5204 3rd St NW #3 · Washington, DC 20011

$180,000

1 bd · 1.0 ba · 542 sqft · Condo public records · 240 Days on market

Built 1936 $220/mo HOA · 11% of rent ↓ 10% since listing

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Main level unit w/ few steps in a lovely Art Deco building that's close to bus stop & metrorail. The shiny hardwood floors will impress as will the completly new kitchen w/ table space. New carpet in the bedroom leads to the all new bathroom. Washer/Dryer in basement & Foyer/Halls renovated next. 3 units to choose from. Seller pays $6,000 closing help to buyer. Ready to move into

Key facts

• $220 HOA
• Built 1936
• Listed 239 days

Property features AI

Finance

• Other: Accessibility feature: 32"+ wide doors
• HOA & community: Monthly condominium fee of $220 that includes water, sewer, and insurance

Exterior

• Utilities: Public water; Public sewer; Electric hot water; Municipal trash service
• Home design: Condominium unit (Unit/Flat); Entry on first floor
• Construction: Brick construction
• Exterior features: Garden-style building (1–4 floors); Above-grade and below-grade structures noted; Property located within city limits

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump heating; Window cooling units (electric)
• Interior features: Main-floor laundry; No basement
• Laundry & utility: Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: Rents rising (+1.4%/yr); 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $5k 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 240 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 1936 — 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: 1.06% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-18,085
• Equity at exit: $26,839

10-year hold

• IRR: -2.9%
• Equity multiple: 0.82×
• Total profit: $-9,219
• Equity at exit: $15,563

Cash invested: $50,400 (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 20011

• Rents YoY: 1.4%
• Active inventory: 369
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$944
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$75
• HOA: −$220
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $219

Break-even live

Break-even rent $1,636

Max offer price $180,000

Occupancy floor 84%

Sensitivity live

Price	-10% $321	-5% $270	+0% $219	+5% $168	+10% $117
Rent	-10% $68	-5% $144	+0% $219	+5% $295	+10% $370
Rate	-1.0pp $310	-0.5pp $265	base $219	+0.5pp $173	+1.0pp $125

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Hamilton St NW Washington, DC	2.0	1.0–2.0	723	$2,225	$3.08	25d	1	0.12mi
317 Kennedy St NW Unit 104 Washington, DC	1.0	1.0	561	$1,999	$3.56	25d	1	0.19mi
317 Kennedy St NW Unit 501 Washington, DC	1.0	1.0	738	$2,500	$3.39	25d	1	0.19mi
317 Kennedy St NW Unit 403 Washington, DC	1.0	1.0	626	$2,250	$3.59	25d	1	0.19mi
103 Kennedy St NW Washington, DC	1.0	1.0	500	$1,415	$2.83	25d	1	0.29mi
5041 1st St NW Washington, DC	1.0	1.0	600	$1,545	$2.58	5d	1	0.30mi
301 Delafield Pl NW Washington, DC	1.0	1.0	600	$1,595	$2.66	25d	1	0.31mi
5303 7th St NW Unit B Washington, DC	1.0	1.0	723	$1,950	$2.70	25d	1	0.32mi
5303 7th St NW Washington, DC	1.0	1.0	723	$1,950	$2.70	18d	1	0.32mi
531 Kennedy St NW #3 Washington, DC	1.0	1.5	586	$1,800	$3.07	16d	1	0.33mi
5408 1st Pl NW Unit 204 Washington, DC	1.0	1.0	445	$1,549	$3.48	16d	1	0.33mi
5408 1st Pl NW Unit 202 Washington, DC	2.0	1.0	515	$2,050	$3.98	16d	1	0.33mi
531 Kennedy St NW Washington, DC	1.0	1.5	665	$1,850	$2.78	25d	1	0.33mi
5611 5th St NW #21 Washington, DC	1.0	1.0	548	$1,650	$3.01	25d	1	0.34mi
4809 3rd St NW #4 Washington, DC	2.0	2.0	715	$2,700	$3.78	20d	1	0.35mi
700 Jefferson St NW Washington, DC	1.0	1.0	569	$1,528	$2.69	25d	1	0.35mi
21 Kennedy St NW Washington, DC	1.0	1.0	640	$1,395	$2.18	25d	1	0.36mi
5400 7th St NW Unit 002 Washington, DC	1.0	1.0	650	$1,326	$2.04	25d	1	0.37mi
710 Kennedy St NW Unit 11 Washington, DC	2.0	2.0	637	$2,399	$3.77	25d	1	0.40mi
5508 7th St NW Washington, DC	1.0	1.0	536	$1,900	$3.54	6d	3	0.40mi
5110 Fort Totten Dr NE #4 Washington, DC	2.0	2.0	715	$2,195	$3.07	25d	1	0.43mi
21 Riggs Rd NE Washington, DC	1.0	1.0	595	$1,625	$2.73	4d	6	0.45mi
5524 8th St NW Washington, DC	1.0	1.0	650	$1,395	$2.15	21d	1	0.50mi
820 Kennedy St NW Washington, DC	1.0	1.0	602	$2,000	$3.32	20d	1	0.50mi
4900 Fort Totten Dr NE Washington, DC	1.0–2.0	1.0	706	$1,427	$2.02	13d	7	0.51mi
4832 Illinois Ave NW Washington, DC	2.0	2.0	750	$1,950	$2.60	25d	1	0.51mi
810 Longfellow St NW Washington, DC	1.0	1.0	500	$1,300	$2.60	25d	1	0.52mi
5401 9th St NW #201 Washington, DC	1.0	1.0	590	$1,825	$3.09	25d	1	0.52mi
5405 9th St NW #306 Washington, DC	1.0	1.0	720	$2,900	$4.03	9d	1	0.52mi
5405 9th St NW #106 Washington, DC	1.0	1.0	644	$1,800	$2.80	20d	1	0.52mi
4818 Fort Totten Dr NE Washington, DC	1.0–2.0	1.0	725	$1,595	$2.20	4d	4	0.60mi
927 Kennedy St NW Washington, DC	1.0–2.0	1.0–2.0	728	$2,500	$3.43	20d	2	0.61mi
930 Kennedy St NW Washington, DC	1.0	1.0–1.5	590	$2,300	$3.90	25d	2	0.61mi
220 Allison St NW Washington, DC	1.0	1.0	725	$1,495	$2.06	25d	1	0.62mi
4905 Georgia Ave NW Unit 203 Washington, DC	2.0	1.0	528	$2,950	$5.59	25d	1	0.64mi
4905 Georgia Ave NW Unit 203 Washington, DC	2.0	1.0	528	$2,950	$5.59	9d	1	0.64mi
501 Peabody St NW Unit 2 Washington, DC	2.0	1.0	690	$1,995	$2.89	25d	1	0.65mi
129 Webster St NW Unit 8 Washington, DC	1.0	1.0	424	$1,499	$3.54	25d	1	0.66mi
5551 Illinois Ave NW Washington, DC	2.0	2.0	716	$1,972	$2.75	25d	2	0.66mi
5551 Illinois Ave NW #304 Washington, DC	2.0	2.0	683	$2,150	$3.15	21d	1	0.66mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $180,000 Active 240 DOM
2. 2026-06-18
   days on market $180,000 Active 237 DOM
3. 2026-06-17
   days on market $180,000 Active 236 DOM
4. 2026-06-16
   days on market $180,000 Active 235 DOM
5. 2026-06-15
   days on market $180,000 Active 234 DOM
6. 2026-06-13
   days on market $180,000 Active 232 DOM
7. 2026-06-09
   days on market $180,000 Active 228 DOM
8. 2026-06-08
   days on market $180,000 Active 227 DOM
9. 2026-06-07
   days on market $180,000 Active 226 DOM
10. 2026-06-04
    days on market $180,000 Active 223 DOM
11. 2026-06-03
    days on market $180,000 Active 222 DOM
12. 2026-06-02
    days on market $180,000 Active 221 DOM
13. 2026-06-01
    days on market $180,000 Active 220 DOM
14. 2026-05-31
    days on market $180,000 Active 219 DOM
15. 2026-03-24
    price $180,000
16. 2026-01-14
    status Active
17. 2025-12-31
    historical
18. 2025-11-24
    price $200,000
19. 2025-11-24
    status Active
20. 2025-09-03
    status Pending
21. 2025-08-20
    status Pending
22. 2025-08-20
    historical
23. 2025-08-20
    historical
24. 2025-07-06
    listed $190,000 Active
25. 2022-07-05
    price $220,000
26. 2022-07-05
    historical
27. 2022-05-03
    status Active
28. 2022-04-01
    historical
29. 2022-01-23
    price $215,000
30. 2022-01-06
    status Active
31. 2021-12-31
    historical
32. 2021-08-19
    price $220,000
33. 2021-07-30
    status Active
34. 2021-07-23
    historical
35. 2021-05-12
    listed $230,000 Active
36. 2007-10-26
    soldstatus $187,000
37. 2007-10-26
    soldstatus $187,000
38. 2007-09-30
    soldstatus $187,000 Sold 394-char remark

    Show marketing remark (394 chars)

    Main level unit w/ few steps in a lovely Art Deco building that's close to bus stop & metrorail. The shiny hardwood floors will impress as will the completly new kitchen w/ table space. New carpet in the bedroom leads to the all new bathroom. Washer/Dryer in basement & Foyer/Halls renovated next. 3 units to choose from. Seller pays $6,000 closing help to buyer. Ready to move into

39. 2007-07-17
    historical 394-char remark

    Show marketing remark (394 chars)

    Main level unit w/ few steps in a lovely Art Deco building that's close to bus stop & metrorail. The shiny hardwood floors will impress as will the completly new kitchen w/ table space. New carpet in the bedroom leads to the all new bathroom. Washer/Dryer in basement & Foyer/Halls renovated next. 3 units to choose from. Seller pays $6,000 closing help to buyer. Ready to move into

40. 2007-04-04
    listed $199,900 394-char remark

    Show marketing remark (394 chars)

    Main level unit w/ few steps in a lovely Art Deco building that's close to bus stop & metrorail. The shiny hardwood floors will impress as will the completly new kitchen w/ table space. New carpet in the bedroom leads to the all new bathroom. Washer/Dryer in basement & Foyer/Halls renovated next. 3 units to choose from. Seller pays $6,000 closing help to buyer. Ready to move into

41. 2007-04-01
    historical
42. 2007-01-28
    listed

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$229/yr (+$19/mo · 35.7%)

ⓘ 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 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,961
• − Mortgage interest: −$10,083
• − Property taxes: −$641
• − Insurance: −$900
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$2,640
• − Depreciation: −$5,236
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $2,682/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): 67,434
• Household income: $110,309
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 3020.0

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 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 23% White 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 21% · Canada
• Languages at home: 70% English-only · Spanish 20% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -755.96%
• Current HPI: 378.1083
• Rent YoY: ▲ 1.45%
• 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

-10.0% since first listed

28 events — show timeline

• 2026-03-24 Price Changed $180,000 BRIGHT MLS
• 2026-01-14 Relisted — BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-11-24 Price Changed $200,000 BRIGHT MLS
• 2025-11-24 Relisted — BRIGHT MLS
• 2025-09-03 Pending — BRIGHT MLS
• 2025-08-20 Pending — BRIGHT MLS
• 2025-08-20 Listing Removed — BRIGHT MLS
• 2025-08-20 Listing Removed — BRIGHT MLS
• 2025-07-06 Listed $190,000 BRIGHT MLS
• 2022-07-05 Price Changed $220,000 BRIGHT MLS
• 2022-07-05 Listing Removed — BRIGHT MLS
• 2022-05-03 Relisted — BRIGHT MLS
• 2022-04-01 Listing Removed — BRIGHT MLS
• 2022-01-23 Price Changed $215,000 BRIGHT MLS
• 2022-01-06 Relisted — BRIGHT MLS
• 2021-12-31 Listing Removed — BRIGHT MLS
• 2021-08-19 Price Changed $220,000 BRIGHT MLS
• 2021-07-30 Relisted — BRIGHT MLS
• 2021-07-23 Listing Removed — BRIGHT MLS
• 2021-05-12 Listed $230,000 BRIGHT MLS
• 2007-10-26 Sold (Public Records) $187,000 Public Records
• 2007-10-26 Sold (Public Records) $187,000 Public Records
• 2007-09-30 Sold (MLS) $187,000 MRIS
• 2007-07-17 Delisted — MRIS
• 2007-04-04 Listed $199,900 MRIS
• 2007-04-01 Delisted — MRIS
• 2007-01-28 Listed — MRIS

Property tax history

-5.5%/yr

Latest (2025): $641 · -0.1% YoY. Source: county tax records.