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 $241/sqft · 55% below area

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

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 $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $204k).
• Cap rate 8.6% 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.
• Zoned schools: Seaton Es (353 students, 0% FRL); Cardozo Education Campus (639 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 falling (-3.0%/yr); 887 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 95d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $450,827
• List price: $204,000
• Delta: -54.75%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1633 New Jersey Ave NW	0.42mi	2/1.0	827 (-2%)	0mo	$619,000	$748	72
1011 M St NW #703	0.99mi	2/2.0	915 (+8%)	0mo	$705,000	$770	52
1225 4th St NW	0.46mi	2/1.5	1,032 (+22%)	0mo	$630,000	$610	51
2039 New Hampshire Ave NW #210	1.49mi	2/1.0	770 (-9%)	0mo	$500,000	$649	45
400 Massachusetts Ave NW #505	0.83mi	1/1.0 (-1)	780 (-8%)	0mo	$415,000	$532	42
1616 11th St NW Ph 3	0.98mi	2/2.0	733 (-14%)	0mo	$550,000	—	42
1715 15th St NW #47	1.36mi	2/1.0	750 (-12%)	0mo	$599,900	$800	41
516 4th St NE #202	1.07mi	2/1.5	662 (-22%)	0mo	$425,000	$642	38
933 N St NW #506	0.89mi	2/1.0	694 (-18%)	0mo	$600,000	$865	36
1715 15th St NW #22	1.36mi	2/1.0	1,000 (+18%)	1mo	$699,000	$699	35
1380 Bryant St NE #10	1.45mi	3/2.0 (+1)	974 (+15%)	0mo	$299,000	$307	35
1115 12th St NW #401	1.08mi	1/1.0 (-1)	667 (-21%)	0mo	$380,000	$570	31

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-14,371
• Equity at exit: $30,417

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-5,641
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 20002

• Rents YoY: -3.0%
• Active inventory: 887
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,070
• Tax est. 1.5%: −$255 /mo · $3,060/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $398

Break-even live

Break-even rent $1,785

Max offer price $204,000

Occupancy floor 78%

Sensitivity live

Price	-10% $539	-5% $469	+0% $398	+5% $328	+10% $257
Rent	-10% $217	-5% $308	+0% $398	+5% $489	+10% $579
Rate	-1.0pp $501	-0.5pp $450	base $398	+0.5pp $345	+1.0pp $292

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Florida Ave NE Washington, DC	3.0	1.0–2.0	693	$3,154	$4.55	0d	18	0.05mi
27 Florida Ave NW Unit 2 Washington, DC	1.0	1.0	800	$1,250	$1.56	1d	1	0.06mi
27 Florida Ave NW Unit 2 Washington, DC	1.0	1.0	800	$1,250	$1.56	130d	1	0.06mi
33 Florida Ave NE Unit 3 Washington, DC	2.0	1.0	910	$2,150	$2.36	165d	1	0.10mi
50 Florida Ave NE #312 Washington, DC	1.0	1.0	663	$2,300	$3.47	65d	1	0.10mi
50 Florida Ave NE #110 Washington, DC	1.0	1.5	812	$2,900	$3.57	124d	1	0.10mi
50 Florida Ave NE Washington, DC	1.0	1.0–1.5	737	$2,525	$3.42	94d	2	0.10mi
50 Florida Ave NE Washington, DC	1.0–2.0	1.0–2.0	787	$3,000	$3.81	159d	4	0.10mi
50 Florida Ave NE Washington, DC	1.0	1.0	712	$2,300	$3.23	3d	3	0.10mi
50 Florida Ave NE Washington, DC	1.0	1.0–1.5	737	$2,650	$3.59	134d	3	0.10mi
50 Florida Ave NE Washington, DC	1.0–2.0	1.0–2.0	783	$3,200	$4.08	165d	4	0.10mi
50 Florida Ave NE Washington, DC	1.0	1.0–1.5	742	$2,700	$3.64	130d	2	0.10mi
14 P St NW #102 Washington, DC	2.0	1.0	600	$2,500	$4.17	94d	1	0.11mi
36 R St NW Unit B Washington, DC	1.0	1.0	650	$1,875	$2.88	130d	1	0.12mi
46 Quincy Pl NE #1 Washington, DC	1.0	1.0	850	$2,000	$2.35	10d	1	0.12mi
1702 Lincoln Rd NE Unit 2 Washington, DC	2.0	2.0	750	$1,950	$2.60	10d	1	0.13mi
1707 N Capitol St NE Apt 2 Washington, DC	1.0	1.5	750	$2,100	$2.80	37d	1	0.13mi
1707 N Capitol St NE Apt 2 Washington, DC	1.0	1.5	750	$2,000	$2.67	9d	1	0.13mi
1707 N Capitol St NE Apt 1 Washington, DC	1.0	1.0	650	$1,700	$2.62	130d	1	0.13mi
55 Quincy Pl NW Washington, DC	2.0	1.0	740	$2,000	$2.70	65d	1	0.13mi
25 R St NW Washington, DC	1.0	1.0	700	$1,595	$2.28	83d	1	0.14mi
37 R St NW Unit B Washington, DC	1.0	1.0	650	$2,100	$3.23	37d	1	0.14mi
37 R St NW Unit B Washington, DC	1.0	1.0	650	$2,100	$3.23	1d	1	0.14mi
41 Q St NW Unit B Washington, DC	2.0	2.0	1000	$2,695	$2.69	117d	1	0.15mi
1625 1st St NE Washington, DC	1.0	1.0	932	$2,300	$2.47	1d	1	0.16mi
53 R St NW Unit B Washington, DC	1.0	1.0	531	$2,250	$4.24	130d	1	0.16mi
1527 1st St NW Washington, DC	2.0	1.0	700	$1,850	$2.64	165d	1	0.16mi
1615 1st St NW Washington, DC	1.0	1.0	750	$2,250	$3.00	165d	1	0.16mi
1615 1st St NW #3 Washington, DC	1.0	1.5	750	$2,250	$3.00	165d	1	0.16mi
27 O St NW Washington, DC	1.0	1.0	771	$1,524	$1.98	10d	13	0.17mi
18 O St NW Washington, DC	2.0	2.0	834	$3,200	$3.84	1d	1	0.19mi
104 R St NE Unit B Washington, DC	1.0	1.0	635	$1,795	$2.83	92d	1	0.19mi
1740 N Capitol St NW Unit 1 Washington, DC	1.0	1.0	950	$1,900	$2.00	127d	1	0.20mi
1324 N Capitol St NW Unit 401 Washington, DC	2.0	2.0	838	$3,099	$3.70	165d	1	0.20mi
1324 N Capitol St NW #1 Washington, DC	1.0	1.0	571	$1,599	$2.80	165d	1	0.20mi
1324 N Capitol St NW Unit 504 Washington, DC	1.0	1.5	773	$2,399	$3.10	65d	1	0.20mi
1324 N Capitol St NW Washington, DC	1.0–2.0	1.0–2.0	683	$3,499	$5.12	46d	14	0.20mi
1324 N Capitol St NW Washington, DC	1.0–2.0	1.0–2.0	683	$3,499	$5.12	0d	16	0.20mi
1324 N Capitol St NW Unit 207 Washington, DC	1.0	1.0	569	$1,799	$3.16	3d	1	0.20mi
1324 N Capitol St NE Unit 309 Washington, DC	1.0	1.0	611	$2,199	$3.60	165d	1	0.20mi

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: $27,462
• − Mortgage interest: −$11,427
• − Property taxes: −$3,060
• − Insurance: −$1,020
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$5,935
• Taxable income: $1,627
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $4,387/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 Est. rehab $4,240–$12,720 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Seaton Es High Cardozo Education Campus

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

B Composite livability gradescore 73/100

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 · 821,926 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: 8% of renters

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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%

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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%
• Languages at home: 87% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 1%

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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

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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

+0.0% since first listed

2 events — show timeline

• 2025-10-10 Rental Removed $3,100 APPFOLIO
• 2025-09-30 Listed for Rent $3,100 APPFOLIO