4020 8th St NE · Washington, DC 20017

$1,174,000

6 bd · 4.0 ba · 3,488 sqft · MultiFamily public records · 91 Days on market

Built 1938 3,128 sqft lot Est $875k · 34% over

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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 +15.3/30.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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 MLS

Opportunity knocks. Vacant four unit building only minutes away from several hospitals and downtown Brookland. An ideal fit for an owner or an investor. All one bedroom w/ den approximately 860 sq ft each. Two rear parking spaces. Condo conversion is possible.

Key facts

• Renovated bathrooms
• Granite counter tops
• Individual boilers

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• RENOVATED BATHROOMS
• COMBO WASHER AND DRYERS
• INDIVIDUAL BOILERS
• PARTIALLY FINISHED BASEMENT

Property features AI

Finance

• Financial info: Total of 4 residential units; Below-grade unfinished area: 496; Above-grade finished area: 3,488; Ownership assessed for 2025

Exterior

• Parking: Four driveway spaces; Four total garage and parking spaces
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Effective year of major renovation: 2019
• Construction: Brick construction; Crawl space foundation; Above-grade structures
• Exterior features: Concrete driveway; Alley access; Property is inside city limits

Interior

• Bedrooms: Four 3-bedroom units (multi-unit property)
• Heating & cooling: Hot water heating; Natural gas heating fuel; Electric cooling
• Interior features: Level entry on main; Two or more access exits; Outside entrance to basement; Rear entrance to basement; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $1.17M.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive. Per door: $109/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.00M (14.5% below list).
• Recommended offer: $1.00M (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Bunker Hill Es (206 students, 0% FRL); Brookland Ms (357 students, 0% FRL); Dunbar Hs (868 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 (+3.5%/yr); 85 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $10,036/mo this rent would consume 113% of the median local household income ($106k/yr) (locally 963% 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 $8k of loan paydown is wiped out by about $35k 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 91 days — a 9% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $750k; list at $1.17M implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $1,003,600 (14.5% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $875,488
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4026 9th St NE	0.06mi	6/—	3,568 (+2%)	12mo	$895,000	$251	84
4001 9th St NE	0.09mi	6/—	3,668 (+5%)	19mo	$750,000	$204	72

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 · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-157,870
• Equity at exit: $175,047

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-82,519
• Equity at exit: $101,506

Cash invested: $328,720 (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 20017

• Rents YoY: 3.5%
• Active inventory: 85
• Price-to-rent: 39.0×

Monthly cashflow live

• Estimated rent: $10,036 high
• Mortgage (P&I): −$6,157
• Tax from tax record: −$847 /mo · $10,168/yr
• Insurance: −$489
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,108
• Net cashflow: $435

Break-even live

Break-even rent $9,485

Max offer price $1,174,000

Occupancy floor 91%

Sensitivity live

Price	-10% $1,100	-5% $768	+0% $435	+5% $103	+10% $-229
Rent	-10% $-357	-5% $39	+0% $435	+5% $832	+10% $1,228
Rate	-1.0pp $1,027	-0.5pp $734	base $435	+0.5pp $131	+1.0pp $-178

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$10,036
Total (4 units)			$10,036

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: $293,500
• Closing costs: $35,220
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Webster St NW Washington, DC	6.0	2.0	2400	$7,200	$3.00	16d	1	1.16mi
2519 N Capitol St NE Washington, DC	5.0	4.0	2750	$4,625	$1.68	12d	1	1.39mi
2519 N Capitol St NE Washington, DC	5.0	3.5	2750	$5,350	$1.95	16d	1	1.39mi

Listing history 26 events

1. 2026-06-21
   days on market $1,174,000 Active 91 DOM
2. 2026-06-18
   days on market $1,174,000 Active 88 DOM
3. 2026-06-17
   days on market $1,174,000 Active 87 DOM
4. 2026-06-16
   days on market $1,174,000 Active 86 DOM
5. 2026-06-15
   days on market $1,174,000 Active 85 DOM
6. 2026-06-13
   days on market $1,174,000 Active 83 DOM
7. 2026-06-09
   days on market $1,174,000 Active 79 DOM
8. 2026-06-08
   days on market $1,174,000 Active 78 DOM
9. 2026-06-07
   days on market $1,174,000 Active 77 DOM
10. 2026-06-04
    days on market $1,174,000 Active 74 DOM
11. 2026-06-03
    days on market $1,174,000 Active 73 DOM
12. 2026-06-02
    days on market $1,174,000 Active 72 DOM
13. 2026-06-01
    days on market $1,174,000 Active 71 DOM
14. 2026-05-31
    days on market $1,174,000 Active 70 DOM
15. 2026-04-25
    price $1,174,000
16. 2026-04-10
    price $1,199,000
17. 2026-03-22
    listed $1,225,000 Active
18. 2019-02-18
    soldstatus $750,000 Closed 260-char remark

    Show marketing remark (260 chars)

    Opportunity knocks. Vacant four unit building only minutes away from several hospitals and downtown Brookland. An ideal fit for an owner or an investor. All one bedroom w/ den approximately 860 sq ft each. Two rear parking spaces. Condo conversion is possible.

19. 2019-02-02
    status Active Under Contract 260-char remark

    Show marketing remark (260 chars)

    Opportunity knocks. Vacant four unit building only minutes away from several hospitals and downtown Brookland. An ideal fit for an owner or an investor. All one bedroom w/ den approximately 860 sq ft each. Two rear parking spaces. Condo conversion is possible.

20. 2019-02-01
    historical 260-char remark

    Show marketing remark (260 chars)

    Opportunity knocks. Vacant four unit building only minutes away from several hospitals and downtown Brookland. An ideal fit for an owner or an investor. All one bedroom w/ den approximately 860 sq ft each. Two rear parking spaces. Condo conversion is possible.

21. 2019-01-30
    listed $750,000 Active 260-char remark

    Show marketing remark (260 chars)

    Opportunity knocks. Vacant four unit building only minutes away from several hospitals and downtown Brookland. An ideal fit for an owner or an investor. All one bedroom w/ den approximately 860 sq ft each. Two rear parking spaces. Condo conversion is possible.

22. 2007-01-17
    soldstatus $450,000
23. 2006-11-15
    soldstatus $450,000 367-char remark

    Show marketing remark (367 chars)

    ESTATE SALE, FANTASTIC INVESTMENT OPPORTUNITY: BRICK 4-UNIT BLDNG ON QUIET ST, MINUTES TO METRO/CATHOLIC U! 4-1 BR APTs, 3 UNITS RENTED ON MONTH-TO-MONTH, TENANTS WERE GIVEN NOTICE BUT WOULD LOVE TO STAY. TOP LEFT UNIT IS VACANT FOR SHOWINGS, PLEASE DONT BOTHER TENANTS. GROSS MO RENT $565/UNIT; AVG AREA IS CURRENTLY $750. GOOD CONDITION BUT SOLD "AS-IS"

24. 2006-10-11
    historical 367-char remark

    Show marketing remark (367 chars)

    ESTATE SALE, FANTASTIC INVESTMENT OPPORTUNITY: BRICK 4-UNIT BLDNG ON QUIET ST, MINUTES TO METRO/CATHOLIC U! 4-1 BR APTs, 3 UNITS RENTED ON MONTH-TO-MONTH, TENANTS WERE GIVEN NOTICE BUT WOULD LOVE TO STAY. TOP LEFT UNIT IS VACANT FOR SHOWINGS, PLEASE DONT BOTHER TENANTS. GROSS MO RENT $565/UNIT; AVG AREA IS CURRENTLY $750. GOOD CONDITION BUT SOLD "AS-IS"

25. 2006-09-18
    listed $475,000 367-char remark

    Show marketing remark (367 chars)

    ESTATE SALE, FANTASTIC INVESTMENT OPPORTUNITY: BRICK 4-UNIT BLDNG ON QUIET ST, MINUTES TO METRO/CATHOLIC U! 4-1 BR APTs, 3 UNITS RENTED ON MONTH-TO-MONTH, TENANTS WERE GIVEN NOTICE BUT WOULD LOVE TO STAY. TOP LEFT UNIT IS VACANT FOR SHOWINGS, PLEASE DONT BOTHER TENANTS. GROSS MO RENT $565/UNIT; AVG AREA IS CURRENTLY $750. GOOD CONDITION BUT SOLD "AS-IS"

26. 1980-01-22
    soldstatus $56,750

ⓘ 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: $10,168 · $847/mo
• Projected year-2 tax: $10,168 · $847/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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $120,432
• − Mortgage interest: −$65,762
• − Property taxes: −$10,168
• − Insurance: −$5,870
• − Repairs & maintenance: −$9,635
• − Management: −$9,635
• − Depreciation: −$34,153
• Taxable loss: −$14,790
• Est. tax savings @ 24.0%: +$3,550
• After-tax cash flow: $8,774/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): 21,208
• Household income: $106,300
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 963.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 54% White 28% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 16% · Canada, South Korea, Jamaica
• Languages at home: 79% English-only · Spanish 9% Other Indo-European 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: ▼ -528.98%
• Current HPI: 359.974
• Rent YoY: ▲ 3.48%
• 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

+1968.7% since first listed

12 events — show timeline

• 2026-04-25 Price Changed $1,174,000 BRIGHT MLS
• 2026-04-10 Price Changed $1,199,000 BRIGHT MLS
• 2026-03-22 Listed $1,225,000 BRIGHT MLS
• 2019-02-18 Sold (MLS) $750,000 BRIGHT MLS
• 2019-02-02 Relisted — BRIGHT MLS
• 2019-02-01 Listing Removed — BRIGHT MLS
• 2019-01-30 Listed $750,000 BRIGHT MLS
• 2007-01-17 Sold (Public Records) $450,000 Public Records
• 2006-11-15 Sold (MLS) $450,000 MRIS
• 2006-10-11 Delisted — MRIS
• 2006-09-18 Listed $475,000 MRIS
• 1980-01-22 Sold (Public Records) $56,750 Public Records

Property tax history

+6.6%/yr

Latest (2025): $10,168 · +4.0% YoY. Source: county tax records.