1646 Trinidad Ave NE · Washington, DC 20002

$399,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 428 Days on market

Built 1910 2,794 sqft lot Est $667k · 40% under

---

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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

If space, location, and price are important, then all boxes are check with this large three bedroom, 2 bath home located blocks from Union Market and the H Street attractions- Whole Foods, Giant, shops, theaters, trolley, restaurants, etc. This home features architectural details from the early 1900's. It is priced well below the tax assessed value to accommodate your updates or renovations - sweat equity. This home has a rare eat-in kitchen with a separate dining room. The owner has enjoyed this home for nearly 30 years and has installed new windows and central air conditioning, replaced water heater and refinished the front porch. The large corner lot is the envy of the neighborhood wit

Key facts

• Built 1910
• Listed 428 days

Property features AI

Finance

• Other: Pets allowed with no pet restrictions; Above-grade finished area reported by assessor; Below-grade finished and unfinished area reported by assessor
• Financial info: Fee simple ownership
• HOA & community: No HOA details provided

Exterior

• Parking: On-street parking
• Security: No security features provided
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Cable TV available; Phone available; Municipal trash service; Hot water by natural gas with 60+ gallon tank
• Home design: Semi-detached property; Not in a federal flood zone
• Construction: Brick and vinyl siding exterior; Block foundation; Building not winterized
• Exterior features: Privacy fencing; Urban location (in city limits)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms on the upper level
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Central heating; Central air conditioning; Natural gas heating
• Interior features: Living room; Dining room; Sitting room; Screened porch; Utility room; Unfinished basement with outside/front entrance
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (5.1% below list).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Wheatley Education Campus (321 students, 0% FRL); Dunbar Hs (868 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 falling (-3.0%/yr); 558 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• This rent runs 38% of the median local income ($120k/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 $3k of loan paydown is wiped out by about $12k 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 428 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $251k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $399k implies a 487% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $667,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 12th St NE	0.75mi	3/2.0	1,662 (+4%)	22mo	$400,040	$241	40
1135 7th St NE	0.67mi	4/2.5 (+1)	1,800 (+12%)	21mo	$750,000	$417	23

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-62,478
• Equity at exit: $59,492

10-year hold

• IRR: -14.5%
• Equity multiple: 0.28×
• Total profit: $-79,988
• Equity at exit: $34,498

Cash invested: $111,720 (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 20002

• Rents YoY: -3.0%
• Active inventory: 558
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,786 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$525 /mo · $6,299/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $207

Break-even live

Break-even rent $3,524

Max offer price $399,000

Occupancy floor 90%

Sensitivity live

Price	-10% $433	-5% $320	+0% $207	+5% $94	+10% $-19
Rent	-10% $-92	-5% $58	+0% $207	+5% $357	+10% $506
Rate	-1.0pp $408	-0.5pp $309	base $207	+0.5pp $104	+1.0pp $-1

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1638 Trinidad Ave NE #1 Washington, DC	3.0	2.5	1780	$5,950	$3.34	20d	1	0.00mi
1255 Raum St NE Unit 1388282P Washington, DC	2.0–8.0	1.0–5.0	3245	$5,195	$1.60	4d	2	0.07mi
1331 Queen St NE Washington, DC	3.0	2.0	1708	$4,600	$2.69	17d	1	0.13mi
1331 Queen St NE Washington, DC	3.0	2.0	1708	$4,600	$2.69	19d	1	0.13mi
1222 Owen Pl NE Washington, DC	4.0	2.5	2164	$3,800	$1.76	26d	1	0.18mi
1224 16th St NE Washington, DC	4.0	2.0	1360	$3,900	$2.87	26d	1	0.19mi
1409 Orren St NE Washington, DC	4.0	2.0	1352	$3,995	$2.95	9d	1	0.19mi
1714 Montello Ave NE Washington, DC	4.0	3.0	2100	$4,350	$2.07	26d	1	0.19mi
1236 Oates St NE Washington, DC	4.0	2.0	1294	$2,999	$2.32	20d	1	0.21mi
1417 Montello Ave NE Washington, DC	3.0	2.5	1412	$4,995	$3.54	26d	1	0.22mi
1023 16th St NE Unit B Washington, DC	2.0	2.0	1229	$3,100	$2.52	20d	1	0.26mi
1328 Holbrook St NE Washington, DC	3.0	3.0	1260	$3,400	$2.70	26d	1	0.26mi
1157 Oates St NE Unit 1A Washington, DC	3.0	3.0	1400	$4,000	$2.86	26d	1	0.28mi
1159 Oates St NE Unit B Washington, DC	2.0	2.0	1333	$3,000	$2.25	0d	1	0.28mi
1028 Bladensburg Rd NE Washington, DC	3.0	2.0	1067	$2,800	$2.62	9d	1	0.29mi
1232 Trinidad Ave NE Unit 1 Washington, DC	3.0	2.5	1478	$4,000	$2.71	26d	1	0.30mi
1838 Capitol Ave NE Washington, DC	3.0	2.5	1230	$2,550	$2.07	26d	1	0.33mi
1809 Kendall St NE Washington, DC	3.0	3.0	1376	$3,695	$2.69	26d	1	0.33mi
1215 Staples St NE Washington, DC	4.0	2.0	1326	$3,050	$2.30	1d	1	0.33mi
1916 W Virginia Ave NE Unit 2 Washington, DC	3.0	2.0	1800	$2,900	$1.61	22d	1	0.34mi
1200 Staples St NE #3 Washington, DC	2.0	2.0	1100	$3,600	$3.27	26d	1	0.35mi
1742 Lyman Pl NE Washington, DC	3.0	3.0	1196	$3,495	$2.92	26d	1	0.37mi
1213 Holbrook St NE #1 Washington, DC	3.0	2.5	1618	$3,850	$2.38	20d	1	0.37mi
1102 Trinidad Ave NE Washington, DC	3.0	2.5	1288	$3,500	$2.72	16d	1	0.40mi
1320 Florida Ave NE Washington, DC	3.0	1.5	1272	$2,999	$2.36	26d	1	0.40mi
1676 Maryland Ave NE Washington, DC	2.0	1.0–2.0	827	$3,499	$4.23	0d	68	0.41mi
1018 18th St NE Apt 1 Washington, DC	2.0	1.0	1100	$2,650	$2.41	24d	1	0.41mi
1858 Kendall St NE #2 Washington, DC	3.0	2.0	1150	$3,000	$2.61	26d	1	0.41mi
1006 18th St NE Washington, DC	3.0	2.5	1684	$3,095	$1.84	26d	1	0.42mi
1495 Gallaudet St NE Unit 1495B Washington, DC	3.0	2.5	1586	$4,141	$2.61	26d	1	0.43mi
1321 I St NE Washington, DC	4.0	3.5	1809	$4,600	$2.54	26d	1	0.45mi
1929 Gallaudet St NE Washington, DC	3.0	2.0	1200	$3,395	$2.83	26d	1	0.45mi
1241 I St NE Washington, DC	3.0	2.5	1402	$4,000	$2.85	26d	1	0.48mi
1324 H St NE Unit 2 Washington, DC	4.0	1.5	2100	$4,000	$1.90	26d	1	0.49mi
1825 Maryland Ave NE Washington, DC	2.0–3.0	1.0	942	$2,400	$2.55	1d	2	0.50mi
1230 Wylie St NE Washington, DC	3.0	1.5	1202	$3,000	$2.50	9d	1	0.50mi
1451 Maryland Ave NE Unit PH Washington, DC	2.0	2.0	2000	$5,250	$2.62	19d	1	0.51mi
1203 I St NE Washington, DC	3.0	1.5	1322	$4,200	$3.18	26d	1	0.52mi
1301 H St NE #7 Washington, DC	3.0	2.0	1070	$3,850	$3.60	26d	1	0.53mi
1700 H St NE Washington, DC	2.0	1.0–2.0	961	$4,115	$4.28	3d	30	0.53mi

Listing history 32 events

1. 2026-06-21
   days on market $399,000 Active 428 DOM
2. 2026-06-18
   days on market $399,000 Active 425 DOM
3. 2026-06-17
   days on market $399,000 Active 424 DOM
4. 2026-06-16
   days on market $399,000 Active 423 DOM
5. 2026-06-15
   days on market $399,000 Active 422 DOM
6. 2026-06-13
   days on market $399,000 Active 420 DOM
7. 2026-06-09
   days on market $399,000 Active 416 DOM
8. 2026-06-08
   days on market $399,000 Active 415 DOM
9. 2026-06-07
   days on market $399,000 Active 414 DOM
10. 2026-06-04
    days on market $399,000 Active 411 DOM
11. 2026-06-03
    days on market $399,000 Active 410 DOM
12. 2026-06-02
    days on market $399,000 Active 409 DOM
13. 2026-06-01
    days on market $399,000 Active 408 DOM
14. 2026-05-31
    days on market $399,000 Active 407 DOM
15. 2026-05-01
    status Active
16. 2026-04-30
    historical
17. 2026-03-24
    status Active
18. 2026-01-31
    status Pending
19. 2026-01-30
    historical
20. 2026-01-12
    price $399,000
21. 2025-12-19
    price $480,000
22. 2025-10-02
    status Active
23. 2025-09-30
    historical
24. 2025-04-04
    price $525,000
25. 2025-02-23
    listed $650,000 Active
26. 2025-02-07
    historical $650,000
27. 2025-02-02
    historical
28. 2025-01-31
    price $724,900
29. 2024-12-26
    price $749,900
30. 2024-12-01
    price $774,900
31. 2024-10-28
    listed $799,900 Active
32. 1990-12-12
    soldstatus $68,000

ⓘ 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: $6,299 · $525/mo
• Projected year-2 tax: $6,299 · $525/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 ≥106°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,430
• − Mortgage interest: −$22,350
• − Property taxes: −$6,299
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,634
• − Management: −$3,634
• − Depreciation: −$11,607
• Taxable loss: −$4,090
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $3,469/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): 72,397
• Household income: $120,337
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3854.0

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: White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% 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: ▼ -852.61%
• Current HPI: 396.6033
• Rent YoY: ▼ -3.04%
• 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

+486.8% since first listed

18 events — show timeline

• 2026-05-01 Relisted — BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-03-24 Relisted — BRIGHT MLS
• 2026-01-31 Pending — BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2026-01-12 Price Changed $399,000 BRIGHT MLS
• 2025-12-19 Price Changed $480,000 BRIGHT MLS
• 2025-10-02 Relisted — BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-04-04 Price Changed $525,000 BRIGHT MLS
• 2025-02-23 Listed $650,000 BRIGHT MLS
• 2025-02-07 Coming Soon $650,000 BRIGHT MLS
• 2025-02-02 Listing Removed — BRIGHT MLS
• 2025-01-31 Price Changed $724,900 BRIGHT MLS
• 2024-12-26 Price Changed $749,900 BRIGHT MLS
• 2024-12-01 Price Changed $774,900 BRIGHT MLS
• 2024-10-28 Listed $799,900 BRIGHT MLS
• 1990-12-12 Sold (Public Records) $68,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $6,299 · +328.8% YoY. Source: county tax records.