1999 9 1/2 St NW #303 · Washington, DC 20001

$337,139

2 bd · 1.0 ba · 810 sqft · Condo public records · 310 Days on market

Built 2021 $523/mo HOA · 16% of rent

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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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +3.7/10.0
• 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

Listing remarks

Property showings are scheduled for qualified buyers only. Mortgage pre-approval letter and IZ qualification verification are required prior to schedule a showing. IZ NON-Lottery Unit: This is an Inclusionary Zoning (IZ) 80% MFI unit. Total maximum annual household incomes (pre-tax, projected over the next 12 months) are: $104,900 (2 people), $118,000 (3 people), $131,000 (4 people), $141,600 (5 people). In the heart of the U Street Corridor, this stunning 2-bedroom, 1-bath corner condo offers modern elegance, abundant natural light, and unbeatable convenience. Built in 2021, the condo features walls of glass with north and west exposures, soaring 9-foot ceilings, and beautiful hardwood fl

Key facts

• 9-foot ceilings
• Hardwood floors
• Chef's kitchen

Tags

• WALLS OF GLASS
• 9-FOOT CEILINGS
• HARDWOOD FLOORS
• CHEF'S KITCHEN
• SOLID QUARTZ COUNTERTOPS
• PORCELAIN TILE BACKSPLASH

Property features AI

Finance

• Other: Condominium ownership; Pets allowed (cats and dogs); Accessibility features including elevator and 32+ inch wide doors
• HOA & community: Monthly condo fee of $523.28; HOA covers water, sewer, trash, and management; Building elevator

Exterior

• Parking: On-street parking; Other parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit/flat; Mid-rise building (5–8 floors); Unit located on entry floor 3; Building name: THE FOLD; Excellent property condition; Estimated year built
• Construction: Brick construction; Double-pane windows; Construction not completed (building); Estimated above-grade finished area 865
• Exterior features: No basement; Above grade and below grade structures

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Electric oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump(s); Central air (electric); Electric hot water
• Interior features: Built-ins; Combination kitchen and living area; Open floor plan; Gourmet kitchen; Recessed lighting; Window treatments; Wood floors; Other
• Laundry & utility: Stacked washer/dryer in unit; Washer and dryer in unit; Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $337k.

Deal economics

• At list price, monthly cash flow is $-50 ($-599/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (4.3% below list).
• Recommended offer: $297k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Garrison Es (375 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 soft (-0.8%/yr); 377 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 310 days — a 12% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

Recommended offer $296,682 (12.0% 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. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.96% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-67,054
• Equity at exit: $50,269

10-year hold

• IRR: -25.1%
• Equity multiple: -0.04×
• Total profit: $-98,163
• Equity at exit: $29,150

Cash invested: $94,399 (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: 377
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,227 high
• Mortgage (P&I): −$1,768
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$140
• HOA: −$523
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-50

Break-even live

Break-even rent $3,290

Max offer price $328,318

Occupancy floor 97%

Sensitivity live

Price	-10% $141	-5% $45	+0% $-50	+5% $-145	+10% $-241
Rent	-10% $-305	-5% $-177	+0% $-50	+5% $78	+10% $205
Rate	-1.0pp $120	-0.5pp $36	base $-50	+0.5pp $-137	+1.0pp $-226

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: $84,285
• Closing costs: $10,114
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1924 8th St NW Washington, DC	2.0	1.0–2.0	811	$3,706	$4.57	0d	19	0.08mi
1912 9th St NW Unit 1 Washington, DC	3.0	1.0	805	$2,995	$3.72	16d	1	0.08mi
2005 11th St NW Washington, DC	1.0	1.0	613	$2,472	$4.03	5d	4	0.10mi
2030 8th St NW #405 Washington, DC	2.0	2.0	966	$3,900	$4.04	20d	1	0.11mi
1915 11th St NW #1 Washington, DC	2.0	1.0	970	$3,600	$3.71	26d	1	0.11mi
817 T St NW Unit B Washington, DC	1.0	1.0	866	$2,400	$2.77	13d	1	0.11mi
2009 8th St NW #635 Washington, DC	1.0	1.0	616	$2,840	$4.61	22d	1	0.12mi
2120 Vermont Ave NW #217 Washington, DC	2.0	1.0	722	$3,200	$4.43	20d	1	0.12mi
919 Florida Ave NW Washington, DC	1.0	1.0	566	$3,000	$5.30	26d	1	0.12mi
919 Florida Ave NW Washington, DC	2.0	2.0	807	$3,100	$3.84	20d	1	0.12mi
2120 Vermont Ave NW Washington, DC	2.0	1.0	609	$3,200	$5.25	26d	2	0.12mi
2120 Vermont Ave NW Washington, DC	2.0	1.0	758	$3,025	$3.99	22d	2	0.12mi
2106 10th St NW #1 Washington, DC	2.0	2.0	910	$3,500	$3.85	26d	1	0.12mi
929 Florida Ave NW Washington, DC	1.0–2.0	1.0–1.5	642	$2,500	$3.89	20d	1	0.13mi
2101 11th St NW #103 Washington, DC	1.0	1.0	764	$2,800	$3.66	20d	1	0.13mi
2112 8th St NW Washington, DC	1.0–2.0	1.0–2.0	860	$5,361	$6.23	0d	12	0.14mi
2131 9th St NW Washington, DC	2.0	1.0–2.0	773	$3,850	$4.98	0d	4	0.15mi
901 W St NW Washington, DC	1.0–2.0	1.0–2.5	1136	$5,539	$4.87	0d	3	0.17mi
965 Florida Ave NW Washington, DC	2.0	1.0–2.0	778	$4,870	$6.26	0d	17	0.17mi
2203 10th St NW Washington, DC	2.0	1.5	936	$2,150	$2.30	26d	1	0.18mi
1818 7th St NW Washington, DC	1.0–2.0	1.0–2.0	955	$4,650	$4.87	0d	24	0.21mi
1802 11th St NW Unit 2A Washington, DC	1.0	1.5	875	$2,950	$3.37	26d	1	0.21mi
1802 11th St NW Unit 3B Washington, DC	3.0	2.0	1050	$4,495	$4.28	20d	1	0.22mi
1802 11th St NW Unit 3B Washington, DC	3.0	2.0	1050	$4,495	$4.28	26d	1	0.22mi
1802 11th St NW Unit 3A Washington, DC	2.0	1.5	900	$3,390	$3.77	20d	1	0.22mi
2214 11th St NW #1 Washington, DC	2.0	2.0	1037	$3,695	$3.56	16d	1	0.23mi
1825 7th St NW Washington, DC	1.0	1.0	540	$2,581	$4.78	1d	21	0.23mi
2015 13th St NW #2 Washington, DC	2.0	2.0	839	$2,895	$3.45	14d	1	0.24mi
618 T St NW #732 Washington, DC	1.0–2.0	1.0–2.0	752	$4,310	$5.73	4d	2	0.25mi
1901 13th St NW Washington, DC	2.0	1.0	725	$5,000	$6.90	26d	6	0.25mi
2323 Sherman Ave NW Washington, DC	1.0	1.0	522	$2,729	$5.23	1d	24	0.26mi
2006 13th St NW Washington, DC	1.0	1.0	650	$1,799	$2.77	26d	1	0.27mi
1829 13th St NW Unit 104 Washington, DC	2.0	2.0	850	$3,000	$3.53	26d	1	0.27mi
1829 13th St NW Unit B1 Washington, DC	2.0	2.0	750	$2,950	$3.93	7d	1	0.27mi
2028 13th St NW Washington, DC	1.0	1.0	640	$1,695	$2.65	26d	1	0.27mi
1215 S St NW Unit B Washington, DC	1.0	1.0	819	$2,700	$3.30	26d	1	0.28mi
1310 U St NW Washington, DC	1.0–2.0	1.0–2.0	956	$4,705	$4.92	1d	7	0.28mi
1915 6th St NW Washington, DC	1.0	1.5	581	$2,500	$4.30	26d	1	0.28mi
1301 U St NW Washington, DC	1.0–2.0	1.0–2.0	839	$4,652	$5.54	1d	8	0.30mi
543 Florida Ave NW #2 Washington, DC	2.0	1.0	1105	$3,200	$2.90	20d	1	0.30mi

HOA detail condo

• Monthly dues: $523 · $6,276/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $337,139 Active 310 DOM
2. 2026-06-18
   days on market $337,139 Active 307 DOM
3. 2026-06-17
   days on market $337,139 Active 306 DOM
4. 2026-06-16
   days on market $337,139 Active 305 DOM
5. 2026-06-15
   days on market $337,139 Active 304 DOM
6. 2026-06-13
   days on market $337,139 Active 302 DOM
7. 2026-06-09
   days on market $337,139 Active 298 DOM
8. 2026-06-08
   days on market $337,139 Active 297 DOM
9. 2026-06-07
   days on market $337,139 Active 296 DOM
10. 2026-06-04
    days on market $337,139 Active 293 DOM
11. 2026-06-03
    days on market $337,139 Active 292 DOM
12. 2026-06-02
    days on market $337,139 Active 291 DOM
13. 2026-06-01
    days on market $337,139 Active 290 DOM
14. 2026-05-31
    days on market $337,139 Active 289 DOM
15. 2025-08-15
    listed $337,139 Active

ⓘ 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: $2,014 · $168/mo
• Projected year-2 tax: $2,035 · $170/mo
• Expected delta: +$21/yr (+$2/mo · 1.1%)

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

Taxation est. · year 1

• Rental income: $38,725
• − Mortgage interest: −$18,885
• − Property taxes: −$2,014
• − Insurance: −$1,686
• − Repairs & maintenance: −$3,098
• − Management: −$3,098
• − HOA: −$6,276
• − Depreciation: −$9,808
• Taxable loss: −$6,140
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $874/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

1 event — show timeline

• 2025-08-15 Listed $337,139 BRIGHT MLS

Property tax history

-17.8%/yr

Latest (2025): $2,014 · +3.4% YoY. Source: county tax records.