1731 Gainesville St SE #201 · Washington, DC 20020

$179,000

2 bd · 1.0 ba · 785 sqft · Condo public records · 237 Days on market

Built 1965 $414/mo HOA · 23% of rent ↓ 3% since listing

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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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! This home qualifies for a $10k grant and a $5k closing credit! Forget the stress of endless searching! This is the turnkey opportunity you've been waiting for. This inviting 2-bedroom, 1-bath unit at Hillwood Condominium has been completely refreshed, providing 785 square feet of open and modern living, just moments from everything DC has to offer. The entire space has been drenched in fresh paint, providing a bright canvas for the new LVP flooring that flows seamlessly through the main areas. The kitchen is the true centerpiece, featuring sleek quartz countertops, a matching quartz backsplash, and a complete suite of new stainless steel appliances. Both bedrooms offer co

Key facts

• Plush new carpeting
• Completely refreshed
• New lvp flooring

Tags

• COMPLETELY REFRESHED
• NEW LVP FLOORING
• SLEEK QUARTZ COUNTERTOPS
• MATCHING QUARTZ BACKSPLASH
• NEW STAINLESS STEEL APPLIANCES
• PLUSH NEW CARPETING

Property features AI

Finance

• Other: Property managed (property manager present)
• HOA & community: Monthly condo fee of $414 (professional off-site management); HOA fee includes water and sewer; Community center amenity

Exterior

• Parking: Assigned parking space in parking lot (Space #27)
• Utilities: Public water; No septic system (public sewer); Electric cooling fuel; Natural gas heating and hot water
• Home design: Condominium unit in a garden-style building (1–4 floors); Unit/flat; Entry on floor 2; Building name: RANDLE HEIGHTS; Six-unit building; Pets allowed with size/weight restrictions
• Construction: Brick construction; Year built/effective 2025; No basement
• Exterior features: No tidal water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas range / oven; Stove; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Open floor plan; Crown moldings; Combination dining and living area; Tub with shower; Upgraded countertops
• Laundry & utility: Stacked washer/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 $179k.

Deal economics

• At list price, monthly cash flow is $-75 ($-904/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 (+3.9%/yr); 296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% 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 $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 237 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (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 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.03% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 8.1

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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-31,992
• Equity at exit: $26,689

10-year hold

• IRR: -8.0%
• Equity multiple: 0.47×
• Total profit: $-26,491
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$939
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$75
• HOA: −$414
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-75

Break-even live

Break-even rent $1,935

Max offer price $165,691

Occupancy floor 99%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 Erie St SE Washington, DC	1.0	1.0	1000	$2,800	$2.80	24d	1	0.35mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	24d	1	0.43mi
2936 Knox Pl SE Washington, DC	1.0	1.0	800	$1,750	$2.19	3d	1	0.44mi
2482 Alabama Ave SE Unit 302 Washington, DC	1.0	1.0	725	$1,350	$1.86	24d	1	0.47mi
2472 Alabama Ave SE Unit B2 Washington, DC	3.0	1.0	827	$2,500	$3.02	24d	1	0.48mi
2000 Ridgecrest Ct SE Washington, DC	3.0	1.0	850	$1,486	$1.75	1d	1	0.49mi
2000 Ridgecrest Ct SE Washington, DC	2.0–3.0	1.0	900	$1,750	$1.94	1d	6	0.49mi
2429 Alabama Ave SE Unit 204 Washington, DC	3.0	1.0	635	$2,850	$4.49	22d	1	0.50mi
2495 Alabama Ave SE Unit 302 Washington, DC	3.0	1.0	825	$2,600	$3.15	22d	1	0.51mi
1619 Butler St SE Unit 3 Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.51mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	16d	1	0.53mi
2816 Hartford St SE Washington, DC	3.0	1.0	760	$9,000	$11.84	3d	1	0.54mi
2833 28th St SE Unit 4 Washington, DC	3.0	1.0	820	$2,200	$2.68	24d	1	0.57mi
1717 Alabama Ave SE Washington, DC	1.0–2.0	1.0	600	$1,445	$2.41	2d	9	0.58mi
2629 Douglass Rd SE Washington, DC	2.0–3.0	1.0–1.5	888	$1,450	$1.63	1d	13	0.58mi
3275 15th Pl SE #101 Washington, DC	3.0	1.0	984	$2,250	$2.29	24d	1	0.60mi
1425-1429 Cedar St SE Washington, DC	1.0	1.0	644	$1,419	$2.20	2d	5	0.60mi
2805 28th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,690	$2.11	24d	1	0.61mi
2627 Jasper St SE Washington, DC	1.0–2.0	1.0–1.5	838	$1,729	$2.06	24d	1	0.61mi
3281 15th Pl SE Washington, DC	3.0	1.0	1012	$1,750	$1.73	7d	1	0.61mi
2838 Hartford St SE #304 Washington, DC	2.0	1.0	775	$1,500	$1.94	2d	1	0.63mi
2838 Hartford St SE Washington, DC	2.0	1.0	785	$1,538	$1.96	18d	2	0.63mi
1907 Good Hope Ct SE #7 Washington, DC	1.0	1.0	578	$1,500	$2.60	24d	1	0.64mi
1907 Good Hope Ct SE #309 Washington, DC	2.0	1.0	670	$1,595	$2.38	24d	1	0.64mi
1907 Marion Barry Ave SE Washington, DC	2.0	1.0	900	$1,495	$1.66	24d	1	0.64mi
2841 Gainesville St SE #201 Washington, DC	2.0	1.0	784	$1,900	$2.42	2d	1	0.64mi
2847 Gainesville St SE Unit 303 Washington, DC	3.0	1.0	902	$2,400	$2.66	24d	1	0.66mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	24d	1	0.66mi
2609 Douglass Rd SE #402 Washington, DC	2.0	2.0	990	$2,200	$2.22	24d	1	0.66mi
3212 28th St SE Unit D Washington, DC	3.0	1.0	790	$2,100	$2.66	24d	1	0.68mi
1953 19th Pl SE Apt 104 Washington, DC	3.0	1.0	980	$2,800	$2.86	5d	1	0.69mi
1953 19th Pl SE Apt 301 Washington, DC	3.0	1.0	980	$5,301	$5.41	24d	1	0.69mi
1720 Trenton Pl SE Washington, DC	1.0–2.0	1.0	600	$1,335	$2.23	1d	2	0.69mi
3216 28th St SE #2 Washington, DC	3.0	1.0	600	$2,204	$3.67	24d	1	0.69mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	7d	4	0.69mi
1526 V St SE Unit 2 Washington, DC	2.0	1.0	800	$1,700	$2.12	24d	1	0.70mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,525	$2.10	24d	1	0.71mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	24d	6	0.71mi
3009 30th St SE Washington, DC	1.0	1.0	800	$1,600	$2.00	3d	1	0.71mi
2716 29th St SE Washington, DC	2.0	1.0	850	$2,000	$2.35	24d	1	0.72mi

HOA detail condo

• Monthly dues: $414 · $4,968/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $179,000 Active 237 DOM
2. 2026-06-17
   days on market $179,000 Active 236 DOM
3. 2026-06-16
   days on market $179,000 Active 235 DOM
4. 2026-06-15
   days on market $179,000 Active 234 DOM
5. 2026-06-13
   days on market $179,000 Active 232 DOM
6. 2026-06-09
   days on market $179,000 Active 228 DOM
7. 2026-06-08
   days on market $179,000 Active 227 DOM
8. 2026-06-07
   days on market $179,000 Active 226 DOM
9. 2026-06-04
   days on market $179,000 Active 223 DOM
10. 2026-06-03
    days on market $179,000 Active 222 DOM
11. 2026-06-02
    days on market $179,000 Active 221 DOM
12. 2026-06-01
    days on market $179,000 Active 220 DOM
13. 2026-05-31
    days on market $179,000 Active 219 DOM
14. 2026-04-11
    price $179,000
15. 2025-10-24
    listed $185,000 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: $1,218 · $102/mo
• Projected year-2 tax: $1,218 · $102/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 · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $22,078
• − Mortgage interest: −$10,027
• − Property taxes: −$1,218
• − Insurance: −$895
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$4,968
• − Depreciation: −$5,207
• Taxable loss: −$3,770
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $1/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

-3.2% since first listed

2 events — show timeline

• 2026-04-11 Price Changed $179,000 BRIGHT MLS
• 2025-10-24 Listed $185,000 BRIGHT MLS

Property tax history

+7.7%/yr

Latest (2025): $1,218 · -4.0% YoY. Source: county tax records.