2215 Hunter Pl SE #303 · Washington, DC 20020

$85,000

2 bd · 1.0 ba · 792 sqft · Condo public records · 136 Days on market

Built 1967

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

LUXURY YOU DESERVE, PRICES YOU CAN AFFORD! HRWD FLOORS, GRANITE COUNTERS, SS APPLS, CAC, W/ D GATED ELECTRONIC ENTRY, VIDEO INTERCOM, BALCONIES, ASSIGNED PARKING AND LOW FEES!!! OPEN SAT/SUN OCT 29-30; 1PM-4PM. MODEL OPEN DAILY 9AM-6PM. PLEASE VIEW VIRTUAL TOUR @ MLS# DC5417923. THANK YOU FOR SHOWING!!!

Key facts

• Built 1967
• Listed 136 days

Property features AI

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: Condominium; Mid-rise building (5–8 floors); Unit/flat; Entry floor: 1
• Construction: Brick construction; Building name: BARRY FARMS; Above-grade and below-grade structures noted; Year built reported by assessor
• Exterior features: Tidal water: no; Property is within city limits; Follow GPS for directions

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning (electric); Natural gas hot water
• Interior features: Living area reported from assessor; No basement
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 rising (+3.9%/yr); 296 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); 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• This rent runs 42% of the median local income ($54k/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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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

• 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.23% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.16%
• DSCR: 2.30
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.05×
• Total profit: $24,950
• Equity at exit: $12,674

10-year hold

• IRR: 33.5%
• Equity multiple: 4.24×
• Total profit: $77,014
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$446
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$35
• HOA est. from 1 same-building comp: −$350
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $578

Break-even live

Break-even rent $1,164

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $626	-5% $602	+0% $578	+5% $554	+10% $530
Rent	-10% $429	-5% $503	+0% $578	+5% $653	+10% $728
Rate	-1.0pp $621	-0.5pp $600	base $578	+0.5pp $556	+1.0pp $534

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1619 Butler St SE Unit 3 Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.09mi
1425-1429 Cedar St SE Washington, DC	1.0	1.0	644	$1,419	$2.20	3d	5	0.13mi
1507 Erie St SE Washington, DC	1.0	1.0	1000	$2,800	$2.80	24d	1	0.20mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	24d	1	0.23mi
2629 Douglass Rd SE Washington, DC	2.0–3.0	1.0–1.5	888	$1,450	$1.63	1d	13	0.32mi
1300 Dexter Ter SE Washington, DC	2.0	1.5	1100	$2,600	$2.36	24d	1	0.32mi
1302 Morris Rd SE Washington, DC	3.0	1.0	750	$2,400	$3.20	24d	1	0.32mi
1300 Morris Rd SE Washington, DC	2.0	1.0	650	$1,499	$2.31	24d	1	0.33mi
1526 V St SE Unit 2 Washington, DC	2.0	1.0	800	$1,700	$2.12	24d	1	0.35mi
2228 Martin Luther King Jr Ave SE Washington, DC	1.0	1.0	606	$1,790	$2.95	4d	5	0.38mi
2609 Douglass Rd SE #402 Washington, DC	2.0	2.0	990	$2,200	$2.22	24d	1	0.41mi
1516 Marion Barry Ave SE Unit 301 Washington, DC	3.0	2.0	1100	$1,795	$1.63	8d	1	0.46mi
1600 Marion Barry Ave SE Unit Basement -B01 Washington, DC	1.0	1.0	550	$1,550	$2.82	24d	1	0.47mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,525	$2.10	24d	1	0.51mi
1953 19th Pl SE Apt 301 Washington, DC	3.0	1.0	980	$5,301	$5.41	24d	1	0.52mi
1907 Good Hope Ct SE #309 Washington, DC	2.0	1.0	670	$1,595	$2.38	24d	1	0.52mi
1907 Good Hope Ct SE #7 Washington, DC	1.0	1.0	578	$1,500	$2.60	24d	1	0.52mi
1953 19th Pl SE Apt 104 Washington, DC	3.0	1.0	980	$2,800	$2.86	5d	1	0.52mi
1907 Marion Barry Ave SE Washington, DC	2.0	1.0	900	$1,495	$1.66	24d	1	0.52mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,980	$2.52	22d	6	0.56mi
1737 T St SE Washington, DC	2.0	1.0	800	$2,500	$3.12	4d	1	0.57mi
1721 Minnesota Ave SE Washington, DC	3.0	1.0	680	$1,450	$2.13	24d	1	0.66mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	24d	6	0.67mi
1642 16th St SE #3 Washington, DC	2.0	1.0	870	$2,000	$2.30	20d	1	0.68mi
1720 R St SE Washington, DC	3.0	1.0	750	$2,500	$3.33	24d	1	0.72mi
1622 17th St SE Unit 2001 Washington, DC	2.0	1.0	535	$1,850	$3.46	24d	1	0.73mi
1621 17th Pl SE Apt 3 Washington, DC	1.0	1.0	720	$1,300	$1.81	24d	1	0.75mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	24d	1	0.75mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	15d	1	0.75mi
1601 17th St SE Washington, DC	1.0	1.0	720	$1,650	$2.29	24d	1	0.76mi
1618 18th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,850	$2.31	24d	1	0.78mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	8d	4	0.78mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	16d	1	0.81mi
1629 Fairlawn Ave SE Unit 3 Washington, DC	2.0	1.0	850	$2,500	$2.94	24d	1	0.82mi
1629 Fairlawn Ave SE Apt 2 Washington, DC	2.0	1.0	850	$2,800	$3.29	12d	1	0.82mi
1632 Fairlawn Ave SE Washington, DC	2.0	1.0	800	$2,400	$3.00	12d	1	0.82mi
2495 Alabama Ave SE Unit 302 Washington, DC	3.0	1.0	825	$2,600	$3.15	22d	1	0.86mi
2936 Knox Pl SE Washington, DC	1.0	1.0	800	$1,750	$2.19	4d	1	0.86mi
1925 Minnesota Ave SE Washington, DC	1.0	1.0	600	$1,400	$2.33	24d	1	0.87mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$3,559	$4.17	2d	53	0.87mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-06-17
   listed $85,000 Pending 136 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: $1,061 · $88/mo
• Projected year-2 tax: $1,061 · $88/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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $22,754
• − Mortgage interest: −$4,761
• − Property taxes: −$1,061
• − Insurance: −$425
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$4,200
• − Depreciation: −$2,473
• Taxable income: $6,193
• Est. tax owed @ 24.0%: −$1,486
• After-tax cash flow: $5,454/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

-61.8% since first listed

8 events — show timeline

• 2026-06-17 Pending — BRIGHT MLS
• 2026-05-04 Listing Removed — BRIGHT MLS
• 2025-12-19 Listed $85,000 BRIGHT MLS
• 2006-02-10 Sold (MLS) $222,500 MRIS
• 2005-11-01 Delisted — MRIS
• 2005-10-26 Delisted — MRIS
• 2005-10-26 Listed $222,500 MRIS
• 2005-10-21 Listed — MRIS

Property tax history

-1.7%/yr

Latest (2025): $1,061 · -0.4% YoY. Source: county tax records.