1532 N Capitol St NW · Washington, DC 20002

$204,000

2 bd · 2.0 ba · 848 sqft · SingleFamily · 1 Days on market

Built 2020 Good condition

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

The price is negotiable!! This is a 60% MFI 2-bedroom resale unit. The maximum allowable incomes are: $74,280 (2 people); $83,580 (3 people); $92,820 (4 people); $100,260 (5 people).

Key facts

• Built 2020

Property features AI

Exterior

• Home design: Built in 2020
• Exterior features: Located in the Northwest Washington subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $204k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $204k).
• Cap rate 10.4% 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.
• Market conditions: Rents falling (-3.0%/yr); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).

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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $204,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.07×
• Total profit: $4,132
• Equity at exit: $30,417

10-year hold

• IRR: 8.3%
• Equity multiple: 1.55×
• Total profit: $31,366
• Equity at exit: $17,638

Cash invested: $57,120 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,679 high
• Mortgage (P&I): −$1,070
• Tax est. 1.5%: −$255 /mo · $3,060/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $707

Break-even live

Break-even rent $1,785

Max offer price $204,000

Occupancy floor 69%

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Florida Ave NE Washington, DC	2.0	1.0–2.0	703	$4,223	$6.00	1d	29	0.05mi
27 Florida Ave NW Unit 2 Washington, DC	2.0	1.0	800	$2,100	$2.62	24d	1	0.06mi
33 Florida Ave NE Unit 3 Washington, DC	2.0	1.0	910	$2,150	$2.36	24d	1	0.10mi
50 Florida Ave NE Washington, DC	1.0–2.0	1.0–2.0	783	$3,200	$4.08	24d	4	0.10mi
50 Florida Ave NE Washington, DC	1.0–2.0	1.0–2.0	783	$3,000	$3.83	10d	3	0.10mi
50 Florida Ave NE Washington, DC	1.0–2.0	1.0–2.0	787	$3,000	$3.81	19d	3	0.10mi
50 Florida Ave NE Washington, DC	1.0–2.0	1.0–2.0	787	$3,000	$3.81	18d	4	0.10mi
46 Quincy Pl NE #1 Washington, DC	1.0	1.0	850	$2,400	$2.82	16d	1	0.12mi
1527 1st St NW Washington, DC	2.0	1.0	700	$1,850	$2.64	24d	1	0.16mi
1615 1st St NW Washington, DC	1.0	1.0	750	$2,250	$3.00	24d	1	0.16mi
1615 1st St NW #3 Washington, DC	1.0	1.5	750	$2,250	$3.00	24d	1	0.16mi
27 O St NW Washington, DC	1.0–2.0	1.0	771	$1,750	$2.27	7d	19	0.17mi
1740 N Capitol St NW Unit 1 Washington, DC	1.0	1.0	950	$2,000	$2.11	13d	1	0.20mi
1324 N Capitol St NW #1 Washington, DC	1.0	1.0	571	$1,599	$2.80	24d	1	0.20mi
1324 N Capitol St NW Unit 504 Washington, DC	1.0	1.5	773	$2,649	$3.43	24d	1	0.20mi
1324 N Capitol St NW Washington, DC	2.0	1.0–2.0	613	$3,799	$6.19	3d	14	0.20mi
1324 N Capitol St NW Unit 401 Washington, DC	2.0	2.0	838	$3,099	$3.70	24d	1	0.20mi
1324 N Capitol St NE Unit 204 Washington, DC	1.0	1.5	773	$2,499	$3.23	24d	1	0.20mi
1324 N Capitol St NE Unit 201 Washington, DC	2.0	2.0	838	$2,899	$3.46	24d	1	0.20mi
1324 N Capitol St NE Unit 107 Washington, DC	1.0	1.0	560	$1,899	$3.39	24d	1	0.20mi
1324 N Capitol St NE Unit 005 Washington, DC	1.0	1.0	531	$1,699	$3.20	24d	1	0.20mi
1324 N Capitol St NE Unit 602 Washington, DC	2.0	2.0	797	$3,799	$4.77	2d	1	0.20mi
1324 N Capitol St NE Unit 604 Washington, DC	2.0	2.0	767	$3,749	$4.89	24d	1	0.20mi
1324 N Capitol St NE Unit 206 Washington, DC	1.0	1.0	569	$2,099	$3.69	24d	1	0.20mi
1324 N Capitol St NE Unit 309 Washington, DC	1.0	1.0	611	$2,199	$3.60	24d	1	0.20mi
1324 N Capitol St NE Unit 601 Washington, DC	1.0	1.0	610	$2,799	$4.59	24d	1	0.20mi
1324 N Capitol St NE Unit 212 Washington, DC	2.0	2.0	767	$2,799	$3.65	3d	1	0.20mi
1324 N Capitol St NE Unit 205 Washington, DC	1.0	1.0	569	$2,099	$3.69	7d	1	0.20mi
43 Hanover Pl NW #2 Washington, DC	2.0	2.5	940	$3,100	$3.30	18d	1	0.22mi
1712 1st St NW Unit B Washington, DC	1.0	1.0	600	$1,995	$3.33	2d	1	0.23mi
1810 N Capitol St NW Washington, DC	2.0	2.0	850	$3,000	$3.53	19d	1	0.24mi
1718 1st St NW #4 Washington, DC	2.0	2.0	875	$2,850	$3.26	14d	1	0.24mi
1810 N Capitol St NW Unit 1 Washington, DC	2.0	2.0	850	$3,000	$3.53	24d	1	0.24mi
149 R St NE #1 Washington, DC	2.0	1.0	815	$2,850	$3.50	24d	1	0.25mi
7 New York Ave NE Washington, DC	4.0	1.0–3.0	1096	$4,832	$4.41	1d	11	0.25mi
151 Q St NE Washington, DC	2.0	2.0	927	$2,991	$3.22	1d	56	0.26mi
1625 Eckington Pl NE Washington, DC	1.0–2.0	1.0–2.0	777	$3,500	$4.50	18d	4	0.28mi
1625 Eckington Pl NE Washington, DC	1.0–2.0	1.0–2.0	784	$3,450	$4.40	3d	3	0.28mi
1625 Eckington Pl NE Washington, DC	1.0–2.0	1.0–2.0	784	$3,450	$4.40	4d	4	0.28mi
1625 Eckington Pl NE Washington, DC	2.0	2.0	932	$3,275	$3.51	3d	2	0.28mi

Listing history 3 events

1. 2026-05-26
   listed $204,000 Active
2. 2025-10-10
   historical $3,100
3. 2025-09-30
   listed $3,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,147
• − Mortgage interest: −$11,427
• − Property taxes: −$3,060
• − Insurance: −$1,020
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − Depreciation: −$5,935
• Taxable income: $5,562
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $7,144/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This 2-bedroom home is in good condition with modern appliances and a clean interior. It has potential for further value increases with exterior painting and energy-efficient window upgrades.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value
• Both Replace old windows with energy-efficient ones — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and value ↑
• Both Replace old windows with energy-efficient ones — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+6480.6% since first listed

3 events — show timeline

• 2026-05-26 Listed $204,000 FSBO.com
• 2025-10-10 Rental Removed $3,100 APPFOLIO
• 2025-09-30 Listed for Rent $3,100 APPFOLIO