3105 Naylor Rd SE #201 · Washington, DC 20020

$59,900

1 bd · 1.0 ba · 654 sqft · Condo public records · 90 Days on market

Built 1965 $414/mo HOA · 27% of rent ↓ 57% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

NEW SUMMER SALES PRICE. .WILL NOT LAST LONG. Cinnamon cabinetry, granite, SS appl, LG washer/dryer, track lighting, walk in closet in master br, HW floors, 1 PARKING SP INCLUDED. Select units feature private patios. Walk to METRO, Good Hope Shopping Center & proposed Skyland Shopping Mall. Incredible Incentives~Ask Agent!

Key facts

• Nicely sized closet
• Large windows
• Black countertop

Tags

• SECURE BUILDING
• OPEN LIVING DINING AREA
• GAS STOVE
• BLACK COUNTERTOP
• NICELY SIZED CLOSET
• LARGE WINDOWS

Property features AI

Finance

• Other: Property managed by a property manager
• HOA & community: Monthly condo fee of $414.70 covering water and gas; Condo/coop amenities: Other

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit/flat; Entry on floor 1
• Construction: Brick construction; Building name: RANDLE HEIGHTS; Above-grade finished area per assessor: 654
• Exterior features: No tidal water

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Wall unit heating (electric); Wall unit cooling (electric); Natural gas hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 rising (+3.9%/yr); 296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 34% of the median local income ($54k/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 $414 of loan paydown is wiped out by about $2k 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 + 3.9% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent.
• Climate carrying-cost: severe flood risk; moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.53% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.54%
• DSCR: 2.27
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.78×
• Total profit: $13,092
• Equity at exit: $8,931

10-year hold

• IRR: 28.3%
• Equity multiple: 3.71×
• Total profit: $45,417
• Equity at exit: $5,179

Cash invested: $16,772 (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 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$314
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$414
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $332

Break-even live

Break-even rent $1,097

Max offer price $59,900

Occupancy floor 73%

Sensitivity live

Price	-10% $366	-5% $349	+0% $332	+5% $315	+10% $299
Rent	-10% $213	-5% $272	+0% $332	+5% $392	+10% $452
Rate	-1.0pp $363	-0.5pp $348	base $332	+0.5pp $317	+1.0pp $301

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Naylor Rd SE Washington, DC	1.0	1.0	764	$1,325	$1.73	24d	2	0.01mi
3105 Naylor Rd SE #104 Washington, DC	1.0	1.0	715	$1,350	$1.89	24d	1	0.03mi
3105 Naylor Rd SE Washington, DC	1.0	1.0	750	$1,350	$1.80	13d	1	0.03mi
3107 Naylor Rd SE #301 Washington, DC	1.0	1.0	700	$1,250	$1.79	24d	1	0.04mi
3109 Naylor Rd SE Washington, DC	2.0	1.0	655	$1,904	$2.91	8d	1	0.06mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	24d	1	0.20mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$1,678	$2.18	1d	43	0.25mi
2627 Jasper St SE Washington, DC	1.0–2.0	1.0–1.5	838	$1,297	$1.55	24d	1	0.34mi
2482 Alabama Ave SE Unit 302 Washington, DC	1.0	1.0	725	$1,350	$1.86	24d	1	0.35mi
2603 Southern Ave SE Hillcrest Heights, MD	1.0–2.0	1.0	646	$1,125	$1.74	1d	7	0.44mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$1,898	$2.23	2d	12	0.49mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	16d	1	0.50mi
2219 Town Center Dr SE Washington, DC	1.0	1.0	668	$2,045	$3.06	5d	5	0.60mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	8d	4	0.78mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$1,535	$1.94	3d	21	0.86mi
3416 Curtis Dr Suitland, MD	1.0–3.0	1.0–1.5	779	$1,306	$1.68	2d	25	0.88mi
2017 37th St SE #301 Washington, DC	2.0	1.0	644	$1,895	$2.94	24d	1	0.91mi
2057 38th St SE #301 Washington, DC	2.0	1.0	625	$1,700	$2.72	19d	1	0.92mi
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,335	$1.64	3d	10	0.94mi
1720 Trenton Pl SE Washington, DC	1.0–2.0	1.0	600	$1,175	$1.96	2d	2	0.95mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,458	$1.43	24d	6	0.97mi
1717 Alabama Ave SE Washington, DC	1.0–2.0	1.0	600	$1,225	$2.04	3d	9	0.97mi
3808 W St SE #101 Washington, DC	2.0	1.0	623	$2,200	$3.53	24d	1	0.98mi
3812 W St SE #101 Washington, DC	2.0	1.0	629	$1,800	$2.86	24d	1	0.99mi
3811 V St SE Washington, DC	2.0	1.0	629	$1,595	$2.54	2d	1	1.02mi
2107 Fort Davis St SE #301 Washington, DC	2.0	1.0	620	$1,700	$2.74	19d	1	1.03mi
1907 Good Hope Ct SE #309 Washington, DC	2.0	1.0	670	$1,595	$2.38	24d	1	1.04mi
1907 Good Hope Ct SE #7 Washington, DC	1.0	1.0	578	$1,500	$2.60	24d	1	1.04mi
2114 Suitland Ter SE Washington, DC	2.0	1.0	650	$1,800	$2.77	24d	1	1.05mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	24d	1	1.07mi
2115 Suitland Ter SE Washington, DC	2.0	1.0	637	$1,695	$2.66	24d	1	1.07mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,240	$1.61	2d	29	1.10mi
2001 Fort Davis St SE #202 Washington, DC	2.0	1.0	614	$1,650	$2.69	24d	1	1.10mi
1721 29th St SE Unit 1 Washington, DC	1.0	1.0	725	$1,395	$1.92	21d	1	1.10mi
3923 Pennsylvania Ave SE #301 Washington, DC	2.0	1.0	652	$1,850	$2.84	24d	1	1.11mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	24d	1	1.14mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,585	$1.95	5d	2	1.14mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,250	$1.72	24d	1	1.15mi
3956 Pennsylvania Ave SE #203 Washington, DC	2.0	1.0	636	$1,600	$2.52	8d	1	1.16mi
2419 Naylor Rd SE Washington, DC	—	1.0	580	$1,250	$2.16	24d	1	1.16mi

HOA detail condo

• Monthly dues: $414 · $4,968/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $59,900 Active 90 DOM
2. 2026-06-17
   days on market $59,900 Active 89 DOM
3. 2026-06-16
   days on market $59,900 Active 88 DOM
4. 2026-06-15
   days on market $59,900 Active 87 DOM
5. 2026-06-13
   days on market $59,900 Active 85 DOM
6. 2026-06-09
   days on market $59,900 Active 81 DOM
7. 2026-06-08
   days on market $59,900 Active 80 DOM
8. 2026-06-07
   days on market $59,900 Active 79 DOM
9. 2026-06-04
   days on market $59,900 Active 76 DOM
10. 2026-06-03
    days on market $59,900 Active 75 DOM
11. 2026-06-02
    days on market $59,900 Active 74 DOM
12. 2026-06-01
    days on market $59,900 Active 73 DOM
13. 2026-05-31
    days on market $59,900 Active 72 DOM
14. 2026-05-20
    price $59,900
15. 2026-03-20
    listed $69,900 Active
16. 2023-11-10
    historical
17. 2023-10-19
    status Active
18. 2023-06-20
    historical
19. 2023-05-31
    price $80,000
20. 2023-05-17
    listed $95,000 Active
21. 2023-05-15
    historical
22. 2007-07-06
    soldstatus $144,097 329-char remark

    Show marketing remark (329 chars)

    NEW SUMMER SALES PRICE. .WILL NOT LAST LONG. Cinnamon cabinetry, granite, SS appl, LG washer/dryer, track lighting, walk in closet in master br, HW floors, 1 PARKING SP INCLUDED. Select units feature private patios. Walk to METRO, Good Hope Shopping Center & proposed Skyland Shopping Mall. Incredible Incentives~Ask Agent!

23. 2007-06-18
    historical 329-char remark

    Show marketing remark (329 chars)

    NEW SUMMER SALES PRICE. .WILL NOT LAST LONG. Cinnamon cabinetry, granite, SS appl, LG washer/dryer, track lighting, walk in closet in master br, HW floors, 1 PARKING SP INCLUDED. Select units feature private patios. Walk to METRO, Good Hope Shopping Center & proposed Skyland Shopping Mall. Incredible Incentives~Ask Agent!

24. 2006-12-06
    listed $139,900 329-char remark

    Show marketing remark (329 chars)

    NEW SUMMER SALES PRICE. .WILL NOT LAST LONG. Cinnamon cabinetry, granite, SS appl, LG washer/dryer, track lighting, walk in closet in master br, HW floors, 1 PARKING SP INCLUDED. Select units feature private patios. Walk to METRO, Good Hope Shopping Center & proposed Skyland Shopping Mall. Incredible Incentives~Ask Agent!

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $564 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $18,212
• − Mortgage interest: −$3,355
• − Property taxes: −$564
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − HOA: −$4,968
• − Depreciation: −$1,743
• Taxable income: $3,571
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $3,132/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): 53,005
• Household income: $54,032
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 5148.0

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 (90%)
• Race & ethnicity: Black 90% Two or more races 3% Hispanic / Latino 3% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -415.44%
• Current HPI: 306.5068
• Rent YoY: ▲ 3.86%
• 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

-57.2% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $59,900 BRIGHT MLS
• 2026-03-20 Listed $69,900 BRIGHT MLS
• 2023-11-10 Listing Removed — BRIGHT MLS
• 2023-10-19 Relisted — BRIGHT MLS
• 2023-06-20 Listing Removed — BRIGHT MLS
• 2023-05-31 Price Changed $80,000 BRIGHT MLS
• 2023-05-17 Listed $95,000 BRIGHT MLS
• 2023-05-15 Coming Soon — BRIGHT MLS
• 2007-07-06 Sold (MLS) $144,097 MRIS
• 2007-06-18 Delisted — MRIS
• 2006-12-06 Listed $139,900 MRIS

Property tax history

-3.6%/yr

Latest (2025): $564 · -15.1% YoY. Source: county tax records.