1219 Simms Pl NE · Washington, DC 20002

$649,900

8 bd · 4.0 ba · 2,812 sqft · MultiFamily public records · 118 Days on market

Built 1940 3,723 sqft lot Est $880k · 26% under

---

Why this score? — see what drove the B 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

4-Unit occupied Apt Bldg with enclosed porches in up and coming Trindad. Dirt/gravel parking in rear. SOLD STRICTLY "as is". PROOF OF FUNDS APPROVAL LETTER PRIOR TO SHOWING. Unit #4 will be able to show. The rest can be shown upon ratification. PLEASE SEND IN YOUR BEST AND FINAL OFFERS BY 7PM ON 4/13/2018 AS THE SELLER WILL BE REVIEWING ALL OFFERS MADE UP UNTIL DEADLINE

Key facts

• Massive footprint
• Approved plans
• Zoning rf-1

Tags

• APPROVED PLANS
• GUTTED BUILDING
• MASSIVE FOOTPRINT
• WIDE REAR ALLEY ACCESS
• HIGH-DEMAND LOCATION
• ZONING RF-1

Property features AI

Finance

• Financial info: Four total units

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Stone construction; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Four two-bedroom units
• Heating & cooling: Hot water heating; Natural gas hot water
• Interior features: Total finished above-grade area of 2,812; Finished and unfinished below-grade space totaling 330

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $596/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $650k).
• Recommended offer: $591k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• Market conditions: Rents falling (-3.0%/yr); 548 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $8,702/mo this rent would consume 87% of the median local household income ($120k/yr) (locally 3854% 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 $4k of loan paydown is wiped out by about $19k 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 118 days — a 9% lower offer ($591k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $100k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $591,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $880,156
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1258 Simms Pl NE	0.07mi	7/4.0 (-1)	2,800 (-0%)	9mo	$951,000	$340	84
1635 Montello Ave NE	0.12mi	8/4.0	2,652 (-6%)	9mo	$1,200,000	$452	78
1106 Queen St NE	0.21mi	8/—	2,912 (+4%)	15mo	$910,000	$313	72
1262 Meigs Pl NE	0.11mi	8/—	2,574 (-8%)	15mo	$649,000	$252	68
1017 17th Pl NE	0.49mi	8/—	2,810 (-0%)	11mo	$760,000	$270	68
1238 Penn St NE	0.22mi	8/—	3,164 (+12%)	9mo	$890,000	$281	61
1345 Adams St NE	0.73mi	8/4.0	2,720 (-3%)	18mo	$850,000	$313	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $21,109
• Equity at exit: $96,902

10-year hold

• IRR: 9.6%
• Equity multiple: 1.64×
• Total profit: $115,815
• Equity at exit: $56,191

Cash invested: $181,972 (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 20002

• Rents YoY: -3.0%
• Active inventory: 548
• Price-to-rent: 24.9×

Monthly cashflow live

• Estimated rent: $8,702 high
• Mortgage (P&I): −$3,408
• Tax est. 1.5%: −$812 /mo · $9,748/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,827
• Net cashflow: $2,383

Break-even live

Break-even rent $5,685

Max offer price $649,900

Occupancy floor 68%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$8,700
Total (4 units)			$8,702

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: $162,475
• Closing costs: $19,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1255 Raum St NE Unit 1388282P Washington, DC	2.0–8.0	1.0–5.0	3245	$14,056	$4.33	1d	2	0.08mi

Listing history 38 events

1. 2026-06-18
   days on market $649,900 Active 118 DOM
2. 2026-06-17
   days on market $649,900 Active 117 DOM
3. 2026-06-16
   days on market $649,900 Active 116 DOM
4. 2026-06-15
   days on market $649,900 Active 115 DOM
5. 2026-06-13
   days on market $649,900 Active 113 DOM
6. 2026-06-09
   days on market $649,900 Active 109 DOM
7. 2026-06-08
   days on market $649,900 Active 108 DOM
8. 2026-06-07
   days on market $649,900 Active 107 DOM
9. 2026-06-04
   days on market $649,900 Active 104 DOM
10. 2026-06-03
    days on market $649,900 Active 103 DOM
11. 2026-06-02
    days on market $649,900 Active 102 DOM
12. 2026-06-01
    days on market $649,900 Active 101 DOM
13. 2026-05-31
    days on market $649,900 Active 100 DOM
14. 2026-05-06
    price $649,900
15. 2026-03-24
    price $699,000
16. 2026-02-20
    listed $750,000 Active
17. 2018-06-14
    soldstatus $670,000 Sold 382-char remark

    Show marketing remark (382 chars)

    4-Unit occupied Apt Bldg with enclosed porches in up and coming Trindad. Dirt/gravel parking in rear. SOLD STRICTLY "as is". PROOF OF FUNDS APPROVAL LETTER PRIOR TO SHOWING. Unit #4 will be able to show. The rest can be shown upon ratification. PLEASE SEND IN YOUR BEST AND FINAL OFFERS BY 7PM ON 4/13/2018 AS THE SELLER WILL BE REVIEWING ALL OFFERS MADE UP UNTIL DEADLINE

18. 2018-06-14
    soldstatus $670,000 Closed 382-char remark

    Show marketing remark (382 chars)

    4-Unit occupied Apt Bldg with enclosed porches in up and coming Trindad. Dirt/gravel parking in rear. SOLD STRICTLY "as is". PROOF OF FUNDS APPROVAL LETTER PRIOR TO SHOWING. Unit #4 will be able to show. The rest can be shown upon ratification. PLEASE SEND IN YOUR BEST AND FINAL OFFERS BY 7PM ON 4/13/2018 AS THE SELLER WILL BE REVIEWING ALL OFFERS MADE UP UNTIL DEADLINE

19. 2018-06-14
    soldstatus $670,000

    Show marketing remark (382 chars)

    4-Unit occupied Apt Bldg with enclosed porches in up and coming Trindad. Dirt/gravel parking in rear. SOLD STRICTLY "as is". PROOF OF FUNDS APPROVAL LETTER PRIOR TO SHOWING. Unit #4 will be able to show. The rest can be shown upon ratification. PLEASE SEND IN YOUR BEST AND FINAL OFFERS BY 7PM ON 4/13/2018 AS THE SELLER WILL BE REVIEWING ALL OFFERS MADE UP UNTIL DEADLINE

20. 2018-04-18
    status Pending 382-char remark

    Show marketing remark (382 chars)

    4-Unit occupied Apt Bldg with enclosed porches in up and coming Trindad. Dirt/gravel parking in rear. SOLD STRICTLY "as is". PROOF OF FUNDS APPROVAL LETTER PRIOR TO SHOWING. Unit #4 will be able to show. The rest can be shown upon ratification. PLEASE SEND IN YOUR BEST AND FINAL OFFERS BY 7PM ON 4/13/2018 AS THE SELLER WILL BE REVIEWING ALL OFFERS MADE UP UNTIL DEADLINE

21. 2018-04-18
    status Contract 382-char remark

    Show marketing remark (382 chars)

    4-Unit occupied Apt Bldg with enclosed porches in up and coming Trindad. Dirt/gravel parking in rear. SOLD STRICTLY "as is". PROOF OF FUNDS APPROVAL LETTER PRIOR TO SHOWING. Unit #4 will be able to show. The rest can be shown upon ratification. PLEASE SEND IN YOUR BEST AND FINAL OFFERS BY 7PM ON 4/13/2018 AS THE SELLER WILL BE REVIEWING ALL OFFERS MADE UP UNTIL DEADLINE

22. 2018-04-05
    listed $595,000 Active 382-char remark

    Show marketing remark (382 chars)

    4-Unit occupied Apt Bldg with enclosed porches in up and coming Trindad. Dirt/gravel parking in rear. SOLD STRICTLY "as is". PROOF OF FUNDS APPROVAL LETTER PRIOR TO SHOWING. Unit #4 will be able to show. The rest can be shown upon ratification. PLEASE SEND IN YOUR BEST AND FINAL OFFERS BY 7PM ON 4/13/2018 AS THE SELLER WILL BE REVIEWING ALL OFFERS MADE UP UNTIL DEADLINE

23. 2018-04-05
    listed $595,000 Active 382-char remark

    Show marketing remark (382 chars)

    4-Unit occupied Apt Bldg with enclosed porches in up and coming Trindad. Dirt/gravel parking in rear. SOLD STRICTLY "as is". PROOF OF FUNDS APPROVAL LETTER PRIOR TO SHOWING. Unit #4 will be able to show. The rest can be shown upon ratification. PLEASE SEND IN YOUR BEST AND FINAL OFFERS BY 7PM ON 4/13/2018 AS THE SELLER WILL BE REVIEWING ALL OFFERS MADE UP UNTIL DEADLINE

24. 2012-05-11
    soldstatus $220,000
25. 2012-05-09
    soldstatus $220,000
26. 2012-05-09
    soldstatus $220,000 Sold
27. 2012-03-22
    status Contract
28. 2012-03-19
    historical
29. 2012-02-17
    status Active
30. 2011-12-17
    status Contract
31. 2011-10-19
    listed $250,000 Active
32. 2011-10-19
    listed $250,000
33. 2009-03-23
    historical
34. 2009-01-09
    status
35. 2008-12-11
    historical
36. 2008-11-18
    historical
37. 2008-10-31
    listed
38. 1989-02-06
    soldstatus $75,000

ⓘ 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 ≥106°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: $104,424
• − Mortgage interest: −$36,405
• − Property taxes: −$9,748
• − Insurance: −$3,250
• − Repairs & maintenance: −$8,354
• − Management: −$8,354
• − Depreciation: −$18,906
• Taxable income: $19,407
• Est. tax owed @ 24.0%: −$4,658
• After-tax cash flow: $23,941/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): 72,397
• Household income: $120,337
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3854.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -852.61%
• Current HPI: 396.6033
• Rent YoY: ▼ -3.04%
• 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

+766.5% since first listed

25 events — show timeline

• 2026-05-06 Price Changed $649,900 BRIGHT MLS
• 2026-03-24 Price Changed $699,000 BRIGHT MLS
• 2026-02-20 Listed $750,000 BRIGHT MLS
• 2018-06-14 Sold (Public Records) $670,000 Public Records
• 2018-06-14 Sold (MLS) $670,000 BRIGHT MLS
• 2018-06-14 Sold (MLS) $670,000 MRIS
• 2018-04-18 Pending — BRIGHT MLS
• 2018-04-18 Pending — MRIS
• 2018-04-05 Listed $595,000 BRIGHT MLS
• 2018-04-05 Listed $595,000 MRIS
• 2012-05-11 Sold (Public Records) $220,000 Public Records
• 2012-05-09 Sold (MLS) $220,000 MRIS
• 2012-05-09 Sold (MLS) $220,000 BRIGHT MLS
• 2012-03-22 Pending — MRIS
• 2012-03-19 Listing Removed — BRIGHT MLS
• 2012-02-17 Relisted — MRIS
• 2011-12-17 Pending — MRIS
• 2011-10-19 Listed $250,000 MRIS
• 2011-10-19 Listed $250,000 BRIGHT MLS
• 2009-03-23 Delisted — MRIS
• 2009-01-09 Relisted — MRIS
• 2008-12-11 Delisted — MRIS
• 2008-11-18 Contingent — MRIS
• 2008-10-31 Listed — MRIS
• 1989-02-06 Sold (Public Records) $75,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $35,042 · +479.1% YoY. Source: county tax records.