11 Halley Pl SE · Washington, DC 20032

$325,000

4 bd · 4.0 ba · 2,442 sqft · MultiFamily public records · 8 Days on market

Built 1953 2,750 sqft lot

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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

Multi-family units

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

Listing remarks

Discover the potential of this 4-unit multifamily property in the heart of Southeast DC. Each unit features a 1-bedroom, 1-bath layout, offering a fantastic opportunity for both investors and owner-occupants alike. Three of the four units are currently occupied, creating immediate income potential from day one, while the vacant unit offers flexibility for an owner-occupant looking to “house hack” by living in one unit while rental income from the others helps offset the mortgage. Whether you’re looking to expand your investment portfolio, generate rental income, or create a pathway toward long-term wealth through owner-occupied multifamily ownership, this property offers m

Key facts

• Income potential
• Multifamily property
• Commuter routes

Tags

• MULTIFAMILY PROPERTY
• INCOME POTENTIAL
• VACANT UNIT
• COMMUTER ROUTES
• PUBLIC TRANSPORTATION
• SHOPPING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-unit property with 4 total units; Fee simple ownership
• Construction: Brick construction; Fiberglass roof; Slab foundation; Double-pane windows; Estimated year built
• Exterior features: Corner lot; Above-grade other structures

Interior

• Kitchen: Disposal; Exhaust fan; Gas oven/range; Refrigerator
• Bedrooms: Four one-bedroom units (multi-unit property)
• Heating & cooling: Heating system: Other; Natural gas heating; Natural gas hot water
• Interior features: Estimated living area; No basement; Accessibility features present

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $507/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Cap rate 13.8% 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 (+4.0%/yr); 145 active listings in the ZIP; 7 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 $5,338/mo this rent would consume 130% 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y ago; this cycle's ask is 195% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $325,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.72%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $661,782
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Halley Pl SE	0.01mi	5/4.0 (+1)	2,442 (0%)	6mo	$663,000	$271	90
4317 Halley Ter SE	0.54mi	4/4.0	2,556 (+5%)	7mo	$150,000	$59	61

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: 21.7%
• Equity multiple: 1.90×
• Total profit: $81,665
• Equity at exit: $48,459

10-year hold

• IRR: 30.4%
• Equity multiple: 3.85×
• Total profit: $259,288
• Equity at exit: $28,100

Cash invested: $91,000 (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: 145
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $5,338 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$351 /mo · $4,208/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,121
• Net cashflow: $2,027

Break-even live

Break-even rent $2,773

Max offer price $325,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,336
Total (4 units)			$5,338

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
742 Congress St SE Washington, DC	3.0	2.5	1744	$3,000	$1.72	16d	1	0.73mi
224 Malcolm X Ave SE Washington, DC	4.0	3.5	2052	$3,500	$1.71	24d	1	0.76mi
357 Parkland Pl SE Unit 1 Washington, DC	4.0	2.0	2400	$2,200	$0.92	24d	1	0.78mi
357 Parkland Pl SE Washington, DC	4.0	2.0	2400	$2,300	$0.96	24d	1	0.78mi
4005 Blakney Ln SE Washington, DC	3.0	2.5	2024	$3,000	$1.48	17d	1	0.92mi
911 Bellevue St SE Washington, DC	4.0	2.0	1820	$3,400	$1.87	24d	1	0.99mi
5102 Glassmanor Dr Oxon Hill, MD	3.0	2.5	2304	$2,500	$1.09	43d	1	1.28mi

Listing history 6 events

1. 2026-06-18
   days on market $325,000 Coming Soon 8 DOM
2. 2026-06-17
   days on market $325,000 Coming Soon 7 DOM
3. 2026-06-16
   days on market $325,000 Coming Soon 6 DOM
4. 2026-06-15
   days on market $325,000 Coming Soon 5 DOM
5. 2026-06-13
   remarks 681-char remark
6. 2026-06-13
   listed $325,000 Coming Soon 3 DOM

ⓘ 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: $4,208 · $351/mo
• Projected year-2 tax: $4,208 · $351/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 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 21% 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: $64,056
• − Mortgage interest: −$18,205
• − Property taxes: −$4,208
• − Insurance: −$1,625
• − Repairs & maintenance: −$5,124
• − Management: −$5,124
• − Depreciation: −$9,455
• Taxable income: $20,315
• Est. tax owed @ 24.0%: −$4,876
• After-tax cash flow: $19,444/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

+747.8% since first listed

10 events — show timeline

• 2026-06-10 Coming Soon $325,000 BRIGHT MLS
• 2006-07-25 Sold (Public Records) $380,000 Public Records
• 2004-07-14 Sold (Public Records) $206,000 Public Records
• 2002-02-27 Sold (Public Records) $113,500 Public Records
• 2001-11-17 Sold (MLS) $113,000 MRIS
• 2001-09-18 Delisted — MRIS
• 2001-01-11 Listed $110,000 MRIS
• 1998-11-06 Delisted — MRIS
• 1998-08-10 Listed — MRIS
• 1982-02-12 Sold (Public Records) $38,334 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,208 · +3.5% YoY. Source: county tax records.