554	$5,600	$1.58	17d	1	1.06mi
4605 Georgia Ave NW Washington, DC	4.0	3.0	2000	$4,500	$2.25	9d	1	1.06mi
613 Florida Ave NW #2 Washington, DC	3.0	2.0	2400	$4,600	$1.92	6d	1	1.07mi
32 Adams St NW Washington, DC	5.0	4.5	3088	$8,000	$2.59	26d	1	1.10mi
1852 5th St NW Washington, DC	5.0	4.0	2684	$5,895	$2.20	26d	1	1.13mi
2017 Klingle Rd NW Washington, DC	4.0	3.5	3047	$7,950	$2.61	19d	1	1.15mi
58 V St NW Unit A Washington, DC	3.0	2.5	2150	$5,200	$2.42	21d	1	1.18mi

Listing history 26 events

1. 2026-06-21
   days on market $1,199,999 Active 41 DOM
2. 2026-06-18
   days on market $1,199,999 Active 38 DOM
3. 2026-06-17
   days on market $1,199,999 Active 37 DOM
4. 2026-06-16
   days on market $1,199,999 Active 36 DOM
5. 2026-06-15
   days on market $1,199,999 Active 35 DOM
6. 2026-06-13
   days on market $1,199,999 Active 33 DOM
7. 2026-06-09
   days on market $1,199,999 Active 29 DOM
8. 2026-06-08
   days on market $1,199,999 Active 28 DOM
9. 2026-06-07
   days on market $1,199,999 Active 27 DOM
10. 2026-06-04
    days on market $1,199,999 Active 24 DOM
11. 2026-06-03
    days on market $1,199,999 Active 23 DOM
12. 2026-06-02
    days on market $1,199,999 Active 22 DOM
13. 2026-06-01
    days on market $1,199,999 Active 21 DOM
14. 2026-05-31
    days on market $1,199,999 Active 20 DOM
15. 2026-05-12
    price $1,199,999
16. 2026-05-11
    listed $1,550,000 Active
17. 2026-03-13
    historical
18. 2025-11-17
    price $1,550,000
19. 2025-10-03
    listed $1,650,000 Active
20. 2021-08-06
    soldstatus $1,265,000
21. 2021-07-06
    soldstatus $1,265,000 Closed 503-char remark

    Show marketing remark (503 chars)

    Investor Alert!!! 4-unit building for sale. Current layout includes 1-two bedroom and 3-one bedroom units with separated utilities (except water). This property can be used as a buy and hold with major upgrades to the units or converted to luxury condos in booming Petworth neighborhood. Building has RF-1 zoning restrictions, but has plenty of potential including adding parking in the large rear lot. Agents, please follow CDC guidelines when showing property and leave all lights off after showing.

22. 2021-06-01
    status Pending 503-char remark

    Show marketing remark (503 chars)

    Investor Alert!!! 4-unit building for sale. Current layout includes 1-two bedroom and 3-one bedroom units with separated utilities (except water). This property can be used as a buy and hold with major upgrades to the units or converted to luxury condos in booming Petworth neighborhood. Building has RF-1 zoning restrictions, but has plenty of potential including adding parking in the large rear lot. Agents, please follow CDC guidelines when showing property and leave all lights off after showing.

23. 2021-05-17
    status Active Under Contract 503-char remark

    Show marketing remark (503 chars)

    Investor Alert!!! 4-unit building for sale. Current layout includes 1-two bedroom and 3-one bedroom units with separated utilities (except water). This property can be used as a buy and hold with major upgrades to the units or converted to luxury condos in booming Petworth neighborhood. Building has RF-1 zoning restrictions, but has plenty of potential including adding parking in the large rear lot. Agents, please follow CDC guidelines when showing property and leave all lights off after showing.

24. 2021-05-14
    historical 503-char remark

    Show marketing remark (503 chars)

    Investor Alert!!! 4-unit building for sale. Current layout includes 1-two bedroom and 3-one bedroom units with separated utilities (except water). This property can be used as a buy and hold with major upgrades to the units or converted to luxury condos in booming Petworth neighborhood. Building has RF-1 zoning restrictions, but has plenty of potential including adding parking in the large rear lot. Agents, please follow CDC guidelines when showing property and leave all lights off after showing.

25. 2021-05-02
    listed $1,300,000 Active 503-char remark

    Show marketing remark (503 chars)

    Investor Alert!!! 4-unit building for sale. Current layout includes 1-two bedroom and 3-one bedroom units with separated utilities (except water). This property can be used as a buy and hold with major upgrades to the units or converted to luxury condos in booming Petworth neighborhood. Building has RF-1 zoning restrictions, but has plenty of potential including adding parking in the large rear lot. Agents, please follow CDC guidelines when showing property and leave all lights off after showing.

26. 1985-01-22
    soldstatus $88,600

ⓘ 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: $8,817 · $735/mo
• Projected year-2 tax: $8,817 · $735/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 ≥105°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: $122,556
• − Mortgage interest: −$67,219
• − Property taxes: −$8,817
• − Insurance: −$6,000
• − Repairs & maintenance: −$9,804
• − Management: −$9,804
• − Depreciation: −$34,909
• Taxable loss: −$13,997
• Est. tax savings @ 24.0%: +$3,359
• After-tax cash flow: $9,847/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): 31,808
• Household income: $114,126
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1344.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 29% Black 21% Two or more races 13% Asian 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 64% English-only · Spanish 26% French/Haitian/Cajun 2% 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: ▼ -1053.82%
• Current HPI: 380.8513
• Rent YoY: ▲ 0.30%
• 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

+1254.4% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $1,199,999 BRIGHT MLS
• 2026-05-11 Listed $1,550,000 BRIGHT MLS
• 2026-03-13 Listing Removed — BRIGHT MLS
• 2025-11-17 Price Changed $1,550,000 BRIGHT MLS
• 2025-10-03 Listed $1,650,000 BRIGHT MLS
• 2021-08-06 Sold (Public Records) $1,265,000 Public Records
• 2021-07-06 Sold (MLS) $1,265,000 BRIGHT MLS
• 2021-06-01 Pending — BRIGHT MLS
• 2021-05-17 Relisted — BRIGHT MLS
• 2021-05-14 Listing Removed — BRIGHT MLS
• 2021-05-02 Listed $1,300,000 BRIGHT MLS
• 1985-01-22 Sold (Public Records) $88,600 Public Records

Property tax history

+3.8%/yr

Latest (2025): $8,817 · +1.1% YoY. Source: county tax records.