1828 Newton St NE · Washington, DC 20018

$399,900

3 bd · 1.5 ba · 1,356 sqft · SingleFamily public records · 26 Days on market

Built 1926 3,083 sqft lot Est $659k · 39% under ↓ 20% since listing

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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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1828 Newton Street NE! This semi-detached home is being sold AS-IS and is ready for your complete renovation. Featuring 3 bedrooms, 1.5 bathrooms, and a walkout basement, the property is currently a shell perfect for investors or buyers looking for a project to bring their vision to life. Located in the sought-after Brookland neighborhood, you’ll enjoy easy access to transportation and conveniences. The Brookland/CUA Metro is less than a mile away, and multiple bus stops are just a block from your doorstep. A variety of restaurants, cafes, shops, and even Costco are all nearby. Don’t miss this unique opportunity to create your dream home or investment property in one

Key facts

• Built 1926
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $88 ($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 $312k (22.0% below list).
• Recommended offer: $312k (22.0% below list) — sets the bar for 1% rule.
• 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.
• Market conditions: Rents flat; 114 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 41% 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 $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 26 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $311,887 (22.0% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $659,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1348 Newton St NE	0.47mi	3/2.0	1,380 (+2%)	4mo	$750,000	$543	70
3314 16th St NE	0.30mi	3/1.5	1,200 (-12%)	1mo	$640,000	$533	66
4100 20th St NE	0.39mi	3/2.5	1,474 (+9%)	2mo	$565,000	$383	61
1226 Quincy St NE	0.64mi	3/1.5	1,266 (-7%)	2mo	$705,000	$557	58
4001 20th St NE	0.32mi	2/2.5 (-1)	1,495 (+10%)	4mo	$430,000	$288	56
1358 Newton St NE	0.45mi	2/2.0 (-1)	1,200 (-12%)	0mo	$442,300	$369	52
3731 Oakview Ter NE	0.61mi	4/2.0 (+1)	1,443 (+6%)	2mo	$810,000	$561	52
3002 South Dakota Ave NE	0.69mi	3/2.0	1,269 (-6%)	4mo	$360,000	$284	52
3141 Central Ave NE	0.68mi	3/1.5	1,232 (-9%)	2mo	$599,000	$486	51
1342 Hamlin St NE	0.62mi	2/2.0 (-1)	1,498 (+10%)	4mo	$550,000	$367	43
3109 14th St NE	0.52mi	2/2.0 (-1)	1,552 (+14%)	3mo	$575,000	$370	43
1303 Girard St NE	0.74mi	4/3.0 (+1)	1,270 (-6%)	4mo	$705,000	$555	40

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-68,355
• Equity at exit: $59,626

10-year hold

• IRR: -15.8%
• Equity multiple: 0.22×
• Total profit: $-87,767
• Equity at exit: $34,576

Cash invested: $111,972 (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: 114
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,119 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $88

Break-even live

Break-even rent $3,008

Max offer price $399,900

Occupancy floor 92%

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2417 Otis St NE Washington, DC	3.0	2.5	1854	$3,899	$2.10	7d	1	0.37mi
3011 20th St NE Washington, DC	3.0	2.0	1103	$5,600	$5.08	24d	1	0.39mi
3119 S Dakota Ave NE Unit A Washington, DC	2.0	1.0	1676	$1,900	$1.13	24d	1	0.44mi
3119 S Dakota Ave NE Unit B Washington, DC	2.0	1.0	1676	$1,800	$1.07	24d	1	0.44mi
2414 Hamlin Pl NE Washington, DC	3.0	1.5	1500	$2,550	$1.70	18d	1	0.53mi
4101 Kaywood Pl Mt Rainier, MD	2.0	1.0	715	$1,698	$2.37	4d	17	0.65mi
1663 Webster St NE Washington, DC	4.0	2.5	1758	$3,757	$2.14	18d	1	0.71mi
3614 12th St NE #7 Washington, DC	2.0	2.0	898	$3,400	$3.79	7d	1	0.72mi
3614 12th St NE Washington, DC	1.0–2.0	1.0–2.0	695	$3,400	$4.89	14d	2	0.72mi
4221 28th St Mount Rainier, MD	3.0	3.0	1800	$3,500	$1.94	18d	1	0.79mi
3018 12th St NE #2 Washington, DC	2.0	2.0	880	$3,000	$3.41	24d	1	0.80mi
4202 30th St Mount Rainier, MD	3.0	1.0	1324	$2,450	$1.85	24d	1	0.81mi
2425 20th St NE Unit 18 Washington, DC	2.0	2.0	900	$2,400	$2.67	7d	1	0.83mi
1816 Bryant St NE #1816 Washington, DC	3.0	1.5	1026	$3,000	$2.92	24d	1	0.84mi
2413 14th St NE Washington, DC	1.0–5.0	1.0–2.0	1121	$2,332	$2.08	3d	46	0.85mi
1704 Montana Ave NE Washington, DC	4.0	2.0	1518	$4,000	$2.64	24d	1	0.91mi
4401 29th St Unit A Mt Rainier, MD	4.0	2.0	1800	$3,500	$1.94	5d	1	0.91mi
1417 Downing St NE Washington, DC	4.0	2.0	1538	$4,200	$2.73	4d	1	0.91mi
2324 15th St NE Washington, DC	3.0	2.5	1398	$3,880	$2.78	24d	1	0.92mi
1228 Wynton Pl NE Unit NA Washington, DC	3.0	2.5	1500	$3,950	$2.63	17d	1	0.92mi
2300 18th St NE #2300 Washington, DC	4.0	3.0	1826	$4,500	$2.46	22d	1	0.93mi
4450 Joseph Pl NE Washington, DC	3.0	2.5	1460	$4,095	$2.80	24d	1	0.96mi
2726 10th St NE Washington, DC	3.0	2.5	1400	$4,000	$2.86	24d	1	0.99mi
4312 10th St NE Washington, DC	3.0	2.5	1602	$3,900	$2.43	7d	1	1.00mi
2720 10th St NE Washington, DC	3.0	1.5	1400	$1,580	$1.13	7d	1	1.00mi
2218 16th St NE Washington, DC	4.0	2.5	1496	$3,400	$2.27	18d	1	1.00mi
708 Irving St NE #202 Washington, DC	2.0	2.0	920	$2,975	$3.23	24d	1	1.03mi
2206 15th St NE Washington, DC	3.0	2.0	1184	$2,500	$2.11	24d	1	1.03mi
4812 Crest View Dr Hyattsville, MD	3.0	3.0	1280	$3,500	$2.73	12d	1	1.04mi
1334 Downing St NE Washington, DC	3.0	1.0	1408	$3,000	$2.13	24d	1	1.04mi
625 Monroe St NE Washington, DC	2.0	1.0–2.0	829	$3,648	$4.40	2d	26	1.04mi
2400 Queens Chapel Rd Hyattsville, MD	2.0	1.0–2.0	752	$1,935	$2.57	3d	10	1.05mi
4044 7th St NE Unit 4 Washington, DC	2.0	1.0	900	$1,998	$2.22	22d	1	1.07mi
3026 Channing St NE Washington, DC	2.0	1.0	1224	$2,399	$1.96	24d	1	1.08mi
2607 Reed St NE Washington, DC	2.0	1.0–2.0	704	$2,936	$4.17	2d	19	1.09mi
2600 Queens Chapel Rd Hyattsville, MD	1.0–3.0	1.0–2.0	1086	$2,545	$2.34	12d	9	1.12mi
3467 Summit Ct NE Washington, DC	2.0	1.0	982	$2,600	$2.65	24d	1	1.13mi
806 Channing Pl NE Washington, DC	2.0	1.0–2.0	726	$2,763	$3.81	1d	28	1.15mi
4519 32nd St Mount Rainier, MD	3.0	2.0	1500	$1,200	$0.80	12d	1	1.16mi
622 Girard St NE Unit 301 Washington, DC	2.0	1.0	900	$1,995	$2.22	24d	1	1.17mi

Listing history 5 events

1. 2025-10-05
   status Pending
2. 2025-09-22
   price $399,900
3. 2025-09-15
   price $450,000
4. 2025-09-10
   listed $499,900 Active
5. 2025-09-09
   historical $499,900

ⓘ 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: $1,347 · $112/mo
• Projected year-2 tax: $1,893 · $158/mo
• Expected delta: +$546/yr (+$46/mo · 40.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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 17% 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: $37,426
• − Mortgage interest: −$22,401
• − Property taxes: −$1,347
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,994
• − Management: −$2,994
• − Depreciation: −$11,633
• Taxable loss: −$5,942
• Est. tax savings @ 24.0%: +$1,426
• After-tax cash flow: $2,481/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

-20.0% since first listed

5 events — show timeline

• 2025-10-05 Pending — BRIGHT MLS
• 2025-09-22 Price Changed $399,900 BRIGHT MLS
• 2025-09-15 Price Changed $450,000 BRIGHT MLS
• 2025-09-10 Listed $499,900 BRIGHT MLS
• 2025-09-09 Coming Soon $499,900 BRIGHT MLS

Property tax history

+10.0%/yr

Latest (2025): $1,347 · +1.1% YoY. Source: county tax records.