5618 1st Pl NW · Washington, DC 20011

$749,900

4 bd · 4.0 ba · 2,800 sqft · MultiFamily public records · 53 Days on market

Built 1935 436 sqft lot Est $750k · at est.

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• 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

Well-maintained brick 4-unit property located in the highly sought-after Manor Park neighborhood of NW Washington, DC. Built with solid 1930s construction, this asset offers four 1-bedroom, 1-bath units, each featuring hardwood floors and a screened-in porch. Several units include newer furnaces, water heaters, and appliances, reducing immediate capital improvement needs. The property also features a detached 4-car garage, providing additional income potential. All units are currently tenant-occupied on month-to-month leases, offering flexibility for investors or future repositioning. One upper-level unit is expected to become vacant in the near future, presenting an immediate opportunity f

Key facts

• Water heaters
• Screened-in porch
• Newer furnaces

Tags

• HARDWOOD FLOORS
• SCREENED-IN PORCH
• NEWER FURNACES
• WATER HEATERS
• DETACHED 4-CAR GARAGE
• EASY ACCESS TO DOWNTOWN DC

Property features AI

Finance

• Other: Ownership is fee simple; Rent control: No; Existing lease type: Month-to-month
• Financial info: Four total rental units with all four currently leased; Three units on month-to-month leases; Gross scheduled income noted; actual rent reported; Gross income reported; Net operating income reported; Operating expenses include trash
• HOA & community: Details not provided

Exterior

• Parking: Detached rear-entry garage; Four garage parking spaces (total); Off-street and on-street parking available; Public/unassigned parking present; Second garage on property
• Security: Details not provided
• Utilities: Public water; Public sewer (listed as public septic); Electric service with circuit breakers
• Home design: Detached building; 2 stories; Estimated year built
• Construction: Brick construction; Concrete perimeter and brick/mortar foundation; Building not winterized
• Exterior features: Balcony; Enclosed deck(s); Above-grade outdoor structures

Interior

• Kitchen: Galley kitchen (appliance details not provided)
• Bedrooms: Four one-bedroom units (some listed as month-to-month)
• Flooring: Wood floors
• Bathrooms: Details not provided
• Heating & cooling: Hot water radiator heating; Natural gas heating and hot water; Electric cooling (system details not provided)
• Interior features: Traditional floor plan; Galley kitchen layout; Wood floors throughout; No basement
• Laundry & utility: No units furnished (laundry details not provided)

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $727k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+1.4%/yr); 370 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $7,500/mo this rent would consume 82% of the median local household income ($110k/yr) (locally 3020% 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 $5k of loan paydown is wiped out by about $22k 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 53 days — a 3% lower offer ($727k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $83k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $750k implies a 874% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $727,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $750,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Emerson St NW	0.60mi	4/—	2,800 (0%)	10mo	$750,000	$268	64
5228 4th St NW	0.40mi	4/4.0	2,516 (-10%)	18mo	$836,000	$332	49
306 Decatur St NW	0.71mi	4/—	3,164 (+13%)	20mo	$775,000	$245	29

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-63,247
• Equity at exit: $111,813

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-11,319
• Equity at exit: $64,838

Cash invested: $209,972 (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 20011

• Rents YoY: 1.4%
• Active inventory: 370
• Price-to-rent: 33.3×

Monthly cashflow live

• Estimated rent: $7,500 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$583 /mo · $6,991/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $1,097

Break-even live

Break-even rent $6,111

Max offer price $749,900

Occupancy floor 80%

Sensitivity live

Price	-10% $1,522	-5% $1,310	+0% $1,097	+5% $885	+10% $673
Rent	-10% $505	-5% $801	+0% $1,097	+5% $1,394	+10% $1,690
Rate	-1.0pp $1,475	-0.5pp $1,288	base $1,097	+0.5pp $903	+1.0pp $705

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$7,500
Total (4 units)			$7,500

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Missouri Ave NW Washington, DC	5.0	4.5	2138	$7,100	$3.32	0d	1	0.12mi
5520 N Capitol St NW Washington, DC	4.0	3.5	2070	$5,399	$2.61	5d	1	0.20mi
5430 N Capitol St NW Washington, DC	3.0	2.5	2400	$4,200	$1.75	5d	1	0.25mi
5201 2nd St NW Unit A Washington, DC	4.0	2.5	2000	$4,000	$2.00	25d	1	0.31mi
5404 4th St NW #1 Washington, DC	4.0	4.5	2250	$5,500	$2.44	5d	1	0.32mi
5404 4th St NW #2 Washington, DC	4.0	3.5	2250	$5,900	$2.62	5d	1	0.32mi
5020 2nd St NW Unit 3 Washington, DC	3.0	1.0	2880	$3,245	$1.13	25d	1	0.42mi
617 Longfellow St NW Washington, DC	4.0	3.5	2500	$5,500	$2.20	25d	1	0.46mi
520 Jefferson St NW Washington, DC	4.0	4.0	2380	$6,499	$2.73	3d	1	0.46mi
114 Sheridan St NW Washington, DC	3.0	3.0	2359	$4,850	$2.06	25d	1	0.55mi
317 Riggs Rd NE Washington, DC	3.0	3.5	2040	$3,950	$1.94	19d	1	0.62mi
317 Riggs Rd NE Washington, DC	3.0	3.5	2040	$3,950	$1.94	19d	1	0.62mi
432 Emerson St NW Washington, DC	4.0	3.5	2340	$5,800	$2.48	17d	1	0.65mi
4909 Illinois Ave NW Washington, DC	3.0	2.0	2460	$3,950	$1.61	25d	1	0.77mi
400 Ava Way NE Washington, DC	4.0	3.5	2466	$4,595	$1.86	21d	1	0.88mi
4823 9th St NW Washington, DC	4.0	2.0	2144	$3,750	$1.75	6d	1	0.89mi
5518 13th St NW Washington, DC	4.0	2.5	2746	$4,875	$1.78	3d	1	0.92mi
5308 13th St NW Washington, DC	3.0	3.5	3300	$4,000	$1.21	25d	1	0.94mi
513 Whittier St NW Washington, DC	5.0	4.0	2352	$6,275	$2.67	3d	1	1.02mi
513 Whittier St NW Washington, DC	5.0	4.0	2352	$6,275	$2.67	16d	1	1.02mi
1305 Rittenhouse St NW Washington, DC	3.0	2.5	2177	$3,850	$1.77	25d	1	1.06mi
1311 Fort Stevens Dr NW Unit 1 Washington, DC	3.0	1.0	3108	$2,500	$0.80	22d	1	1.06mi
4605 Georgia Ave NW Washington, DC	4.0	3.0	2000	$4,500	$2.25	8d	1	1.08mi
1317 Rittenhouse St NW Washington, DC	5.0	3.0	2534	$3,900	$1.54	25d	1	1.08mi
5211 14th St NW Washington, DC	4.0	3.0	2220	$4,500	$2.03	25d	1	1.13mi
1002 Chillum Rd Hyattsville, MD	4.0	2.0	2232	$3,000	$1.34	44d	1	1.14mi
1419 Rittenhouse St NW Washington, DC	3.0	1.5	2091	$3,350	$1.60	12d	1	1.27mi
4023 New Hampshire Ave NW Washington, DC	4.0	3.5	1946	$5,950	$3.06	25d	1	1.28mi
1501 Crittenden St NW Washington, DC	5.0	2.0	3310	$9,000	$2.72	25d	1	1.39mi
3815 New Hampshire Ave NW Washington, DC	4.0	3.5	2300	$5,150	$2.24	5d	1	1.46mi

Listing history 10 events

1. 2026-06-15
   status $749,900 Pending 53 DOM
2. 2026-04-26
   historical Active Under Contract
3. 2026-04-10
   price $749,900
4. 2026-03-25
   price $799,500
5. 2026-03-24
   status Active
6. 2026-03-04
   historical
7. 2026-03-02
   historical Active Under Contract
8. 2026-02-09
   listed $832,977 Active
9. 2026-02-07
   listed $832,977 Active
10. 1982-06-15
    soldstatus $77,000

ⓘ 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: $6,991 · $583/mo
• Projected year-2 tax: $6,991 · $583/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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$42,006
• − Property taxes: −$6,991
• − Insurance: −$3,750
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$21,815
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $12,920/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): 67,434
• Household income: $110,309
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 3020.0

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 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 23% White 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 21% · Canada
• Languages at home: 70% English-only · Spanish 20% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -755.96%
• Current HPI: 378.1083
• Rent YoY: ▲ 1.45%
• 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

+873.9% since first listed

9 events — show timeline

• 2026-04-26 Contingent — BRIGHT MLS
• 2026-04-10 Price Changed $749,900 BRIGHT MLS
• 2026-03-25 Price Changed $799,500 BRIGHT MLS
• 2026-03-24 Relisted — BRIGHT MLS
• 2026-03-04 Listing Removed — BRIGHT MLS
• 2026-03-02 Contingent — BRIGHT MLS
• 2026-02-09 Listed $832,977 BRIGHT MLS
• 2026-02-07 Listed $832,977 BRIGHT MLS
• 1982-06-15 Sold (Public Records) $77,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $6,991 · +2.9% YoY. Source: county tax records.