2221 Ridge Pl SE · Washington, DC 20020

$280,000

3 bd · 1.5 ba · 1,240 sqft · SingleFamily public records · 45 Days on market

Built 1973 2,577 sqft lot Est $427k · 34% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• 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 MLS

MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

Key facts

• Built 1973
• Listed 44 days

Property features AI

Finance

• Other: Total below-grade area includes finished and unfinished space (finished and unfinished areas per assessor)

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: End of row townhouse; Fee simple ownership; Year built source: Assessor
• Construction: Brick construction; Concrete perimeter foundation
• Exterior features: Fully fenced yard; Above-grade and below-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level; One full bathroom total; One half bathroom total
• Heating & cooling: Heat pumps and forced air central heating; Central air conditioning (electric); Hot water supplied by natural gas
• Interior features: Combination basement with connecting stairway and sump pump; Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/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 $257k (8.2% below list).
• Recommended offer: $257k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• 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).
• At $2,569/mo this rent would consume 57% of the median local household income ($54k/yr) (locally 5148% 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 $2k of loan paydown is wiped out by about $8k 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 45 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y ago; this cycle's ask has dropped $47k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $256,923 (8.2% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $426,560
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2522 Park Pl SE	0.29mi	3/1.5	1,408 (+14%)	1mo	$485,000	$344	63
2003 Fairlawn Ave SE	0.38mi	3/1.0	1,085 (-12%)	5mo	$285,000	$263	55
2235 Prout St SE	0.30mi	3/1.0	1,129 (-9%)	20mo	$380,000	$337	52
1336 30th St SE	0.59mi	3/2.0	1,120 (-10%)	12mo	$430,000	$384	44

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-19,648
• Equity at exit: $41,749

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $22,128
• Equity at exit: $24,209

Cash invested: $78,400 (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 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,569 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $371

Break-even live

Break-even rent $2,100

Max offer price $280,000

Occupancy floor 81%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2440 S St SE Unit 4 Washington, DC	3.0	1.0	800	$2,450	$3.06	7d	1	0.15mi
2215 Minnesota Ave SE Unit 3 Washington, DC	3.0	1.0	750	$2,500	$3.33	24d	1	0.17mi
2215 Minnesota Ave SE Unit 18 Washington, DC	4.0	2.0	990	$4,500	$4.55	24d	1	0.17mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,755	$2.16	5d	2	0.22mi
2202 U Pl SE Washington, DC	2.0	1.5	1232	$3,500	$2.84	24d	1	0.26mi
1618 18th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,850	$2.31	24d	1	0.27mi
1928 Naylor Rd SE Unit 503 Washington, DC	2.0	2.0	750	$1,595	$2.13	15d	1	0.30mi
1928 Naylor Rd SE Unit 102 Washington, DC	2.0	2.0	750	$1,482	$1.98	2d	1	0.30mi
1616 27th St SE Unit 6 Washington, DC	3.0	1.0	1100	$2,850	$2.59	24d	1	0.30mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	24d	6	0.31mi
1720 R St SE Washington, DC	3.0	1.0	750	$2,500	$3.33	24d	1	0.32mi
1737 T St SE Washington, DC	2.0	1.0	800	$2,500	$3.12	4d	1	0.33mi
1953 19th Pl SE Apt 104 Washington, DC	3.0	1.0	980	$2,800	$2.86	5d	1	0.34mi
1953 19th Pl SE Apt 301 Washington, DC	3.0	1.0	980	$5,301	$5.41	24d	1	0.34mi
1525 28th St SE Unit 302 Washington, DC	3.0	1.0	900	$2,100	$2.33	24d	1	0.35mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	24d	1	0.35mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,525	$2.10	24d	1	0.35mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,980	$2.52	22d	6	0.35mi
1955 Fairlawn Ave SE Unit 2A Washington, DC	2.0	2.0	1000	$2,499	$2.50	24d	1	0.36mi
2003 Fairlawn Ave SE Washington, DC	4.0	2.0	1500	$5,800	$3.87	3d	1	0.36mi
1907 Marion Barry Ave SE Washington, DC	2.0	1.0	900	$1,495	$1.66	24d	1	0.37mi
1634 Ridge Pl SE Washington, DC	3.0	3.5	1248	$3,200	$2.56	24d	1	0.38mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$2,075	$2.63	2d	21	0.38mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	15d	1	0.39mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	24d	1	0.39mi
2821 R St SE Washington, DC	2.0	1.0	853	$1,650	$1.93	24d	1	0.40mi
2418 L'Enfant Sq SE Unit 8 Washington, DC	2.0	2.0	960	$2,400	$2.50	4d	1	0.41mi
1800 28th Pl SE #201 Washington, DC	3.0	2.0	1132	$2,800	$2.47	3d	1	0.41mi
1707 29th St SE Unit 2 Washington, DC	2.0	1.0	1200	$2,350	$1.96	3d	1	0.43mi
1642 16th St SE #3 Washington, DC	2.0	1.0	870	$2,000	$2.30	20d	1	0.43mi
1629 Fairlawn Ave SE Apt 2 Washington, DC	2.0	1.0	850	$2,800	$3.29	12d	1	0.43mi
1629 Fairlawn Ave SE Unit 3 Washington, DC	2.0	1.0	850	$2,500	$2.94	24d	1	0.43mi
1632 Fairlawn Ave SE Washington, DC	2.0	1.0	800	$2,400	$3.00	12d	1	0.46mi
2925-2929 Pennsylvania Ave SE Unit 106 Washington, DC	4.0	1.0	980	$4,200	$4.29	4d	1	0.49mi
2925-2929 Pennsylvania Ave SE Unit 106 Washington, DC	4.0	1.0	988	$4,200	$4.25	24d	1	0.49mi
2925-2929 Pennsylvania Ave SE Unit 204 Washington, DC	3.0	1.0	980	$3,000	$3.06	4d	1	0.49mi
1516 Marion Barry Ave SE Unit 301 Washington, DC	3.0	2.0	1100	$1,795	$1.63	7d	1	0.53mi
1526 V St SE Unit 2 Washington, DC	2.0	1.0	800	$1,700	$2.12	24d	1	0.55mi
1750 Galen St SE Washington, DC	3.0	3.0	1138	$2,300	$2.02	4d	1	0.59mi
2929 Nelson Pl SE Unit 2 Washington, DC	2.0	1.0	800	$1,900	$2.38	24d	1	0.63mi

Listing history 26 events

1. 2026-06-18
   days on market $280,000 Active 45 DOM
2. 2026-06-17
   days on market $280,000 Active 44 DOM
3. 2026-06-16
   days on market $280,000 Active 43 DOM
4. 2026-06-15
   days on market $280,000 Active 42 DOM
5. 2026-06-13
   remarks 404-char remark
6. 2026-06-13
   statusdays on market $280,000 Active 40 DOM
7. 2026-03-18
   historical Active Under Contract
8. 2026-02-09
   status Active
9. 2026-02-07
   price $280,000
10. 2025-10-22
    historical
11. 2025-10-22
    listed $327,000 Active
12. 2025-09-22
    historical $327,000
13. 2014-12-22
    soldstatus $220,000
14. 2014-12-16
    historical 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

15. 2014-12-15
    soldstatus $220,000 Sold 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

16. 2014-12-15
    soldstatus $220,000 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

17. 2014-11-10
    status Contract 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

18. 2014-10-29
    historical Contingent (Kick Out) 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

19. 2014-10-29
    historical 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

20. 2014-10-23
    price $220,000 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

21. 2014-09-26
    price $239,900 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

22. 2014-09-16
    listed $280,000 Active 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

23. 2014-09-15
    listed $220,000 279-char remark

    Show marketing remark (279 chars)

    MOTIVATED SELLER! "AS-IS" Great house and ready for a new owner. Seller will offer closing assistants!! Great location. Move in and start customizing your dream home. A beautiful lot with a large shed and off street parking. SHOW AND SELL! Please Knock upon entering.

24. 1996-08-08
    historical
25. 1996-02-09
    listed
26. 1974-08-21
    soldstatus $38,950

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $1,298 · $108/mo
• Expected delta: +$410/yr (+$34/mo · 46.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $30,831
• − Mortgage interest: −$15,684
• − Property taxes: −$887
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$8,145
• Taxable loss: −$219
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $4,502/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

+618.9% since first listed

20 events — show timeline

• 2026-03-18 Contingent — BRIGHT MLS
• 2026-02-09 Relisted — BRIGHT MLS
• 2026-02-07 Price Changed $280,000 BRIGHT MLS
• 2025-10-22 Listing Removed — BRIGHT MLS
• 2025-10-22 Listed $327,000 BRIGHT MLS
• 2025-09-22 Coming Soon $327,000 BRIGHT MLS
• 2014-12-22 Sold (Public Records) $220,000 Public Records
• 2014-12-16 Delisted — MRIS
• 2014-12-15 Sold (MLS) $220,000 BRIGHT MLS
• 2014-12-15 Sold (MLS) $220,000 MRIS
• 2014-11-10 Pending — MRIS
• 2014-10-29 Contingent — MRIS
• 2014-10-29 Listing Removed — BRIGHT MLS
• 2014-10-23 Price Changed $220,000 MRIS
• 2014-09-26 Price Changed $239,900 MRIS
• 2014-09-16 Listed $280,000 MRIS
• 2014-09-15 Listed $220,000 BRIGHT MLS
• 1996-08-08 Delisted — MRIS
• 1996-02-09 Listed — MRIS
• 1974-08-21 Sold (Public Records) $38,950 Public Records

Property tax history

+1.0%/yr

Latest (2025): $887 · +0.7% YoY. Source: county tax records.