824 18th St NE #002 · Washington, DC 20002

$225,000

1 bd · 1.0 ba · 443 sqft · Condo public records · 59 Days on market

Built 2023 Good condition $508/sqft · 8% below area Est $245k · 8% under $171/mo HOA · 8% of rent ↓ 12% since listing

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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 +14.5/30.0
• ARV discount +11.1/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Condition / age +4.2/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to EIGHT24, where luxury living is redefined with newly upgraded lobbies and enticing pricing! Situated just minutes from the vibrant H-street Corridor, our exceptional luxury condo building promises an elevated lifestyle experience. Each residence at EIGHT24 is a testament to impeccable style, boasting spacious layouts and luxurious amenities crafted to enhance your day-to-day living. Thoughtfully designed with dedicated areas for work, school, and entertainment, our residences cater to your every need. Step into unit 002 / 2, a sleek and modern 1 bedroom/1 bath layout featuring recessed lighting and quartz countertops.

Key facts

• Spacious layouts
• Included parking
• Nearby amenities

Tags

• SPACIOUS LAYOUTS
• LUXURIOUS AMENITIES
• INCLUDED PARKING
• CERTIFICATE OF OCCUPANCY
• NEARBY AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $51 ($611/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 $208k (7.5% below list).
• Recommended offer: $208k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Browne Education Campus (438 students, 0% FRL); Eastern Hs (865 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 falling (-3.0%/yr); 887 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 59 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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.

Risks & watch-outs

• 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 $208,053 (7.5% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (median comp): $244,625
• List price: $225,000
• Delta: -8.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 19th St NE #1	0.10mi	2/1.0 (+1)	520 (+17%)	5mo	$260,000	$500	61
315 G St NE #303	1.28mi	1/1.0	453 (+2%)	2mo	$315,000	$695	59
1827.5 Channing St NE Unit 1827.5	1.48mi	1/1.0	436 (-2%)	6mo	$191,500	$439	58
1358 Florida Ave NE #103	0.45mi	1/1.0	545 (+23%)	7mo	$308,655	$566	48
1358 Florida Ave NE #208	0.46mi	1/1.0	547 (+24%)	7mo	$274,900	$503	48
315 G St NE #306	1.28mi	1/1.0	410 (-7%)	6mo	$320,000	$780	47
644 Massachusetts Ave NE #301	1.17mi	1/1.0	487 (+10%)	3mo	$375,000	$770	46
1124 Florida Ave NE #308	0.71mi	1/1.0	542 (+22%)	2mo	$319,900	$590	40
732 15th St SE #1	1.47mi	1/1.0	549 (+24%)	1mo	$395,000	$719	39
1405 East Capitol St SE #3	0.87mi	1/1.0	545 (+23%)	1mo	$377,500	$693	39
300 8th St NE #404	1.06mi	1/1.0	531 (+20%)	6mo	$550,000	$1,036	35
18 9th St NE #307	1.14mi	1/1.0	530 (+20%)	7mo	$399,000	$753	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.38×
• Total profit: $-39,260
• Equity at exit: $33,548

10-year hold

• IRR: -18.1%
• Equity multiple: 0.15×
• Total profit: $-53,354
• Equity at exit: $19,454

Cash invested: $63,000 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $324,900 ($626/sqft)
• Median days on market: 158 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -11.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 20002

• Rents YoY: -3.0%
• Active inventory: 887
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$94
• HOA: −$171
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $51

Break-even live

Break-even rent $2,016

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $178	-5% $115	+0% $51	+5% $-13	+10% $-76
Rent	-10% $-113	-5% $-31	+0% $51	+5% $133	+10% $215
Rate	-1.0pp $164	-0.5pp $108	base $51	+0.5pp $-7	+1.0pp $-67

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: $56,250
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 Benning Rd NE Washington, DC	1.0–3.0	1.0–1.5	473	$1,319	$2.79	10d	1	0.23mi
524 13th St NE Washington, DC	1.0	1.0	410	$1,695	$4.13	0d	4	0.65mi
1100 F St NE Washington, DC	2.0	1.0–2.0	667	$2,918	$4.37	10d	71	0.75mi
816 E St NE Washington, DC	1.0	1.0	445	$2,199	$4.94	3d	3	0.92mi
805 C St NE Washington, DC	1.0	1.0	350	$1,850	$5.29	56d	1	1.03mi
709 Massachusetts Ave NW Unit 2 Washington, DC	—	1.0	275	$1,975	$7.18	165d	1	1.15mi
709 Massachusetts Ave NW Unit 1 Washington, DC	—	1.0	275	$1,875	$6.82	165d	1	1.15mi
436 6th St NE Unit 1 Washington, DC	1.0	1.0	350	$2,950	$8.43	143d	1	1.17mi
235 F St NE Unit 5 Washington, DC	1.0	1.0	193	$1,800	$9.33	2d	1	1.33mi
133 7th St SE #822 Washington, DC	1.0–3.0	1.0–2.0	199	$3,085	$15.50	0d	3	1.34mi
320 Florida Ave NE Washington, DC	2.0	1.0–2.0	502	$2,564	$5.10	0d	10	1.37mi
311 A St NE Apt 1 Washington, DC	—	1.0	250	$4,250	$17.00	10d	1	1.46mi
216 Maryland Ave NE Washington, DC	—	1.0	350	$1,545	$4.41	10d	1	1.46mi
503 Independence Ave SE Washington, DC	1.0	1.0	409	$5,500	$13.43	10d	6	1.48mi
1311 Pennsylvania Ave SE Unit B Washington, DC	—	1.0	340	$1,700	$5.00	165d	1	1.48mi
311 E Capitol St SE #10 Washington, DC	—	1.0	350	$2,400	$6.86	3d	1	1.50mi
311 E Capitol St SE #2 Washington, DC	—	1.0	300	$1,900	$6.33	10d	1	1.50mi
311 E Capitol St SE #9 Washington, DC	—	1.0	320	$2,250	$7.03	10d	1	1.50mi
311 E Capitol St SE #5 Washington, DC	—	1.0	330	$2,200	$6.67	10d	1	1.50mi

Property features AI

Finance

• Other: Property condition listed as excellent
• HOA & community: Condo fee $171 monthlyPets allowed (cats, dogs; case-by-case)

Exterior

• Utilities: Public waterPublic sewer
• Home design: Condominium penthouse unitMid-rise building (5 floors total)Entry on level 2
• Construction: Estimated year builtConstruction not completedAdvanced framing and mixed/composite constructionOther foundation details
• Exterior features: Above-grade structures

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main levelOne full bathroom total
• Heating & cooling: Hot water heatingElectric heating fuelCentral air conditioning (electric)
• Interior features: No basementAccessibility features present
• Laundry & utility: Washer/dryer hookup in unit

HOA detail $171/mo · $2,052/yr condo

• Likely covers: cable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $225,000 Active 59 DOM
2. 2026-11-07
   days on market $225,000 Active 58 DOM
3. 2026-11-06
   days on market $225,000 Active 57 DOM
4. 2026-11-05
   days on market $225,000 Active 56 DOM
5. 2026-11-04
   days on market $225,000 Active 55 DOM
6. 2026-11-02
   days on market $225,000 Active 53 DOM
7. 2026-11-01
   days on market $225,000 Active 52 DOM
8. 2026-10-31
   days on market $225,000 Active 51 DOM
9. 2026-10-30
   days on market $225,000 Active 50 DOM
10. 2026-10-29
    days on market $225,000 Active 49 DOM
11. 2026-10-28
    days on market $225,000 Active 48 DOM
12. 2026-10-27
    days on market $225,000 Active 47 DOM
13. 2026-10-26
    days on market $225,000 Active 46 DOM
14. 2026-10-26
    days on market $225,000 Active 45 DOM
15. 2026-10-24
    days on market $225,000 Active 44 DOM
16. 2026-10-23
    days on market $225,000 Active 43 DOM
17. 2026-10-22
    days on market $225,000 Active 42 DOM
18. 2026-10-21
    days on market $225,000 Active 41 DOM
19. 2026-10-20
    days on market $225,000 Active 40 DOM
20. 2026-10-19
    days on market $225,000 Active 39 DOM
21. 2026-10-18
    days on market $225,000 Active 38 DOM
22. 2026-10-17
    days on market $225,000 Active 37 DOM
23. 2026-10-16
    days on market $225,000 Active 36 DOM
24. 2026-10-15
    days on market $225,000 Active 35 DOM
25. 2026-10-14
    days on market $225,000 Active 34 DOM
26. 2026-10-13
    days on market $225,000 Active 33 DOM
27. 2026-10-12
    days on market $225,000 Active 32 DOM
28. 2026-10-11
    days on market $225,000 Active 31 DOM
29. 2026-10-10
    days on market $225,000 Active 30 DOM
30. 2026-10-09
    days on market $225,000 Active 29 DOM
31. 2026-10-08
    days on market $225,000 Active 28 DOM
32. 2026-10-07
    days on market $225,000 Active 27 DOM
33. 2026-10-06
    days on market $225,000 Active 26 DOM
34. 2026-10-05
    days on market $225,000 Active 25 DOM
35. 2026-10-04
    days on market $225,000 Active 24 DOM
36. 2026-10-04
    days on market $225,000 Active 23 DOM
37. 2026-10-02
    days on market $225,000 Active 22 DOM
38. 2026-10-01
    days on market $225,000 Active 21 DOM
39. 2026-09-30
    days on market $225,000 Active 20 DOM
40. 2026-09-29
    days on market $225,000 Active 19 DOM
41. 2026-09-28
    days on market $225,000 Active 18 DOM
42. 2026-09-27
    days on market $225,000 Active 17 DOM
43. 2026-09-26
    days on market $225,000 Active 16 DOM
44. 2026-09-25
    days on market $225,000 Active 15 DOM
45. 2026-09-24
    days on market $225,000 Active 14 DOM
46. 2026-09-23
    days on market $225,000 Active 13 DOM
47. 2026-09-22
    days on market $225,000 Active 12 DOM
48. 2026-09-21
    days on market $225,000 Active 11 DOM
49. 2026-09-20
    days on market $225,000 Active 10 DOM
50. 2026-09-19
    days on market $225,000 Active 9 DOM

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $1,776 · $148/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 16% 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: $24,966
• − Mortgage interest: −$12,603
• − Property taxes: −$1,776
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − HOA: −$2,052
• − Depreciation: −$6,545
• Taxable loss: −$3,131
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $1,362/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.

Condition & rehab AI · 12 photos

Good 85/100 None rehab

This modern, move-in-ready condo is in excellent condition with a good condition score of 85. It features a well-maintained exterior, a modern kitchen, and a clean interior. The property is located in a desirable area with easy access to amenities and transportation. The value can be further increased with some landscaping and curb appeal improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the overall aesthetic and appeal of the property. ↑
• Both Painting exterior and interior walls — Fresh paint can improve the curb appeal and interior ambiance. ↑
• Both Landscaping and curb appeal improvements — Enhances the overall aesthetic and appeal of the property. ↑

Zoned Schools

Elementary Browne Education Campus High Eastern Hs

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

B Composite livability gradescore 73/100

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 · 821,926 people
• City population: 671,873
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 72,397
• Household income: $120,337
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Languages at home: 87% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 1%

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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: ▼ -852.61%
• Current HPI: 396.6033
• Rent YoY: ▼ -3.04%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: ▲ 1.33%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in DC)

Industry	F500 HQs	Revenue
▸Financial Services	1	$153B
▸Life Sciences / Industrials	1	$25B
▸Industrial Machinery	1	$8B

Property features AI

Finance

• Other: Property condition listed as excellent
• HOA & community: Condo fee $171 monthlyPets allowed (cats, dogs; case-by-case)

Exterior

• Utilities: Public waterPublic sewer
• Home design: Condominium penthouse unitMid-rise building (5 floors total)Entry on level 2
• Construction: Estimated year builtConstruction not completedAdvanced framing and mixed/composite constructionOther foundation details
• Exterior features: Above-grade structures

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main levelOne full bathroom total
• Heating & cooling: Hot water heatingElectric heating fuelCentral air conditioning (electric)
• Interior features: No basementAccessibility features present
• Laundry & utility: Washer/dryer hookup in unit

Price history

-11.7% since first listed

21 events — show timeline

• 2026-09-10 Listed $225,000 BRIGHT MLS
• 2026-09-10 Listing Removed — BRIGHT MLS
• 2026-09-10 Listed $225,000 BRIGHT MLS
• 2026-09-10 Listing Removed — BRIGHT MLS
• 2026-06-23 Listing Removed — BRIGHT MLS
• 2026-06-23 Listed $225,000 BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-03-31 Listed $225,000 BRIGHT MLS
• 2026-01-12 Listed $225,000 BRIGHT MLS
• 2024-06-05 Listing Removed — BRIGHT MLS
• 2024-03-06 Price Changed $225,000 BRIGHT MLS
• 2024-03-04 Listing Removed — BRIGHT MLS
• 2024-03-04 Listed $230,000 BRIGHT MLS
• 2023-12-03 Listing Removed — BRIGHT MLS
• 2023-12-01 Listing Removed — BRIGHT MLS
• 2023-12-01 Listed $230,000 BRIGHT MLS
• 2023-09-11 Price Changed $230,000 BRIGHT MLS
• 2023-09-07 Price Changed $229,410 BRIGHT MLS
• 2023-04-21 Listed $254,900 BRIGHT MLS
• 2023-03-02 Listing Removed — BRIGHT MLS
• 2023-01-26 Listed $254,900 BRIGHT MLS

Property tax history

+99.7%/yr

Latest (2026): $1,776 · +99.7% YoY. Source: county tax records.