3123 G St SE · Washington, DC 20019

$280,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 56 Days on market

Built 1926 3,600 sqft lot Est $446k · 37% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

REDUCED $20K !Charming 2 bed room 1 bath detached home in quiet Hillcrest neighborhood . Great starter home, or for Buyers looking to down size! Large front porch great for enjoying your morning coffee , or watching the sun go down. The main level offers a formal Living / Dinning room two nice size bedrooms, full bath and kitchen. You have an upper level with can be used as a 3rd bedroom , home office , or home gym. There is a lower level which can be accessed from outside, that can be finished for additional living space. Don't forget about the off street parking for 2 cars. Level back yard with an oversized Shed with lots of storage! New Senior Center that recently opened is 2 blocks

Key facts

• Lower level
• Off street parking
• Large front porch

Tags

• HILLCREST NEIGHBORHOOD
• LARGE FRONT PORCH
• UPPER LEVEL
• LOWER LEVEL
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (7.6% below list).
• Recommended offer: $259k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 fast (+6.1%/yr); 276 active listings in the ZIP; 40 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 $2,586/mo this rent would consume 53% of the median local household income ($58k/yr) (locally 5115% 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 $8k 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 56 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $280k implies a 1706% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $258,596 (7.6% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $445,824
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3304 E St SE	0.24mi	3/1.0 (+1)	1,161 (-10%)	2mo	$125,000	$108	64
3209 E St SE	0.19mi	3/2.0 (+1)	1,440 (+11%)	5mo	$210,000	$146	60
2522 Park Pl SE	0.72mi	3/1.5 (+1)	1,408 (+9%)	1mo	$485,000	$344	44
1336 30th St SE	0.48mi	3/2.0 (+1)	1,120 (-14%)	12mo	$430,000	$384	36

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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.83×
• Total profit: $-13,012
• Equity at exit: $41,749

10-year hold

• IRR: 8.2%
• Equity multiple: 1.70×
• Total profit: $55,272
• Equity at exit: $24,209

Cash invested: $78,400 (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 20019

• Rents YoY: 6.1%
• Active inventory: 276
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,586 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $381

Break-even live

Break-even rent $2,103

Max offer price $280,000

Occupancy floor 80%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 E St SE Washington, DC	2.0	2.0	1283	$2,500	$1.95	20d	1	0.19mi
21 Randle Cir SE Washington, DC	2.0	1.0	1100	$2,477	$2.25	24d	1	0.19mi
3128 Lyndale Pl SE Washington, DC	3.0	2.0	1552	$2,800	$1.80	18d	1	0.21mi
3600 Ely Pl SE Washington, DC	1.0–3.0	1.0	719	$2,088	$2.90	2d	10	0.49mi
3532 Minnesota Ave SE Unit 3 Washington, DC	3.0	1.0	1100	$2,500	$2.27	24d	1	0.60mi
2418 L'Enfant Sq SE Unit 8 Washington, DC	2.0	2.0	960	$2,400	$2.50	4d	1	0.61mi
2925-2929 Pennsylvania Ave SE Unit 204 Washington, DC	3.0	1.0	980	$3,000	$3.06	3d	1	0.65mi
1525 28th St SE Unit 302 Washington, DC	3.0	1.0	900	$2,100	$2.33	24d	1	0.70mi
3539 A St SE Washington, DC	1.0–2.0	1.0–2.0	807	$1,403	$1.74	17d	1	0.72mi
1616 27th St SE Unit 6 Washington, DC	3.0	1.0	1100	$2,850	$2.59	24d	1	0.77mi
1707 29th St SE Unit 2 Washington, DC	2.0	1.0	1200	$2,350	$1.96	2d	1	0.78mi
1901 C St SE Washington, DC	2.0	1.0–2.0	839	$3,504	$4.18	1d	11	0.81mi
1800 28th Pl SE #201 Washington, DC	3.0	2.0	1132	$2,800	$2.47	2d	1	0.84mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,755	$2.16	5d	2	0.88mi
1805 Potomac Ave SE Washington, DC	3.0	1.5	1598	$4,000	$2.50	24d	1	0.89mi
1955 Fairlawn Ave SE Unit 2A Washington, DC	2.0	2.0	1000	$2,499	$2.50	24d	1	0.92mi
3423 Baker St NE Washington, DC	2.0	1.5	1300	$2,100	$1.62	24d	1	0.92mi
3337 Clay St NE Washington, DC	2.0	1.0	1144	$3,250	$2.84	24d	1	0.93mi
3351 Clay St NE Washington, DC	2.0	1.5	1312	$2,500	$1.91	24d	1	0.94mi
6 Barney Cir SE Washington, DC	3.0	1.0	1200	$2,550	$2.12	10d	1	1.03mi
4318 G St SE Washington, DC	2.0	2.5	1376	$2,500	$1.82	18d	1	1.04mi
1835 E Capitol St SE Unit 1 Washington, DC	2.0	1.0	912	$2,600	$2.85	24d	1	1.06mi
1600 Pennsylvania Ave SE Washington, DC	1.0–2.0	1.0–2.0	743	$3,248	$4.37	2d	4	1.07mi
1938 S St SE Washington, DC	3.0	2.0	1522	$2,999	$1.97	24d	1	1.09mi
1617 C St SE Washington, DC	2.0	2.5	1352	$3,750	$2.77	1d	1	1.12mi
1617 C St SE Washington, DC	2.0	2.5	1352	$3,750	$2.77	18d	1	1.12mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$2,075	$2.63	2d	21	1.12mi
813 Hilltop Ter SE Washington, DC	3.0	1.5	1660	$4,500	$2.71	7d	1	1.15mi
4011 Blaine St NE Washington, DC	3.0	1.0	1632	$2,500	$1.53	24d	1	1.16mi
924 15th St SE Washington, DC	2.0	2.0	1100	$3,450	$3.14	24d	1	1.16mi
127 17th St SE Washington, DC	1.0	1.0	900	$2,495	$2.77	24d	1	1.16mi
1717 E Capitol St SE Washington, DC	2.0	1.0–2.0	707	$2,735	$3.87	1d	11	1.16mi
812 Burns St SE Washington, DC	3.0	2.5	1280	$3,300	$2.58	24d	1	1.17mi
406 15th St SE Unit B Washington, DC	2.0	2.5	1700	$4,200	$2.47	17d	1	1.19mi
2112 34th St SE Washington, DC	2.0	1.5	1284	$3,300	$2.57	24d	1	1.19mi
270 15th St SE Washington, DC	2.0	2.0	875	$3,595	$4.11	7d	1	1.22mi
1513 Massachusetts Ave SE Unit B Washington, DC	1.0	1.0	1288	$1,623	$1.26	24d	1	1.23mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	24d	1	1.24mi
2202 U Pl SE Washington, DC	2.0	1.5	1232	$3,500	$2.84	24d	1	1.25mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	24d	6	1.25mi

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-04-12
   historical
3. 2026-03-13
   price $280,000
4. 2026-02-15
   listed $299,999 Active
5. 1970-12-07
   soldstatus $15,500

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $1,314 · $109/mo
• Expected delta: +$394/yr (+$33/mo · 42.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $31,032
• − Mortgage interest: −$15,684
• − Property taxes: −$919
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − Depreciation: −$8,145
• Taxable loss: −$83
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $4,595/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): 63,380
• Household income: $58,296
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 5115.0

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 (87%)
• Race & ethnicity: Black 87% Hispanic / Latino 7% Two or more races 4% White 2%
• Hispanic origin (detail): Mexican 1% Dominican 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% 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: ▼ -416.91%
• Current HPI: 326.4481
• Rent YoY: ▲ 6.06%
• 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

+1706.5% since first listed

5 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-04-12 Listing Removed — BRIGHT MLS
• 2026-03-13 Price Changed $280,000 BRIGHT MLS
• 2026-02-15 Listed $299,999 BRIGHT MLS
• 1970-12-07 Sold (Public Records) $15,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $919 · +0.7% YoY. Source: county tax records.