2232 Chester St SE · Washington, DC 20020

$125,000

3 bd · 1.0 ba · 1,254 sqft · Townhouse public records · 13 Days on market

Built 1900 1,656 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

Listing remarks

This property will be sold at ONLINE AUCTION. LIST PRICE REPRESENTS OPENING BID. This three-bedroom, one-bathroom offers a terrific opportunity for an investor or handy homeowner looking to build equity. Located in the Historic district of Anacostia’s bustling commercial corridor, this home has significant potential. Whether you’re looking to renovate and rent, flip, or hold as a long-term investment, this is your GEM. Just minutes from Anacostia Metro (Green Line) with easy access to downtown D. C. , Joint Base Anacostia-Bolling, The Wharf, Nationals Park, and National Harbor, this location is ideal for commuters and city dwellers alike. This property is being sold AS IS and pr

Key facts

• Historic district
• Growing area
• Built 1900

Tags

• HISTORIC DISTRICT
• BUSTLING COMMERCIAL CORRIDOR
• EASY ACCESS TO DOWNTOWN
• GROWING AREA

Property features AI

Finance

• Other: Fee simple ownership; Not in federal flood zone; Property condition listed as average to below average; Above-grade finished area per assessor

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Cable internet available; Electric transformer on property
• Home design: End of row townhouse; 2 total levels; Building not winterized
• Construction: Wood siding exterior; Concrete perimeter foundation; Tar/gravel and metal roof; Wood-frame windows; Pets allowed with no restrictions; Year built per assessor
• Exterior features: Front yard; Private lot; Rear yard; Level entry at main

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard hot water heating; Heat pump cooling (electric)
• Interior features: Carpeted areas; Formal separate dining room; Efficiency-style kitchen; Traditional floor plan; Drywall walls and ceilings; Insulated door(s); Not furnished
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Cap rate 20.0% 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: Savoy Es (238 students, 0% FRL); Kramer Ms (203 students, 0% FRL); Anacostia Hs (287 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 rising (+3.9%/yr); 296 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); 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $2,762/mo this rent would consume 61% of the median local household income ($54k/yr) (locally 5148% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $125k implies a 614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.21% ✓
• Cap rate: 20.01%
• Cash-on-cash: 49.00%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $337,326
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1239 U St SE	0.20mi	3/2.5	1,280 (+2%)	7mo	$360,000	$281	76
1316 Dexter Ter SE	0.25mi	2/1.0 (-1)	1,210 (-4%)	3mo	$245,000	$202	75
1385 Morris Rd SE	0.22mi	4/3.5 (+1)	1,266 (+1%)	10mo	$335,000	$265	65
1430 W St SE	0.12mi	4/2.0 (+1)	1,414 (+13%)	3mo	$380,000	$269	61
1830 T St SE	0.56mi	3/1.0	1,140 (-9%)	1mo	$315,000	$276	58
1439 Bangor St SE	0.22mi	2/1.0 (-1)	1,080 (-14%)	5mo	$273,000	$253	57
1837 T St SE	0.58mi	2/2.0 (-1)	1,305 (+4%)	1mo	$415,000	$318	56
1630 Ridge Pl SE	0.49mi	2/1.0 (-1)	1,142 (-9%)	1mo	$255,000	$223	56
1917 T Pl SE	0.57mi	3/2.0	1,356 (+8%)	0mo	$430,000	$317	55
1748 Galen St SE	0.40mi	3/2.5	1,138 (-9%)	6mo	$389,990	$343	55
1902 T St SE	0.60mi	3/1.0	1,140 (-9%)	8mo	$284,050	$249	50
1409 18th St SE	0.74mi	3/1.0	1,152 (-8%)	9mo	$285,000	$247	44

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 47.5%
• Equity multiple: 3.09×
• Total profit: $73,157
• Equity at exit: $18,638

10-year hold

• IRR: 53.5%
• Equity multiple: 6.45×
• Total profit: $190,878
• Equity at exit: $10,808

Cash invested: $35,000 (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 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$656
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $1,429

Break-even live

Break-even rent $953

Max offer price $125,000

Occupancy floor 43%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2227 14th St SE Washington, DC	3.0	1.0	1222	$2,495	$2.04	24d	1	0.05mi
1430 V St SE Washington, DC	3.0	2.0	1680	$3,100	$1.85	24d	1	0.15mi
1214 U St SE Washington, DC	3.0	2.5	1350	$3,375	$2.50	24d	1	0.20mi
1328 Morris Rd SE Washington, DC	3.0	2.5	1372	$3,250	$2.37	17d	1	0.20mi
1351 Morris Rd SE Unit Upstairs Washington, DC	3.0	2.0	1522	$2,700	$1.77	4d	1	0.23mi
1308 Talbert Ct SE Washington, DC	3.0	2.5	1446	$2,995	$2.07	5d	1	0.25mi
1516 Marion Barry Ave SE Unit 301 Washington, DC	3.0	2.0	1100	$1,795	$1.63	7d	1	0.27mi
1300 Dexter Ter SE Washington, DC	2.0	1.5	1100	$2,600	$2.36	24d	1	0.27mi
1802 14th St SE Washington, DC	3.0	2.0	1800	$2,800	$1.56	24d	1	0.30mi
2322 Shannon Pl SE Washington, DC	3.0	3.5	1800	$2,800	$1.56	24d	1	0.30mi
2648 Bowen Rd SE Washington, DC	3.0	1.5	1220	$2,500	$2.05	24d	1	0.36mi
1705 W St SE Washington, DC	4.0	2.0	1550	$2,500	$1.61	2d	1	0.38mi
2501 Sayles Pl SE #9 Washington, DC	2.0	2.0	1157	$2,500	$2.16	24d	1	0.40mi
2501 Sayles Pl SE #9 Washington, DC	2.0	2.0	1157	$2,500	$2.16	10d	1	0.40mi
1750 Galen St SE Washington, DC	3.0	3.0	1138	$2,300	$2.02	3d	1	0.41mi
1527 Morris Rd SE Washington, DC	3.0	2.5	1508	$2,700	$1.79	7d	1	0.42mi
1634 Ridge Pl SE Washington, DC	3.0	3.5	1248	$3,200	$2.56	24d	1	0.47mi
2629 Douglass Rd SE Washington, DC	2.0–3.0	1.0–1.5	888	$2,245	$2.53	1d	13	0.50mi
1953 19th Pl SE Apt 301 Washington, DC	3.0	1.0	980	$5,301	$5.41	24d	1	0.51mi
1953 19th Pl SE Apt 104 Washington, DC	3.0	1.0	980	$2,800	$2.86	5d	1	0.51mi
1907 Marion Barry Ave SE Washington, DC	2.0	1.0	900	$1,495	$1.66	24d	1	0.54mi
2609 Douglass Rd SE #402 Washington, DC	2.0	2.0	990	$2,200	$2.22	24d	1	0.57mi
2202 U Pl SE Washington, DC	2.0	1.5	1232	$3,500	$2.84	24d	1	0.62mi
2460 James Bank Rd SE Washington, DC	3.0	3.5	1687	$3,190	$1.89	14d	1	0.63mi
1938 S St SE Washington, DC	3.0	2.0	1522	$2,999	$1.97	24d	1	0.68mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$4,431	$5.20	1d	53	0.69mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,913	$1.88	24d	6	0.70mi
632 Howard Rd SE Unit 933 Washington, DC	2.0	2.0	942	$3,862	$4.10	21d	1	0.75mi
632 Howard Rd SE Unit 338 Washington, DC	2.0	2.0	926	$3,862	$4.17	16d	1	0.75mi
632 Howard Rd SE Unit 532 Washington, DC	2.0	2.0	942	$3,862	$4.10	17d	1	0.75mi
632 Howard Rd SE Washington, DC	2.0	1.0–2.0	673	$4,100	$6.09	20d	112	0.75mi
632 Howard Rd SE Unit 633 Washington, DC	2.0	2.0	942	$3,862	$4.10	19d	1	0.75mi
600 Howard Rd SE Washington, DC	2.0	1.0–2.5	805	$6,344	$7.88	1d	89	0.75mi
1955 Fairlawn Ave SE Unit 2A Washington, DC	2.0	2.0	1000	$2,499	$2.50	24d	1	0.86mi
2215 Minnesota Ave SE Unit 18 Washington, DC	4.0	2.0	990	$4,500	$4.55	24d	1	0.87mi
2003 Fairlawn Ave SE Washington, DC	4.0	2.0	1500	$5,800	$3.87	2d	1	0.87mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$2,075	$2.63	2d	21	0.96mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,755	$2.16	5d	2	0.98mi
1346 4th St SE Washington, DC	2.0	1.0–2.0	864	$4,280	$4.95	1d	25	0.99mi
1300 4th St SE Washington, DC	1.0–2.0	1.0–2.0	854	$3,950	$4.63	19d	4	1.01mi

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 13 DOM
2. 2026-06-17
   days on market $125,000 Active 12 DOM
3. 2026-06-16
   days on market $125,000 Active 11 DOM
4. 2026-06-15
   days on market $125,000 Active 10 DOM
5. 2026-06-13
   days on market $125,000 Active 8 DOM
6. 2026-06-09
   days on market $125,000 Active 4 DOM
7. 2026-06-08
   days on market $125,000 Active 3 DOM
8. 2026-06-07
   remarks 687-char remark
9. 2026-06-07
   pricedays on marketlisting id $125,000 Active 2 DOM
10. 2026-06-04
    days on market $300,000 Active 54 DOM
11. 2026-06-03
    days on market $300,000 Active 53 DOM
12. 2026-06-02
    days on market $300,000 Active 52 DOM
13. 2026-06-01
    days on market $300,000 Active 51 DOM
14. 2026-05-31
    days on market $300,000 Active 50 DOM
15. 2026-04-12
    listed $300,000 Active
16. 2026-04-11
    historical $300,000
17. 1978-07-12
    soldstatus $17,500

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $654 · $55/mo
• Expected delta: +$108/yr (+$9/mo · 19.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $33,150
• − Mortgage interest: −$7,002
• − Property taxes: −$546
• − Insurance: −$625
• − Repairs & maintenance: −$2,652
• − Management: −$2,652
• − Depreciation: −$3,636
• Taxable income: $16,036
• Est. tax owed @ 24.0%: −$3,849
• After-tax cash flow: $13,302/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

+1614.3% since first listed

3 events — show timeline

• 2026-04-12 Listed $300,000 BRIGHT MLS
• 2026-04-11 Coming Soon $300,000 BRIGHT MLS
• 1978-07-12 Sold (Public Records) $17,500 Public Records

Property tax history

-3.6%/yr

Latest (2025): $546 · +3.3% YoY. Source: county tax records.