1358 Valley Pl SE · Washington, DC 20020

$300,000

3 bd · 2.5 ba · 1,364 sqft · SingleFamily public records · 111 Days on market

Built 1905 2,500 sqft lot Est $368k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Auction Property. In Collaboration with Alex Cooper Auctioneers. List price is Opening Bid at The Online Only Auction Sale to Be Held on The Auctioneers Website – Bidding begins Thursday, June 25 and ends Tuesday, June 30, 2026 at 12:30 PM. Beautifully renovated Victorian-style detached home in historic Anacostia offering 3 bedrooms and 2.5 baths with approximately 1,364± sq ft above grade. This thoughtfully updated residence blends classic D. C. charm with modern finishes throughout. The main level features an open-concept layout with hardwood floors, a gourmet kitchen with quartz countertops, oversized island, white cabinetry, and stainless-steel appliances, along with a powd

Key facts

• Wood flooring
• Parking pad
• Oversized island

Tags

• WOOD FLOORING
• OPEN CONCEPT MAIN LEVEL
• OVERSIZED ISLAND
• STAINLESS STEEL APPLIANCES
• PRIVATE FENCED BACKYARD
• PARKING PAD

Property features AI

Exterior

• Parking: On-street parking; Off-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas hot water
• Home design: Detached property; Effective remodel in 2022; Historic designation noted
• Construction: Built year reported by assessor; Foundation: Other; Above- and below-grade structures noted
• Exterior features: Wood fencing; No tidal water

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Icemaker; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Hot water heating; Natural gas heating fuel; Central air conditioning (electric)
• Interior features: Open floor plan with combined dining and living areas; Gourmet kitchen; Master bath(s); Upgraded countertops; Wood floors; High walls and drywall
• Laundry & utility: Washer and dryer in unit on the main floor; Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $273k (8.9% below list).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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); Kramer Ms (203 students, 0% FRL); Anacostia Hs (287 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); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,732/mo this rent would consume 61% 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 $9k 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 111 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y ago; this cycle's ask has dropped $250k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $273,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $368,280
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1226 U St SE	0.27mi	3/1.0	1,477 (+8%)	1mo	$290,000	$196	67
1340 Valley Pl SE	0.04mi	3/1.5	1,444 (+6%)	22mo	$535,000	$370	66
1724 W St SE	0.38mi	4/2.5 (+1)	1,479 (+8%)	3mo	$400,000	$270	61
2016 14th St SE	0.20mi	3/3.5	1,516 (+11%)	13mo	$581,600	$384	57
1253 Sumner Rd SE	0.55mi	3/2.0	1,296 (-5%)	16mo	$280,000	$216	50

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-40,774
• Equity at exit: $44,731

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-18,412
• Equity at exit: $25,939

Cash invested: $84,000 (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: 298
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $85

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 92%

Sensitivity live

Price	-10% $292	-5% $189	+0% $85	+5% $-19	+10% $-122
Rent	-10% $-131	-5% $-23	+0% $85	+5% $193	+10% $301
Rate	-1.0pp $236	-0.5pp $161	base $85	+0.5pp $7	+1.0pp $-72

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2227 14th St SE Washington, DC	3.0	1.0	1222	$2,495	$2.04	26d	1	0.05mi
1328 Morris Rd SE Washington, DC	3.0	2.5	1372	$3,250	$2.37	19d	1	0.16mi
1351 Morris Rd SE Unit Upstairs Washington, DC	3.0	2.0	1522	$2,700	$1.77	6d	1	0.18mi
1505 West St SE Unit 1 Washington, DC	3.0	2.5	1632	$3,300	$2.02	0d	1	0.19mi
1430 V St SE Washington, DC	3.0	2.0	1680	$3,100	$1.85	26d	1	0.20mi
1308 Talbert Ct SE Washington, DC	3.0	2.5	1446	$2,995	$2.07	7d	1	0.21mi
1300 Dexter Ter SE Washington, DC	2.0	1.5	1100	$2,600	$2.36	26d	1	0.23mi
1214 U St SE Washington, DC	3.0	2.5	1350	$3,375	$2.50	26d	1	0.26mi
2322 Shannon Pl SE Washington, DC	3.0	3.5	1800	$2,800	$1.56	26d	1	0.30mi
2648 Bowen Rd SE Washington, DC	3.0	1.5	1220	$2,500	$2.05	26d	1	0.31mi
1516 Marion Barry Ave SE Unit 301 Washington, DC	3.0	2.0	1100	$1,795	$1.63	9d	1	0.32mi
1527 Morris Rd SE Washington, DC	3.0	2.5	1508	$2,700	$1.79	9d	1	0.36mi
2501 Sayles Pl SE #9 Washington, DC	2.0	2.0	1157	$2,500	$2.16	26d	1	0.36mi
2501 Sayles Pl SE #9 Washington, DC	2.0	2.0	1157	$2,500	$2.16	12d	1	0.36mi
1802 14th St SE Washington, DC	3.0	2.0	1800	$2,800	$1.56	26d	1	0.36mi
1705 W St SE Washington, DC	4.0	2.0	1550	$2,500	$1.61	4d	1	0.37mi
1750 Galen St SE Washington, DC	3.0	3.0	1138	$2,300	$2.02	5d	1	0.39mi
2629 Douglass Rd SE Washington, DC	2.0–3.0	1.0–1.5	888	$2,245	$2.53	3d	13	0.43mi
2609 Douglass Rd SE #402 Washington, DC	2.0	2.0	990	$2,200	$2.22	26d	1	0.51mi
1953 19th Pl SE Apt 301 Washington, DC	3.0	1.0	980	$5,301	$5.41	26d	1	0.52mi
1953 19th Pl SE Apt 104 Washington, DC	3.0	1.0	980	$2,800	$2.86	7d	1	0.52mi
1634 Ridge Pl SE Washington, DC	3.0	3.5	1248	$3,200	$2.56	26d	1	0.52mi
1621 R St SE Washington, DC	3.0	2.0	1250	$24,000	$19.20	0d	1	0.53mi
1907 Marion Barry Ave SE Washington, DC	2.0	1.0	900	$1,495	$1.66	26d	1	0.55mi
2460 James Bank Rd SE Washington, DC	3.0	3.5	1687	$3,190	$1.89	16d	1	0.56mi
1612 Q St SE Washington, DC	3.0	2.0	1737	$2,850	$1.64	0d	1	0.62mi
2202 U Pl SE Washington, DC	2.0	1.5	1232	$3,500	$2.84	26d	1	0.63mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$4,431	$5.20	0d	54	0.70mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	26d	6	0.71mi
1938 S St SE Washington, DC	3.0	2.0	1522	$2,999	$1.97	26d	1	0.72mi
632 Howard Rd SE Unit 532 Washington, DC	2.0	2.0	942	$3,862	$4.10	19d	1	0.76mi
632 Howard Rd SE Unit 338 Washington, DC	2.0	2.0	926	$3,862	$4.17	18d	1	0.76mi
632 Howard Rd SE Washington, DC	2.0	1.0–2.0	673	$4,100	$6.09	22d	112	0.76mi
632 Howard Rd SE Unit 633 Washington, DC	2.0	2.0	942	$3,862	$4.10	21d	1	0.76mi
632 Howard Rd SE Unit 933 Washington, DC	2.0	2.0	942	$3,862	$4.10	23d	1	0.76mi
600 Howard Rd SE Washington, DC	2.0	1.0–2.5	805	$6,344	$7.88	3d	89	0.76mi
1928 Naylor Rd SE Unit 102 Washington, DC	2.0	2.0	875	$1,482	$1.69	0d	1	0.88mi
1928 Naylor Rd SE Unit 503 Washington, DC	2.0	2.0	877	$1,595	$1.82	0d	1	0.88mi
2215 Minnesota Ave SE Unit 18 Washington, DC	4.0	2.0	990	$4,500	$4.55	26d	1	0.91mi
1955 Fairlawn Ave SE Unit 2A Washington, DC	2.0	2.0	1000	$2,499	$2.50	26d	1	0.92mi

Listing history 50 events

1. 2026-06-21
   days on market $300,000 Active 111 DOM
2. 2026-06-18
   days on market $300,000 Active 108 DOM
3. 2026-06-17
   days on market $300,000 Active 107 DOM
4. 2026-06-16
   days on market $300,000 Active 106 DOM
5. 2026-06-15
   days on market $300,000 Active 105 DOM
6. 2026-06-13
   days on market $300,000 Active 103 DOM
7. 2026-06-09
   days on market $300,000 Active 99 DOM
8. 2026-06-08
   days on market $300,000 Active 98 DOM
9. 2026-06-07
   days on market $300,000 Active 97 DOM
10. 2026-06-04
    days on market $300,000 Active 94 DOM
11. 2026-06-03
    days on market $300,000 Active 93 DOM
12. 2026-06-02
    days on market $300,000 Active 92 DOM
13. 2026-06-01
    days on market $300,000 Active 91 DOM
14. 2026-05-31
    days on market $300,000 Active 90 DOM
15. 2026-05-04
    price $300,000
16. 2026-03-02
    listed $549,900 Active
17. 2026-03-02
    historical
18. 2026-02-22
    price $559,900
19. 2026-02-22
    status Active
20. 2026-01-29
    historical
21. 2025-11-26
    price $300,000
22. 2025-09-08
    price $559,900
23. 2025-08-09
    status Active
24. 2025-08-04
    historical Active Under Contract
25. 2025-07-02
    listed $579,888 Active
26. 2025-06-04
    historical
27. 2025-01-30
    historical
28. 2025-01-29
    status Active
29. 2025-01-27
    historical Active Under Contract
30. 2025-01-03
    status Active
31. 2024-12-31
    historical
32. 2024-11-07
    price $579,900
33. 2024-10-14
    price $584,900
34. 2024-07-31
    price $594,900
35. 2024-06-04
    listed $599,900 Active
36. 2023-03-10
    historical
37. 2023-01-05
    listed $579,900 Active
38. 2023-01-05
    historical
39. 2023-01-03
    historical
40. 2022-12-09
    listed $599,000 Active
41. 2022-12-06
    historical
42. 2022-11-04
    price $599,000
43. 2022-10-15
    listed $619,000 Active
44. 2022-05-17
    soldstatus $300,000
45. 2022-05-13
    soldstatus $300,000 Closed
46. 2022-04-24
    listed $375,000
47. 2022-04-24
    price $375,000
48. 2022-04-24
    historical
49. 1998-12-31
    soldstatus $100,000
50. 1998-12-30
    soldstatus $100,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 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: $32,783
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − Depreciation: −$8,727
• Taxable loss: −$3,994
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $1,978/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

+837.5% since first listed

39 events — show timeline

• 2026-05-04 Price Changed $300,000 BRIGHT MLS
• 2026-03-02 Listing Removed — BRIGHT MLS
• 2026-03-02 Listed $549,900 BRIGHT MLS
• 2026-02-22 Price Changed $559,900 BRIGHT MLS
• 2026-02-22 Relisted — BRIGHT MLS
• 2026-01-29 Listing Removed — BRIGHT MLS
• 2025-11-26 Price Changed $300,000 BRIGHT MLS
• 2025-09-08 Price Changed $559,900 BRIGHT MLS
• 2025-08-09 Relisted — BRIGHT MLS
• 2025-08-04 Contingent — BRIGHT MLS
• 2025-07-02 Listed $579,888 BRIGHT MLS
• 2025-06-04 Coming Soon — BRIGHT MLS
• 2025-01-30 Listing Removed — BRIGHT MLS
• 2025-01-29 Relisted — BRIGHT MLS
• 2025-01-27 Contingent — BRIGHT MLS
• 2025-01-03 Relisted — BRIGHT MLS
• 2024-12-31 Listing Removed — BRIGHT MLS
• 2024-11-07 Price Changed $579,900 BRIGHT MLS
• 2024-10-14 Price Changed $584,900 BRIGHT MLS
• 2024-07-31 Price Changed $594,900 BRIGHT MLS
• 2024-06-04 Listed $599,900 BRIGHT MLS
• 2023-03-10 Listing Removed — BRIGHT MLS
• 2023-01-05 Listed $579,900 BRIGHT MLS
• 2023-01-05 Coming Soon — BRIGHT MLS
• 2023-01-03 Listing Removed — BRIGHT MLS
• 2022-12-09 Listed $599,000 BRIGHT MLS
• 2022-12-06 Listing Removed — BRIGHT MLS
• 2022-11-04 Price Changed $599,000 BRIGHT MLS
• 2022-10-15 Listed $619,000 BRIGHT MLS
• 2022-05-17 Sold (Public Records) $300,000 Public Records
• 2022-05-13 Sold (MLS) $300,000 BRIGHT MLS
• 2022-04-24 Listing Removed — BRIGHT MLS
• 2022-04-24 Price Changed $375,000 BRIGHT MLS
• 2022-04-24 Listed $375,000 BRIGHT MLS
• 1998-12-31 Sold (Public Records) $100,000 Public Records
• 1998-12-30 Sold (MLS) $100,000 MRIS
• 1998-10-15 Delisted — MRIS
• 1998-07-19 Listed $99,999 MRIS
• 1977-08-02 Sold (Public Records) $32,000 Public Records

Property tax history

+28.2%/yr

Latest (2025): $31,458 · +1.7% YoY. Source: county tax records.