3721 9th St NW · Washington, DC 20010

$400,000

3 bd · 3.5 ba · 1,332 sqft · MultiFamily public records · 20 Days on market

Built 1925 1,429 sqft lot

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.6/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Rare Find! 3-min Walk To Petworth Metro! 3 bedroom/3 bath townhome is a perfect move-in ready opportunity for a personal residence with rental income or a savvy investor with room to customize. The house has great space because of a large addition on the second and third floors that has windows and lights in every direction. .. fabulous! The basement is a stylish, roomy English basement with it's own entrance. The house right now is constructed into three separate units. Easily to turn it into a single family home and enjoy the rental income from the basement or live in and enjoy two rental incomes. Currently configured as three separate units. Each unit has 1 bedroom/1 bath, wash/dryer, separate HVAC, and a kitchen. Two parking spaces in back to make life very convenient. Investors, you will love this! Welcoming front porch along with the 2 large back decks.

Key facts

• Two story townhome
• 1,429 sq ft lot
• Built 1925

Tags

• TWO STORY TOWNHOME
• THREE APARTMENT UNITS
• PETWORTH NEIGHBORHOOD
• RENOVATION AND UPDATES
• STRONG RENTAL DEMANDS

Property features AI

Finance

• Financial info: Assessor finished area above grade: 1,332; Finished below-grade area: 566; Unfinished below-grade area: 100; Total below-grade area: 666

Exterior

• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Other foundation
• Exterior features: Porches; Above-grade and below-grade structures

Interior

• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Heating & cooling: Heating: Other; Cooling: Other; Hot water: Other
• Interior features: Second kitchen; Total of 3 units (one 1-bedroom unit and two 2-bedroom units)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (16.7% below list).
• Recommended offer: $333k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Raymond Es (358 students, 0% FRL); Macfarland Ms (528 students, 0% FRL); Roosevelt Hs (913 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 22d 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).
• This rent runs 35% of the median local income ($114k/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 $3k of loan paydown is wiped out by about $12k 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 ($394k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $333,265 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — 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. 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?
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: 0.83% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.22×
• Total profit: $-87,490
• Equity at exit: $59,641

10-year hold

• IRR: -27.9%
• Equity multiple: -0.14×
• Total profit: $-128,010
• Equity at exit: $34,585

Cash invested: $112,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,333 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$588 /mo · $7,052/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $-219

Break-even live

Break-even rent $3,610

Max offer price $361,279

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-106	+0% $-219	+5% $-332	+10% $-446
Rent	-10% $-482	-5% $-351	+0% $-219	+5% $-88	+10% $44
Rate	-1.0pp $-18	-0.5pp $-117	base $-219	+0.5pp $-323	+1.0pp $-428

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Quincy St NW Washington, DC	1.0–2.0	1.0–2.0	866	$3,820	$4.41	0d	8	0.01mi
3801 Georgia Ave NW Washington, DC	1.0–2.0	1.0–2.0	811	$3,800	$4.68	25d	5	0.07mi
3828 Georgia Ave NW Washington, DC	2.0	1.0–2.0	819	$3,375	$4.12	22d	20	0.08mi
811 Quincy St NW Washington, DC	2.0	1.0	675	$2,499	$3.70	9d	6	0.09mi
1006 Quebec Pl NW Washington, DC	3.0	1.5	1584	$3,400	$2.15	6d	1	0.14mi
3613 New Hampshire Ave NW Washington, DC	4.0	2.0	1400	$3,800	$2.71	25d	1	0.18mi
1005 Otis Pl NW Washington, DC	4.0	2.0	1600	$1,125	$0.70	25d	1	0.21mi
3629 11th St NW Unit B Washington, DC	2.0	1.0	882	$1,850	$2.10	0d	1	0.21mi
646 Newton Pl NW #201 Washington, DC	2.0	2.5	1063	$4,000	$3.76	5d	1	0.25mi
3573 Warder St NW Washington, DC	2.0	2.0	1438	$3,100	$2.16	25d	1	0.29mi
911 Monroe St NW Unit 2A Washington, DC	2.0	1.0	1000	$3,000	$3.00	25d	1	0.30mi
3552 Warder St NW #1 Washington, DC	3.0	2.5	1500	$3,750	$2.50	22d	1	0.31mi
3552 Warder St NW Washington, DC	3.0	3.0	1240	$3,995	$3.22	25d	1	0.32mi
1017 Monroe St NW #2 Washington, DC	2.0	1.5	1200	$3,600	$3.00	2d	1	0.32mi
1350 Perry Pl NW Washington, DC	2.0	2.0	878	$2,475	$2.82	4d	1	0.36mi
746 Morton St NW #1 Washington, DC	2.0	2.5	1020	$3,600	$3.53	9d	1	0.36mi
811 Upshur St NW #1 Washington, DC	2.0	2.0	920	$2,650	$2.88	25d	1	0.37mi
1358 Parkwood Pl NW Washington, DC	3.0	1.0	1280	$4,500	$3.52	9d	1	0.39mi
3514 13th St NW #4 Washington, DC	2.0	2.0	908	$3,400	$3.74	20d	1	0.40mi
713 Lamont St NW Washington, DC	2.0	1.0–2.0	745	$3,266	$4.38	0d	7	0.40mi
3821 14th St NW #1 Washington, DC	3.0	2.0	1182	$3,995	$3.38	25d	1	0.41mi
3525 14th St NW #4 Washington, DC	2.0	2.5	962	$3,200	$3.33	25d	1	0.41mi
1331 Taylor St NW Washington, DC	2.0	2.0	1147	$2,950	$2.57	20d	1	0.42mi
3321 11th St NW Unit 3 Washington, DC	2.0	2.0	890	$2,495	$2.80	18d	1	0.42mi
636 Lamont St NW Washington, DC	3.0	2.5	1250	$3,600	$2.88	21d	1	0.43mi
3923 14th St NW #2 Washington, DC	2.0	2.0	1100	$3,000	$2.73	25d	1	0.43mi
1353 Taylor St NW Unit B Washington, DC	2.0	2.0	1100	$2,700	$2.45	25d	1	0.45mi
3900 14th St NW #501 Washington, DC	2.0	1.0	899	$2,650	$2.95	4d	1	0.47mi
1315 Park Rd NW #22 Washington, DC	3.0	2.0	1800	$4,444	$2.47	6d	1	0.48mi
775 Kenyon St NW Washington, DC	2.0	2.0	1399	$3,500	$2.50	16d	1	0.49mi
440 Lamont St NW Washington, DC	3.0	3.0	1210	$3,600	$2.98	25d	1	0.50mi
3900 14th St NW Washington, DC	2.0	1.0	895	$2,448	$2.73	22d	3	0.50mi
907 Webster St NW #1 Washington, DC	2.0	1.0	900	$2,400	$2.67	25d	1	0.50mi
1364 Monroe St NW Unit A Washington, DC	2.0	2.0	1020	$3,200	$3.14	20d	1	0.53mi
1445 Oak St NW Unit B2 Washington, DC	4.0	2.0	1325	$4,799	$3.62	25d	1	0.54mi
310 Taylor St NW Washington, DC	3.0	2.0	1728	$4,200	$2.43	25d	1	0.56mi
1423 Newton St NW Washington, DC	2.0	1.0	886	$2,990	$3.37	25d	1	0.57mi
1419 Upshur St NW #1 Washington, DC	3.0	2.5	1164	$3,239	$2.78	25d	1	0.60mi
3116 13th St NW Washington, DC	3.0	1.0	1678	$2,850	$1.70	9d	1	0.60mi
4527 Georgia Ave NW #2 Washington, DC	3.0	3.0	1600	$4,200	$2.62	25d	1	0.61mi

Listing history 13 events

1. 2026-06-21
   days on market $400,000 Active 20 DOM
2. 2026-06-18
   days on market $400,000 Active 17 DOM
3. 2026-06-17
   days on market $400,000 Active 16 DOM
4. 2026-06-16
   days on market $400,000 Active 15 DOM
5. 2026-06-15
   days on market $400,000 Active 14 DOM
6. 2026-06-13
   days on market $400,000 Active 12 DOM
7. 2026-06-09
   days on market $400,000 Active 8 DOM
8. 2026-06-08
   days on market $400,000 Active 7 DOM
9. 2026-06-07
   days on market $400,000 Active 6 DOM
10. 2026-06-04
    days on market $400,000 Active 3 DOM
11. 2026-06-03
    days on market $400,000 Active 2 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    listed $400,000 Active 1 DOM

ⓘ 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: $7,052 · $588/mo
• Projected year-2 tax: $7,052 · $588/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 15% 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: $39,992
• − Mortgage interest: −$22,406
• − Property taxes: −$7,052
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,199
• − Management: −$3,199
• − Depreciation: −$11,636
• Taxable loss: −$9,502
• Est. tax savings @ 24.0%: +$2,280
• After-tax cash flow: $-350/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

+110.5% since first listed

14 events — show timeline

• 2026-06-01 Listed $400,000 BRIGHT MLS
• 2021-03-16 Sold (Public Records) $825,000 Public Records
• 2021-03-12 Sold (MLS) $825,000 BRIGHT MLS
• 2021-02-21 Pending — BRIGHT MLS
• 2021-02-18 Listed $849,000 BRIGHT MLS
• 2021-02-13 Listing Removed — BRIGHT MLS
• 2021-02-11 Listed $799,999 BRIGHT MLS
• 2009-08-17 Sold (Public Records) $190,000 Public Records
• 2009-07-30 Sold (MLS) $190,000 MRIS
• 2009-07-30 Sold (MLS) $190,000 BRIGHT MLS
• 2009-07-12 Delisted — MRIS
• 2009-07-09 Listing Removed — BRIGHT MLS
• 2009-04-29 Listed $190,000 MRIS
• 2009-04-29 Listed $190,000 BRIGHT MLS

Property tax history

+5.4%/yr

Latest (2025): $7,052 · +0.2% YoY. Source: county tax records.