2650 Birney Pl SE #102 · Washington, DC 20020

$159,900

1 bd · 1.0 ba · 575 sqft · Condo · 1384 Days on market

Built 1952 $300/mo HOA · 15% of rent ↓ 24% 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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.7/10.0
• 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

Listing remarks

Fabulous Custom 1BR Deluxe with easy access 1st floor location. Recently remodeled with 1 Bathroom, Full kitchen, stainless appliances, laminate floors, washer and dryer, individual Gas Heat, Central AC and Gas Hot Water. Great Price. Low monthly oper. assessment of $300, includes; RE taxes, off-street parking, fitness room, dog park, parcel lockers, onsite management. Visit by appointment during week. Real Estate Taxes in DC. gov for 2 part 13 unit building, paid from Co-op operating assessment. Pets with approval. Leasing restricted. Extensive CCTV system, Building entry intercom and FOB access system, Primus controlled key system with mortice locks on all units. 3 Blocks from Anacostia G

Key facts

• $300 HOA
• 80 parking spots
• Built 1952

Property features AI

Finance

• Other: Property manager present; Pets allowed with restrictions (case-by-case, breed, number and size/weight limits)
• HOA & community: Co-op fee approximately $300 monthly; Fee covers common area maintenance, exterior building maintenance, insurance, lawn maintenance, management, recreation facility, reserves, road maintenance, snow removal, taxes, trash, water and other items; Community amenities include basketball courts, common grounds, community center, exercise room and business services

Exterior

• Parking: Off-street paved parking with 80 spaces; Permit included; On-street parking and parking lot available; General common-element parking
• Utilities: Public sewer; Community water; Cable TV available; Electric service available; Natural gas available
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry level: 2; Ownership: Cooperative; Year of major remodel or effective year: 1992 (estimated year built)
• Construction: Brick construction; Tar and gravel roof; Double-hung, vinyl-clad windows with screens and ENERGY STAR qualification; Above-grade construction
• Exterior features: Above-grade other structures; Not in a federal flood zone; Urban location; 36+ inch wide halls and no-stairs accessibility features

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal; Self-cleaning oven; ENERGY STAR refrigerator; Water heater
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central forced-air heating; Natural gas heating and hot water; Central air conditioning (roof-mounted), electric
• Interior features: 2+ common walls; Intercom; Not furnished; Unit on a single floor; Estimated living area
• Laundry & utility: Washer and dryer in unit (front-loading, stacked option); ENERGY STAR clothes washer; Electric dryer (front loading)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Savoy Es (238 students, 0% FRL); Hart Ms (386 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 (+3.9%/yr); 296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 43% 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 1384 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Watch-outs: built in 1952 — 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 1384 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 1952 — 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: 1.22% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 6.8

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-14,946
• Equity at exit: $23,842

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $6,634
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$300
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $142

Break-even live

Break-even rent $1,779

Max offer price $159,900

Occupancy floor 88%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Morris Rd SE Washington, DC	2.0	1.0	650	$1,499	$2.31	24d	1	0.53mi
2228 Martin Luther King Jr Ave SE Washington, DC	1.0	1.0	606	$1,790	$2.95	3d	5	0.55mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$2,687	$3.15	2d	53	0.57mi
632 Howard Rd SE Unit 434 Washington, DC	1.0	1.0	623	$2,761	$4.43	17d	1	0.60mi
632 Howard Rd SE Washington, DC	2.0	1.0–2.0	673	$3,216	$4.78	20d	112	0.60mi
632 Howard Rd SE Unit 531 Washington, DC	1.0	1.0	632	$2,761	$4.37	20d	1	0.60mi
407 Lebaum St SE Unit 4 Washington, DC	2.0	1.0	550	$1,750	$3.18	3d	1	0.62mi
407 Lebaum St SE Unit 1 Washington, DC	1.0	1.0	550	$1,700	$3.09	3d	1	0.62mi
600 Howard Rd SE Washington, DC	2.0	1.0–2.5	805	$4,132	$5.13	2d	89	0.63mi
430 Mellon St SE Unit 2 Washington, DC	1.0	1.0	650	$1,200	$1.85	24d	1	0.65mi
1425-1429 Cedar St SE Washington, DC	1.0	1.0	644	$1,419	$2.20	2d	5	0.67mi
1619 Butler St SE Unit 3 Washington, DC	2.0	1.0	700	$1,700	$2.43	24d	1	0.74mi
212 Oakwood St SE Unit B2 Washington, DC	1.0	1.0	597	$1,650	$2.76	24d	1	0.74mi
535 Mellon St SE Unit 5 Washington, DC	1.0	1.0	700	$1,350	$1.93	20d	1	0.75mi
535 Mellon St SE Washington, DC	1.0	1.0	700	$1,350	$1.93	24d	1	0.75mi
215 Oakwood St SE Unit 302 Washington, DC	1.0	1.0	700	$1,080	$1.54	24d	1	0.77mi
1201 Oak Dr SE Washington, DC	3.0	1.0–2.0	853	$1,531	$1.79	2d	19	0.79mi
562 Malcolm X Ave SE Unit 4 Washington, DC	2.0	1.0	550	$1,600	$2.91	12d	1	0.82mi
447 Orange St SE #3 Washington, DC	2.0	1.0	700	$1,500	$2.14	4d	1	0.83mi
2942 2nd St SE Washington, DC	1.0–2.0	1.0–2.0	762	$1,299	$1.70	3d	9	0.83mi
327 Parkland Pl SE Washington, DC	1.0	1.0	650	$1,199	$1.84	24d	1	0.88mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	24d	1	0.90mi
88 V St SW Washington, DC	1.0–2.0	1.5	682	$2,600	$3.81	19d	2	0.95mi
88 V St SW Washington, DC	1.0–2.0	1.5–2.0	745	$2,600	$3.49	22d	3	0.95mi
1900 Half St SW Washington, DC	3.0	1.0–2.0	862	$2,740	$3.18	1d	51	0.97mi
1244 Savannah Pl SE Unit B Washington, DC	1.0	1.0	700	$1,395	$1.99	24d	1	1.00mi
2121 1st St SW Washington, DC	2.0	1.0–2.0	807	$3,162	$3.92	2d	38	1.01mi
2099 1st St SW Washington, DC	6.0	1.0–4.0	916	$2,424	$2.65	2d	175	1.03mi
101 V St SW Washington, DC	2.0	1.0–2.5	878	$4,588	$5.22	2d	117	1.04mi
1800 Half St SW Washington, DC	2.0	1.0–2.0	881	$2,917	$3.31	2d	30	1.04mi
1600 Marion Barry Ave SE Unit Basement -B01 Washington, DC	1.0	1.0	550	$1,550	$2.82	24d	1	1.04mi
2000 2nd St SW Washington, DC	2.0	1.0–2.0	1046	$3,878	$3.71	3d	188	1.06mi
3321 13th St SE Unit 3 Washington, DC	2.0	1.0	703	$1,750	$2.49	24d	1	1.08mi
71 Potomac Ave SE Washington, DC	2.0	1.0–2.0	771	$3,213	$4.16	2d	28	1.09mi
3320 11th Pl SE Washington, DC	1.0	1.0	750	$1,198	$1.60	24d	1	1.09mi
3325 13th St SE Unit 10 Washington, DC	2.0	1.0	750	$1,750	$2.33	24d	1	1.10mi
79 Potomac Ave SE Washington, DC	2.0	1.0–2.0	928	$3,214	$3.46	2d	20	1.11mi
79 Potomac Ave SE #718 Washington, DC	1.0	1.0	556	$2,500	$4.50	20d	1	1.13mi
1310 Congress St SE Washington, DC	1.0	1.0	518	$1,150	$2.22	24d	1	1.13mi
1300 Congress St SE Unit 10 Washington, DC	2.0	1.0	625	$1,799	$2.88	22d	1	1.13mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $159,900 Active 1384 DOM
2. 2026-06-17
   days on market $159,900 Active 1383 DOM
3. 2026-06-16
   days on market $159,900 Active 1382 DOM
4. 2026-06-15
   days on market $159,900 Active 1381 DOM
5. 2026-06-13
   days on market $159,900 Active 1379 DOM
6. 2026-06-09
   days on market $159,900 Active 1375 DOM
7. 2026-06-08
   days on market $159,900 Active 1374 DOM
8. 2026-06-07
   days on market $159,900 Active 1373 DOM
9. 2026-06-04
   days on market $159,900 Active 1370 DOM
10. 2026-06-03
    days on market $159,900 Active 1369 DOM
11. 2026-06-02
    days on market $159,900 Active 1368 DOM
12. 2026-06-01
    days on market $159,900 Active 1367 DOM
13. 2026-05-31
    days on market $159,900 Active 1366 DOM
14. 2022-09-03
    listed $159,900 Active
15. 2022-07-29
    historical
16. 2022-03-31
    listed $209,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 23% 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: $23,499
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$3,600
• − Depreciation: −$4,652
• Taxable loss: −$668
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,864/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

-23.8% since first listed

3 events — show timeline

• 2022-09-03 Listed $159,900 BRIGHT MLS
• 2022-07-29 Listing Removed — BRIGHT MLS
• 2022-03-31 Listed $209,900 BRIGHT MLS