3415 5th St SE Unit 26 (WEST BLDG) · Washington, DC 20032

$148,000

2 bd · 1.0 ba · 880 sqft · Condo public records · 41 Days on market

Built 1964 $323/mo HOA · 19% of rent

---

Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated 2-bedroom, 1-bath condominium located in the East Gate Condominiums community of Congress Heights. Situated in the West Building, Unit 26 at 3415 5th Street SE offers a fresh, modern feel with thoughtful updates throughout. Step inside to discover brand-new flooring, fresh paint, and a bright, inviting layout designed for comfortable living. The updated kitchen features new stove 4-burner element electric range, refreshed finishes and ample cabinet space, while the renovated bathroom offers clean, contemporary touches. Each bedroom is well-sized, providing flexibility for everyday living, guests, or a home office. Ideally positioned for convenience, thi

Key facts

• $323 HOA
• Parking
• Built 1964

Property features AI

Finance

• Other: Unit building type: Garden 1–4 floors; Finished above-grade area per assessor
• Financial info:
• HOA & community: Condo fee $323 monthly

Exterior

• Parking: Asphalt driveway; Off-street parking with 1 space (total 1 garage/parking space)
• Security:
• Utilities: Public water; Public sewer; Electric power
• Home design: Garden-style building (1–4 floors); Unit/flat in East Gate Condominiums; Entry floor number 2; Fee simple ownership; Effective year of major renovation: 2025
• Construction: Brick construction; Above-grade and below-grade structures
• Exterior features: Tidal water: No; Pets allowed with size/weight restrictions

Interior

• Kitchen:
• Bedrooms: 2 bedrooms on the main level
• Flooring:
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer/dryer hook up in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $148k.

Deal economics

• At list price, monthly cash flow is $-36 ($-429/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $143k (3.5% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Market conditions: Rents rising (+4.0%/yr); 145 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 40% of the median local income ($49k/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 $1k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $148k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,832 (3.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.12% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.41×
• Total profit: $-24,416
• Equity at exit: $22,067

10-year hold

• IRR: -5.8%
• Equity multiple: 0.60×
• Total profit: $-16,516
• Equity at exit: $12,796

Cash invested: $41,440 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$323
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-36

Break-even live

Break-even rent $1,704

Max offer price $142,832

Occupancy floor 97%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3429 5th St SE #42 Washington, DC	1.0	1.0	702	$1,395	$1.99	14d	1	0.03mi
3320 6th St SE Washington, DC	2.0	1.0	690	$1,398	$2.03	3d	25	0.16mi
207 Mississippi Ave SE Washington, DC	1.0–2.0	1.0–1.5	656	$1,559	$2.38	24d	10	0.30mi
3517 Brothers Pl SE Washington, DC	2.0	1.0	900	$1,595	$1.77	24d	1	0.33mi
327 Parkland Pl SE Washington, DC	1.0	1.0	650	$1,199	$1.84	24d	1	0.38mi
101 Wayne Pl SE Washington, DC	2.0	1.0	919	$1,695	$1.84	22d	1	0.39mi
3210 8th St SE #1 Washington, DC	2.0	2.0	1106	$2,395	$2.17	24d	1	0.39mi
3730 Martin Luther King Jr Ave SE Washington, DC	2.0	1.0	475	$1,295	$2.73	1d	2	0.41mi
747 Alabama Ave SE Washington, DC	1.0	1.0	800	$1,599	$2.00	24d	1	0.43mi
10 Halley Pl SE Washington, DC	2.0–3.0	1.0	906	$1,250	$1.38	24d	3	0.43mi
562 Malcolm X Ave SE Unit 4 Washington, DC	2.0	1.0	550	$1,600	$2.91	12d	1	0.44mi
615 Malcolm X Ave SE Unit F Washington, DC	3.0	1.0	1100	$2,508	$2.28	3d	1	0.44mi
447 Orange St SE #3 Washington, DC	2.0	1.0	700	$1,500	$2.14	4d	1	0.49mi
535 Mellon St SE Washington, DC	1.0	1.0	700	$1,350	$1.93	24d	1	0.50mi
535 Mellon St SE Unit 5 Washington, DC	1.0	1.0	700	$1,350	$1.93	20d	1	0.50mi
3929 4th St SE Unit 4 Washington, DC	2.0	1.0	852	$1,557	$1.83	24d	1	0.50mi
3320 11th Pl SE Washington, DC	1.0	1.0	750	$1,198	$1.60	24d	1	0.52mi
2913 8th St SE #3101 Washington, DC	2.0	2.0	1100	$2,400	$2.18	14d	1	0.53mi
1120 Trenton Pl SE Washington, DC	1.0–2.0	1.0	715	$1,325	$1.85	10d	3	0.54mi
310 Atlantic St SE Unit 102B Washington, DC	2.0	1.0	859	$1,875	$2.18	5d	1	0.54mi
310 Atlantic St SE Washington, DC	1.0–2.0	1.0	754	$1,875	$2.49	4d	2	0.54mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	800	$1,700	$2.12	24d	1	0.54mi
306 Atlantic St SE Unit 7 Washington, DC	2.0	1.0	989	$1,699	$1.72	18d	1	0.54mi
3207 11th Pl SE #4 Washington, DC	3.0	1.0	850	$1,800	$2.12	24d	1	0.55mi
3207 11th Pl SE #4 Washington, DC	3.0	1.0	850	$1,800	$2.12	18d	1	0.55mi
39 Mississippi Ave SE Washington, DC	2.0	1.0	800	$1,300	$1.62	24d	1	0.56mi
425 Oakwood St SE Unit 425 Washington, DC	3.0	2.5	1008	$3,500	$3.47	24d	1	0.56mi
3865 Halley Ter SE Washington, DC	1.0	1.0	650	$1,210	$1.86	24d	1	0.58mi
2942 2nd St SE Washington, DC	1.0–2.0	1.0–2.0	762	$1,539	$2.02	3d	9	0.60mi
446 Mellon St SE #2 Washington, DC	2.0	1.0	928	$2,400	$2.59	15d	1	0.60mi
3930 1st St SE Unit 301 Washington, DC	3.0	1.0	900	$2,200	$2.44	24d	1	0.60mi
3868 9th St SE Washington, DC	2.0	1.0	740	$1,450	$1.96	24d	1	0.62mi
3323 13th St SE Apt 11 Washington, DC	2.0	1.0	755	$1,750	$2.32	24d	1	0.63mi
430 Mellon St SE Unit 2 Washington, DC	1.0	1.0	650	$1,200	$1.85	24d	1	0.63mi
3321 13th St SE Unit 3 Washington, DC	2.0	1.0	703	$1,750	$2.49	24d	1	0.64mi
3325 13th St SE Apt 12 Washington, DC	3.0	1.0	901	$2,500	$2.77	24d	1	0.64mi
3325 13th St SE Unit 10 Washington, DC	2.0	1.0	750	$1,750	$2.33	24d	1	0.64mi
3325 13th St SE Apt 1 Washington, DC	3.0	1.0	902	$2,500	$2.77	2d	1	0.64mi
215 Oakwood St SE Unit 302 Washington, DC	1.0	1.0	700	$1,080	$1.54	24d	1	0.65mi
852 Barnaby St SE Washington, DC	2.0–3.0	1.0–1.5	761	$1,400	$1.84	15d	10	0.66mi

HOA detail condo

• Monthly dues: $323 · $3,876/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $148,000 Active 41 DOM
2. 2026-06-17
   days on market $148,000 Active 40 DOM
3. 2026-06-16
   days on market $148,000 Active 39 DOM
4. 2026-06-15
   days on market $148,000 Active 38 DOM
5. 2026-06-13
   days on market $148,000 Active 36 DOM
6. 2026-06-09
   days on market $148,000 Active 32 DOM
7. 2026-06-08
   days on market $148,000 Active 31 DOM
8. 2026-06-07
   days on market $148,000 Active 30 DOM
9. 2026-06-04
   days on market $148,000 Active 27 DOM
10. 2026-06-03
    days on market $148,000 Active 26 DOM
11. 2026-06-02
    days on market $148,000 Active 25 DOM
12. 2026-06-01
    days on market $148,000 Active 24 DOM
13. 2026-05-31
    days on market $148,000 Active 23 DOM
14. 2026-05-09
    listed $148,000 Active
15. 2026-04-25
    historical $148,000
16. 1981-09-28
    soldstatus $39,990

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $19,900
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − HOA: −$3,876
• − Depreciation: −$4,305
• Taxable loss: −$2,716
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $223/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

+270.1% since first listed

3 events — show timeline

• 2026-05-09 Listed $148,000 BRIGHT MLS
• 2026-04-25 Coming Soon $148,000 BRIGHT MLS
• 1981-09-28 Sold (Public Records) $39,990 Public Records

Property tax history

-9.0%/yr

Latest (2025): $112 · -67.8% YoY. Source: county tax records.