145 Galveston Pl SW · Washington, DC 20032

$475,000

4 bd · 4.0 ba · 2,720 sqft · MultiFamily public records · 142 Days on market

Built 1943 4,536 sqft lot Est $601k · 21% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• 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

Multi-family units

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

Listing remarks MLS

Full of Light in Congress Heights! Pristine and separately metered 4 unit multifamily investment property. All units are 1 bed/1 bath, some unit feature hardwood floors, updated kitchens, and a rear porch. Large and bright units with lots of windows to offer ample natural light. Seconds from JBAB and I-295 with easy access to downtown DC and National Harbor. Building has 2 vacant units, new owner can reposition the building for rental growth.

Key facts

• 4,536 sq ft lot
• Built 1943
• Listed 141 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas hot water and heating
• Home design: Semi-detached building; Multiple units (4 total)
• Construction: Brick construction; Other type of foundation; Above-grade and below-grade structures; Year built recorded by assessor
• Exterior features: No tidal water on the property; Clay soil

Interior

• Bedrooms: Four one-bedroom units (multi-unit property)
• Heating & cooling: Radiator heating; Window air conditioning units (electric)
• Interior features: Finished above-grade living area as recorded by assessor; Unfinished below-grade space

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/?-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $293/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $418k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Patterson Es (273 students, 0% FRL); Hart Ms (386 students, 0% FRL); Ballou Hs (657 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 rising (+4.0%/yr); 145 active listings in the ZIP; 3 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).
• At $5,417/mo this rent would consume 132% of the median local household income ($49k/yr) (locally 4530% 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 $3k of loan paydown is wiped out by about $14k 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 + 4.0% rent growth), your $133k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $150k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $418,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $601,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Galveston Pl SW	0.08mi	4/—	2,800 (+3%)	14mo	$620,000	$221	79
4317 Halley Ter SE	0.31mi	4/4.0	2,556 (-6%)	7mo	$150,000	$59	70

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $2,959
• Equity at exit: $70,824

10-year hold

• IRR: 11.1%
• Equity multiple: 1.91×
• Total profit: $120,727
• Equity at exit: $41,069

Cash invested: $133,000 (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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 145
• Price-to-rent: 29.2×

Monthly cashflow live

• Estimated rent: $5,417 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$418 /mo · $5,017/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,138
• Net cashflow: $1,172

Break-even live

Break-even rent $3,933

Max offer price $475,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	—	$5,416
Total (4 units)			$5,417

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5102 Glassmanor Dr Oxon Hill, MD	3.0	2.5	2304	$2,500	$1.09	44d	1	1.12mi
911 Bellevue St SE Washington, DC	4.0	2.0	1820	$3,400	$1.87	24d	1	1.33mi
4005 Blakney Ln SE Washington, DC	3.0	2.5	2024	$3,000	$1.48	18d	1	1.40mi

Listing history 35 events

1. 2026-06-18
   days on market $475,000 Active 142 DOM
2. 2026-06-17
   days on market $475,000 Active 141 DOM
3. 2026-06-16
   days on market $475,000 Active 140 DOM
4. 2026-06-15
   days on market $475,000 Active 139 DOM
5. 2026-06-13
   days on market $475,000 Active 137 DOM
6. 2026-06-09
   days on market $475,000 Active 133 DOM
7. 2026-06-08
   days on market $475,000 Active 132 DOM
8. 2026-06-07
   days on market $475,000 Active 131 DOM
9. 2026-06-04
   days on market $475,000 Active 128 DOM
10. 2026-06-03
    days on market $475,000 Active 127 DOM
11. 2026-06-02
    days on market $475,000 Active 126 DOM
12. 2026-06-01
    days on market $475,000 Active 125 DOM
13. 2026-05-31
    days on market $475,000 Active 124 DOM
14. 2026-04-20
    price $525,000
15. 2026-03-18
    price $575,000
16. 2026-02-09
    price $600,000
17. 2026-01-28
    listed $625,000 Active
18. 2026-01-09
    historical $625,000
19. 2024-11-04
    historical $1,050
20. 2024-10-27
    price $1,050
21. 2024-10-15
    listed $1,150
22. 2023-08-19
    status Pending 447-char remark

    Show marketing remark (447 chars)

    Full of Light in Congress Heights! Pristine and separately metered 4 unit multifamily investment property. All units are 1 bed/1 bath, some unit feature hardwood floors, updated kitchens, and a rear porch. Large and bright units with lots of windows to offer ample natural light. Seconds from JBAB and I-295 with easy access to downtown DC and National Harbor. Building has 2 vacant units, new owner can reposition the building for rental growth.

23. 2023-08-18
    soldstatus $575,000
24. 2023-08-10
    soldstatus $575,000 Closed 447-char remark

    Show marketing remark (447 chars)

    Full of Light in Congress Heights! Pristine and separately metered 4 unit multifamily investment property. All units are 1 bed/1 bath, some unit feature hardwood floors, updated kitchens, and a rear porch. Large and bright units with lots of windows to offer ample natural light. Seconds from JBAB and I-295 with easy access to downtown DC and National Harbor. Building has 2 vacant units, new owner can reposition the building for rental growth.

25. 2023-06-10
    historical Active Under Contract 447-char remark

    Show marketing remark (447 chars)

    Full of Light in Congress Heights! Pristine and separately metered 4 unit multifamily investment property. All units are 1 bed/1 bath, some unit feature hardwood floors, updated kitchens, and a rear porch. Large and bright units with lots of windows to offer ample natural light. Seconds from JBAB and I-295 with easy access to downtown DC and National Harbor. Building has 2 vacant units, new owner can reposition the building for rental growth.

26. 2023-03-31
    listed $599,000 Active 447-char remark

    Show marketing remark (447 chars)

    Full of Light in Congress Heights! Pristine and separately metered 4 unit multifamily investment property. All units are 1 bed/1 bath, some unit feature hardwood floors, updated kitchens, and a rear porch. Large and bright units with lots of windows to offer ample natural light. Seconds from JBAB and I-295 with easy access to downtown DC and National Harbor. Building has 2 vacant units, new owner can reposition the building for rental growth.

27. 2023-03-24
    historical $599,000 447-char remark

    Show marketing remark (447 chars)

    Full of Light in Congress Heights! Pristine and separately metered 4 unit multifamily investment property. All units are 1 bed/1 bath, some unit feature hardwood floors, updated kitchens, and a rear porch. Large and bright units with lots of windows to offer ample natural light. Seconds from JBAB and I-295 with easy access to downtown DC and National Harbor. Building has 2 vacant units, new owner can reposition the building for rental growth.

28. 2006-01-06
    soldstatus $360,000
29. 2005-12-14
    soldstatus $360,000 96-char remark

    Show marketing remark (96 chars)

    Attractive 4 Unit with rear entry and off-street parking. Close to Hadley Hospital and bus line.

30. 2005-11-19
    historical 96-char remark

    Show marketing remark (96 chars)

    Attractive 4 Unit with rear entry and off-street parking. Close to Hadley Hospital and bus line.

31. 2005-11-10
    listed $389,900 96-char remark

    Show marketing remark (96 chars)

    Attractive 4 Unit with rear entry and off-street parking. Close to Hadley Hospital and bus line.

32. 2004-11-10
    soldstatus $199,000
33. 2004-11-08
    soldstatus $199,000
34. 2004-09-24
    historical
35. 2004-09-24
    listed $199,000

ⓘ 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: $5,017 · $418/mo
• Projected year-2 tax: $5,017 · $418/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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,004
• − Mortgage interest: −$26,607
• − Property taxes: −$5,017
• − Insurance: −$2,375
• − Repairs & maintenance: −$5,200
• − Management: −$5,200
• − Depreciation: −$13,818
• Taxable income: $6,785
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $12,441/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): 40,920
• Household income: $49,139
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 4530.0

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 (80%)
• Race & ethnicity: Black 80% White 8% Two or more races 7% Hispanic / Latino 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -60.34%
• Current HPI: 326.4077
• Rent YoY: ▲ 3.96%
• 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

+163.8% since first listed

22 events — show timeline

• 2026-04-20 Price Changed $525,000 BRIGHT MLS
• 2026-03-18 Price Changed $575,000 BRIGHT MLS
• 2026-02-09 Price Changed $600,000 BRIGHT MLS
• 2026-01-28 Listed $625,000 BRIGHT MLS
• 2026-01-09 Coming Soon $625,000 BRIGHT MLS
• 2024-11-04 Rental Removed $1,050 RENTALBEAST
• 2024-10-27 Price Changed $1,050 RENTALBEAST
• 2024-10-15 Listed for Rent $1,150 RENTALBEAST
• 2023-08-19 Pending — BRIGHT MLS
• 2023-08-18 Sold (Public Records) $575,000 Public Records
• 2023-08-10 Sold (MLS) $575,000 BRIGHT MLS
• 2023-06-10 Contingent — BRIGHT MLS
• 2023-03-31 Listed $599,000 BRIGHT MLS
• 2023-03-24 Coming Soon $599,000 BRIGHT MLS
• 2006-01-06 Sold (Public Records) $360,000 Public Records
• 2005-12-14 Sold (MLS) $360,000 MRIS
• 2005-11-19 Delisted — MRIS
• 2005-11-10 Listed $389,900 MRIS
• 2004-11-10 Sold (Public Records) $199,000 Public Records
• 2004-11-08 Sold (MLS) $199,000 MRIS
• 2004-09-24 Listed $199,000 MRIS
• 2004-09-24 Delisted — MRIS

Property tax history

+3.2%/yr

Latest (2025): $5,017 · +1.6% YoY. Source: county tax records.