320 Raleigh St SE · Washington, DC 20032

$195,000

3 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 1 Days on market

Built 1925 2,375 sqft lot

---

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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Please call me to discuss

Key facts

• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 9.7% 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: Capitol Hill Montessori School At Logan (424 students, 0% FRL); Hart Ms (386 students, 0% FRL); Ballou Hs (657 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 (+4.0%/yr); 148 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 $2,416/mo this rent would consume 59% of the median local household income ($49k/yr) (locally 4530% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $45k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $195k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. Built in 1925 — 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. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $445,578
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3013 5th St SE	0.14mi	3/1.0	1,550 (+8%)	4mo	$249,000	$161	77
1009 Congress St SE	0.57mi	4/1.0 (+1)	1,618 (+12%)	3mo	$289,000	$179	45
3020 7th St SE	0.29mi	4/3.0 (+1)	1,598 (+11%)	14mo	$570,000	$357	44
910 Savannah St SE	0.47mi	4/3.5 (+1)	1,344 (-7%)	13mo	$415,000	$309	41

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $6,503
• Equity at exit: $29,075

10-year hold

• IRR: 13.5%
• Equity multiple: 2.13×
• Total profit: $61,649
• Equity at exit: $16,860

Cash invested: $54,600 (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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 148
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,416 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $561

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 72%

Sensitivity live

Price	-10% $695	-5% $628	+0% $561	+5% $493	+10% $426
Rent	-10% $370	-5% $465	+0% $561	+5% $656	+10% $752
Rate	-1.0pp $659	-0.5pp $610	base $561	+0.5pp $510	+1.0pp $459

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Parkland Pl SE Unit B Washington, DC	4.0	2.0	1400	$2,500	$1.79	22d	1	0.09mi
349 Parkland Pl SE Unit A Washington, DC	4.0	2.0	1400	$2,500	$1.79	26d	1	0.09mi
3013 5th St SE Washington, DC	3.0	1.0	1550	$7,150	$4.61	1d	1	0.16mi
425 Oakwood St SE Unit 425 Washington, DC	3.0	2.5	1008	$3,500	$3.47	26d	1	0.22mi
615 Malcolm X Ave SE Unit F Washington, DC	3.0	1.0	1100	$2,508	$2.28	5d	1	0.23mi
446 Mellon St SE #2 Washington, DC	2.0	1.0	928	$2,400	$2.59	17d	1	0.26mi
2942 2nd St SE Washington, DC	1.0–2.0	1.0–2.0	762	$1,539	$2.02	1d	10	0.29mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,398	$2.03	5d	25	0.32mi
407 Lebaum St SE Unit 4 Washington, DC	2.0	1.0	1192	$2,100	$1.76	26d	1	0.32mi
3210 8th St SE #1 Washington, DC	2.0	2.0	1106	$2,395	$2.17	26d	1	0.33mi
2913 8th St SE #3101 Washington, DC	2.0	2.0	1100	$2,400	$2.18	16d	1	0.34mi
3517 Brothers Pl SE Washington, DC	2.0	1.0	900	$1,595	$1.77	26d	1	0.36mi
802 Malcolm X Ave SE Washington, DC	4.0	1.0	1140	$3,150	$2.76	26d	1	0.37mi
742 Congress St SE Washington, DC	3.0	2.5	1744	$3,000	$1.72	19d	1	0.41mi
150 Upsal St SE Washington, DC	2.0	3.0	1695	$3,200	$1.89	26d	1	0.42mi
945 Sycamore Dr SE Washington, DC	4.0	3.5	1612	$3,800	$2.36	1d	1	0.48mi
1201 Oak Dr SE Washington, DC	3.0	1.0–2.0	892	$1,921	$2.15	0d	33	0.53mi
1216 Savannah Pl SE Washington, DC	3.0	1.0	887	$2,100	$2.37	1d	1	0.62mi
101 Wayne Pl SE Washington, DC	2.0	1.0	919	$1,695	$1.84	24d	1	0.63mi
10 Halley Pl SE Washington, DC	2.0–3.0	1.0	906	$2,400	$2.65	26d	3	0.66mi
3325 13th St SE Apt 12 Washington, DC	3.0	1.0	901	$2,500	$2.77	26d	1	0.67mi
3325 13th St SE Apt 1 Washington, DC	3.0	1.0	902	$2,500	$2.77	4d	1	0.67mi
147 Mississippi Ave SE Washington, DC	4.0	2.0	1459	$2,795	$1.92	24d	1	0.71mi
1121 Varney St SE Washington, DC	3.0	3.5	1400	$3,000	$2.14	26d	1	0.87mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	989	$1,699	$1.72	20d	1	0.88mi
3930 1st St SE Unit 301 Washington, DC	3.0	1.0	900	$2,200	$2.44	26d	1	0.90mi
4001 S Capitol St SW Washington, DC	3.0	1.0–2.0	782	$2,557	$3.27	16d	1	0.96mi
3281 15th Pl SE Washington, DC	3.0	1.0	1012	$1,750	$1.73	10d	1	0.99mi
3275 15th Pl SE #101 Washington, DC	3.0	1.0	984	$2,250	$2.29	26d	1	0.99mi
4030 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,648	$1.65	26d	1	0.99mi
4040 Livingston Rd SE Washington, DC	2.0	1.0	1000	$1,256	$1.26	26d	1	1.01mi
2609 Douglass Rd SE #402 Washington, DC	2.0	2.0	990	$2,200	$2.22	26d	1	1.01mi
3243 15th Pl SE Washington, DC	2.0	2.0	1248	$2,400	$1.92	1d	1	1.02mi
864 Bellevue St SE Unit 1 Washington, DC	2.0	1.0	1628	$1,700	$1.04	26d	1	1.03mi
911 Bellevue St SE Washington, DC	4.0	2.0	1820	$3,400	$1.87	26d	1	1.05mi
2629 Douglass Rd SE Washington, DC	2.0–3.0	1.0–1.5	888	$2,245	$2.53	3d	13	1.09mi
2460 James Bank Rd SE Washington, DC	3.0	3.5	1687	$3,190	$1.89	17d	1	1.10mi
4281 S Capitol St SW Washington, DC	3.0	3.5	1412	$2,900	$2.05	26d	1	1.16mi
4285 S Capitol St SW Washington, DC	3.0	3.5	1152	$3,500	$3.04	17d	1	1.16mi
4287 S Capitol St SW Washington, DC	2.0	3.5	1412	$2,575	$1.82	26d	1	1.17mi

Listing history 12 events

1. 2026-04-13
   price $195,000
2. 2026-03-25
   status Pending
3. 2026-03-25
   listed $240,000 Active
4. 2026-03-25
   price $240,000
5. 2002-08-12
   soldstatus $90,000
6. 2001-08-03
   soldstatus $90,000
7. 2001-05-31
   historical
8. 2000-08-03
   listed $83,500
9. 1999-12-31
   soldstatus $34,900
10. 1999-06-09
    historical
11. 1998-11-13
    listed $34,900
12. 1983-07-21
    soldstatus $47,000

ⓘ 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 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 · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,986
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − Depreciation: −$5,673
• Taxable income: $3,853
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $5,803/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): 40,920
• Household income: $49,139
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 4530.0

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 (80%)
• Race & ethnicity: Black 80% White 8% Two or more races 7% Hispanic / Latino 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -60.34%
• Current HPI: 326.4077
• Rent YoY: ▲ 3.96%
• 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

+314.9% since first listed

12 events — show timeline

• 2026-04-13 Price Changed $195,000 BRIGHT MLS
• 2026-03-25 Pending — BRIGHT MLS
• 2026-03-25 Price Changed $240,000 BRIGHT MLS
• 2026-03-25 Listed $240,000 BRIGHT MLS
• 2002-08-12 Sold (Public Records) $90,000 Public Records
• 2001-08-03 Sold (MLS) $90,000 MRIS
• 2001-05-31 Delisted — MRIS
• 2000-08-03 Listed $83,500 MRIS
• 1999-12-31 Sold (MLS) $34,900 MRIS
• 1999-06-09 Delisted — MRIS
• 1998-11-13 Listed $34,900 MRIS
• 1983-07-21 Sold (Public Records) $47,000 Public Records

Property tax history

+26.7%/yr

Latest (2025): $14,801 · +3.8% YoY. Source: county tax records.