3106 Berry Rd NE #20 · Washington, DC 20018

$369,000

3 bd · 1.5 ba · 1,695 sqft · Townhouse public records · 101 Days on market

Built 1978 Est $593k · 38% under $271/mo HOA · 8% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3106 Berry Rd NE #20, a well-maintained 3-bedroom, 1.5-bath end-unit home located in Northeast. This property offers a functional and comfortable layout with dedicated living and dining areas that provide great everyday flow. The kitchen comes equipped with standard appliances, and the apartment-style basement adds valuable additional space, perfect for a recreation area, home office, or extra storage. As an end unit, you’ll appreciate the added privacy and convenient access within the community. Ideally situated near shopping, parks, schools, and major commuter routes, this home offers both comfort and convenience in an established neighborhood. This property is also being

Key facts

• Near schools
• Near shopping
• End unit

Tags

• END UNIT
• APARTMENT STYLE BASEMENT
• NEAR SHOPPING
• NEAR PARKS
• NEAR SCHOOLS
• NEAR MAJOR COMMUTER ROUTES

Property features AI

Finance

• HOA & community: Monthly condo fee of $271; Community amenities include common grounds and jog/walk path

Exterior

• Parking: On-street parking; Off-street parking
• Utilities: Public water; Public sewer; Municipal trash
• Home design: Condominium; End-of-row townhouse style; Entry on level 1
• Construction: Brick construction; Brick/mortar foundation; Built (year source: Assessor)
• Exterior features: Common grounds; Jog/walk path; Not in a federal flood zone

Interior

• Kitchen: Galley kitchen
• Bedrooms: 3 bedrooms on main level
• Bathrooms: 2 full bathrooms on main level; 2 full bathrooms total
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Dining area; Walk-in shower; Ceiling fans; Galley kitchen; Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $369k.

Deal economics

• At list price, monthly cash flow is $42 ($504/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 $325k (12.0% below list).
• Recommended offer: $325k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Langdon Es (353 students, 0% FRL); Mckinley Ms (222 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 flat; 118 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 ($91k/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 $11k 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 101 days — a 9% lower offer ($336k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $369k implies a 720% gain — meaningful room to come down on a strong offer.

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 $324,579 (12.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.88% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $593,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3418 Summit Ct NE #3418	0.24mi	3/2.0	1,658 (-2%)	8mo	$400,000	$241	77
3460 Summit Ct NE #3460	0.26mi	3/2.0	1,612 (-5%)	10mo	$395,000	$245	70
2613 Franklin St NE	0.33mi	3/2.0	1,584 (-6%)	4mo	$500,000	$316	68
2501 Patricia Roberts Harris Pl NE	0.19mi	3/3.0	1,804 (+6%)	14mo	$720,000	$399	63
3612 Fort Lincoln Dr NE	0.53mi	2/2.5 (-1)	1,684 (-1%)	3mo	$550,000	$327	62
3611 Commodore Joshua Barney Dr NE	0.48mi	3/3.5	1,684 (-1%)	13mo	$590,000	$350	58
3162 Banneker Dr NE #3162	0.10mi	3/3.0	1,914 (+13%)	14mo	$346,500	$181	56
2514 Ralph Ellison Way NE	0.55mi	3/3.5	1,664 (-2%)	12mo	$595,000	$358	53
3725 Commodore Joshua Barney Dr NE	0.63mi	3/3.0	1,664 (-2%)	11mo	$552,000	$332	52
3292 Robert Clifton Weaver Way NE	0.41mi	4/3.5 (+1)	1,780 (+5%)	11mo	$675,000	$379	50
3801 Commodore Joshua Barney Dr NE	0.69mi	3/3.0	1,580 (-7%)	14mo	$610,000	$386	39
2192 Half Moon Pl NE	0.42mi	3/3.5	1,930 (+14%)	14mo	$715,000	$370	38

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 · 0.06% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-66,416
• Equity at exit: $55,019

10-year hold

• IRR: -18.7%
• Equity multiple: 0.13×
• Total profit: $-90,351
• Equity at exit: $31,904

Cash invested: $103,320 (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 20018

• Rents YoY: 0.1%
• Active inventory: 118
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,246 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$154
• HOA: −$271
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $42

Break-even live

Break-even rent $3,193

Max offer price $369,000

Occupancy floor 94%

Sensitivity live

Price	-10% $251	-5% $146	+0% $42	+5% $-62	+10% $-167
Rent	-10% $-214	-5% $-86	+0% $42	+5% $170	+10% $298
Rate	-1.0pp $228	-0.5pp $136	base $42	+0.5pp $-54	+1.0pp $-151

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3149 Cherry Rd NE Washington, DC	3.0	3.5	1881	$3,795	$2.02	17d	1	0.11mi
3026 Channing St NE Washington, DC	2.0	1.0	1224	$2,399	$1.96	26d	1	0.24mi
2410 South Dakota Ave NE Washington, DC	4.0	3.5	2222	$4,400	$1.98	16d	1	0.25mi
2705 24th St NE Washington, DC	3.0	2.0	1900	$3,150	$1.66	26d	1	0.44mi
2414 Hamlin Pl NE Washington, DC	3.0	1.5	1500	$2,550	$1.70	20d	1	0.48mi
3119 S Dakota Ave NE Unit B Washington, DC	2.0	1.0	1676	$1,800	$1.07	26d	1	0.50mi
3119 S Dakota Ave NE Unit A Washington, DC	2.0	1.0	1676	$1,900	$1.13	26d	1	0.50mi
3634 Commodore Joshua Barney Dr NE Washington, DC	4.0	4.5	2100	$4,100	$1.95	26d	1	0.58mi
3615 Eastern Ave Mount Rainier, MD	4.0	3.0	1223	$3,500	$2.86	1d	1	0.59mi
3216 22nd St NE Washington, DC	3.0	2.0	2156	$4,500	$2.09	20d	1	0.66mi
3011 20th St NE Washington, DC	3.0	2.0	1103	$5,600	$5.08	26d	1	0.66mi
2615 Otis St NE Washington, DC	3.0	2.0	2217	$3,750	$1.69	5d	1	0.68mi
2417 Otis St NE Washington, DC	3.0	2.5	1854	$3,899	$2.10	9d	1	0.73mi
2300 18th St NE #2300 Washington, DC	4.0	3.0	1826	$4,500	$2.46	23d	1	0.91mi
3709 Parkwood St Brentwood, MD	4.0	3.0	1104	$2,950	$2.67	45d	1	0.93mi
1704 Montana Ave NE Washington, DC	4.0	2.0	1518	$4,000	$2.64	26d	1	0.94mi
2218 16th St NE Washington, DC	4.0	2.5	1496	$3,400	$2.27	20d	1	1.03mi
3114 16th St NE Washington, DC	4.0	2.5	1938	$3,695	$1.91	9d	1	1.04mi
2324 15th St NE Washington, DC	3.0	2.5	1398	$3,880	$2.78	26d	1	1.08mi
4202 30th St Mount Rainier, MD	3.0	1.0	1324	$2,450	$1.85	26d	1	1.08mi
2206 15th St NE Washington, DC	3.0	2.0	1184	$2,500	$2.11	26d	1	1.08mi
2413 14th St NE Washington, DC	1.0–5.0	1.0–2.0	1121	$2,332	$2.08	5d	46	1.11mi
1417 Downing St NE Washington, DC	4.0	2.0	1538	$4,200	$2.73	6d	1	1.12mi
4221 28th St Mount Rainier, MD	3.0	3.0	1800	$3,500	$1.94	20d	1	1.17mi
3704 42nd Ave Brentwood, MD	4.0	2.0	1678	$3,900	$2.32	13d	1	1.21mi
1334 Downing St NE Washington, DC	3.0	1.0	1408	$2,800	$1.99	0d	1	1.26mi
4401 29th St Unit A Mt Rainier, MD	4.0	2.0	1800	$3,500	$1.94	7d	1	1.28mi
1401 New York Ave NE Washington, DC	3.0	1.0–3.0	846	$3,566	$4.22	0d	31	1.31mi
4519 32nd St Mount Rainier, MD	3.0	2.0	1500	$1,200	$0.80	14d	1	1.43mi
1929 Gallaudet St NE Washington, DC	3.0	2.0	1200	$3,395	$2.83	26d	1	1.43mi
1916 W Virginia Ave NE Unit 2 Washington, DC	3.0	2.0	1800	$2,900	$1.61	22d	1	1.47mi
4531 32nd St Mount Rainier, MD	3.0	2.0	1524	$2,500	$1.64	45d	1	1.48mi

HOA detail

• Monthly dues: $271 · $3,252/yr

Listing history 10 events

1. 2026-06-13
   days on market $369,000 Active 101 DOM
2. 2026-06-09
   days on market $369,000 Active 97 DOM
3. 2026-06-08
   days on market $369,000 Active 96 DOM
4. 2026-06-07
   days on market $369,000 Active 95 DOM
5. 2026-06-04
   days on market $369,000 Active 92 DOM
6. 2026-06-03
   days on market $369,000 Active 91 DOM
7. 2026-06-02
   days on market $369,000 Active 90 DOM
8. 2026-05-13
   price $369,000
9. 2026-02-27
   listed $384,900 Active
10. 1977-04-18
    soldstatus $44,990

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $2,100 · $175/mo
• Expected delta: +$151/yr (+$13/mo · 7.8%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $38,949
• − Mortgage interest: −$20,670
• − Property taxes: −$1,948
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,116
• − Management: −$3,116
• − HOA: −$3,252
• − Depreciation: −$10,735
• Taxable loss: −$5,732
• Est. tax savings @ 24.0%: +$1,376
• After-tax cash flow: $1,879/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): 19,562
• Household income: $90,639
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 919.0

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 (66%)
• Race & ethnicity: Black 66% White 18% Hispanic / Latino 9% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Italian 2% Romanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 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: ▼ -605.95%
• Current HPI: 381.7099
• Rent YoY: ▲ 0.06%
• 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

+720.2% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $369,000 BRIGHT MLS
• 2026-02-27 Listed $384,900 BRIGHT MLS
• 1977-04-18 Sold (Public Records) $44,990 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,948 · +0.9% YoY. Source: county tax records.