824 18th St NE #002 · Washington, DC
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $631 – $1,173
Heat risk 7/10 · Major
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 4/10 · Minor
- Chance of severe wind over 30 yrs
- 16.0%
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 5 days/yr
Risk factors via First Street. Map © Google.
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 +19.7/30.0
- ARV discount +13.3/15.0
- DSCR +6.2/10.0
- 1% rule +5.0/10.0
- 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
$225,000
824 18th St NE #002 · Washington, DC 20002
1 bd · 1.0 ba · 443 sqft · Condo
public records
· 14 Days on market
Built 2023
$508/sqft
· 13% below area
Est $258k · 13% under
$171/mo HOA · 8% of rent
↓ 12% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
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 $265 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $225k).
- Cap rate 7.7% 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: 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); 799 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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
- Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
- 8 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
$225,000
Questions for the listing agent
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 7.70%
- Cash-on-cash
- 5.04%
- DSCR
- 1.22
- GRM
- 8.3
CMA / ARV
- ARV (median comp)
- $258,288
- List price
- $225,000
- Delta
- -12.89%
- Verdict
- UNDERPRICED
- 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%) | 4mo | $260,000 | $500 | 62 |
| 315 G St NE #303 | 1.28mi | 1/1.0 | 453 (+2%) | 1mo | $315,000 | $695 | 61 |
| 1827.5 Channing St NE Unit 1827.5 | 1.48mi | 1/1.0 | 436 (-2%) | 4mo | $191,500 | $439 | 59 |
| 1358 Florida Ave NE #103 | 0.45mi | 1/1.0 | 545 (+23%) | 5mo | $308,655 | $566 | 49 |
| 1358 Florida Ave NE #208 | 0.46mi | 1/1.0 | 547 (+24%) | 5mo | $274,900 | $503 | 49 |
| 315 G St NE #306 | 1.28mi | 1/1.0 | 410 (-7%) | 5mo | $320,000 | $780 | 48 |
| 644 Massachusetts Ave NE #301 | 1.17mi | 1/1.0 | 487 (+10%) | 2mo | $375,000 | $770 | 47 |
| 1124 Florida Ave NE #308 | 0.71mi | 1/1.0 | 542 (+22%) | 0mo | $319,900 | $590 | 42 |
| 18 9th St NE #305 | 1.14mi | 1/1.0 | 496 (+12%) | 6mo | $382,850 | $772 | 40 |
| 300 8th St NE #404 | 1.06mi | 1/1.0 | 531 (+20%) | 4mo | $550,000 | $1,036 | 36 |
| 1218 D St SE #4 | 1.30mi | 1/1.0 | 504 (+14%) | 7mo | $385,575 | $765 | 36 |
| 18 9th St NE #307 | 1.14mi | 1/1.0 | 530 (+20%) | 5mo | $399,000 | $753 | 36 |
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
- -11.8%
- Equity multiple
- 0.58×
- Total profit
- $-26,214
- Equity at exit
- $33,548
10-year hold
- IRR
- -7.7%
- Equity multiple
- 0.58×
- Total profit
- $-26,648
- 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.
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
- -6.9% 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
- 799
- Price-to-rent
- 8.3×
Monthly cashflow live
↻
- Estimated rent
- $2,257 high interval (Pro) →
- Mortgage (P&I)
- −$1,180
- Tax from tax record
- −$74 /mo · $890/yr
- Insurance
- −$94
- HOA
- −$171
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$474
- Net cashflow
- $265
Break-even live
Break-even rent
$1,923
Max offer price
$225,000
Occupancy floor
83%
Sensitivity live
| Price | -10% $392 | -5% $328 | +0% $265 | +5% $201 | +10% $137 |
|---|---|---|---|---|---|
| Rent | -10% $86 | -5% $175 | +0% $265 | +5% $354 | +10% $443 |
| Rate | -1.0pp $378 | -0.5pp $322 | base $265 | +0.5pp $206 | +1.0pp $147 |
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
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 13 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 524 13th St NE Washington, DC | 1.0 | 1.0 | 460 | $1,725 | $3.75 | 1d | 7 | 0.65mi |
| 1100 F St NE Washington, DC | 2.0 | 1.0–2.0 | 667 | $2,918 | $4.37 | 3d | 46 | 0.75mi |
| 805 C St NE Washington, DC | 1.0 | 1.0 | 350 | $1,850 | $5.29 | 11d | 1 | 1.03mi |
| 709 Massachusetts Ave NW Unit 2 Washington, DC | — | 1.0 | 275 | $1,975 | $7.18 | 120d | 1 | 1.15mi |
| 709 Massachusetts Ave NW Unit 1 Washington, DC | — | 1.0 | 275 | $1,875 | $6.82 | 120d | 1 | 1.15mi |
| 436 6th St NE Unit 1 Washington, DC | 1.0 | 1.0 | 350 | $2,950 | $8.43 | 98d | 1 | 1.17mi |
| 216 Maryland Ave NE Washington, DC | — | 1.0 | 350 | $1,545 | $4.41 | 120d | 1 | 1.46mi |
| 503 Independence Ave SE Washington, DC | 1.0 | 1.0 | 409 | $5,500 | $13.43 | 120d | 6 | 1.48mi |
| 1311 Pennsylvania Ave SE Unit B Washington, DC | — | 1.0 | 340 | $1,700 | $5.00 | 120d | 1 | 1.48mi |
| 311 E Capitol St SE #2 Washington, DC | — | 1.0 | 300 | $1,900 | $6.33 | 20d | 1 | 1.50mi |
| 311 E Capitol St SE #10 Washington, DC | — | 1.0 | 350 | $2,400 | $6.86 | 20d | 1 | 1.50mi |
| 311 E Capitol St SE #5 Washington, DC | — | 1.0 | 320 | $2,200 | $6.88 | 20d | 1 | 1.50mi |
| 311 E Capitol St SE #9 Washington, DC | — | 1.0 | 320 | $2,250 | $7.03 | 20d | 1 | 1.50mi |
Property features AI
Finance
- Other
- Unit classified as mid-rise (5–8 floors)Finished above-grade area estimated at 443
- HOA & community
- Condo fee $171 per monthPets allowed (cats and dogs allowed; case-by-case)
Exterior
- Utilities
- Public waterPublic sewer
- Home design
- Penthouse unit in a mid-rise building (5 stories)Entry level is floor 2Condominium ownershipProperty in excellent conditionConstruction not completed (estimated year built)
- Construction
- Advanced framing and mixed/composite construction materialsOther foundation detailsStructure type: Penthouse
- Exterior features
- Above-grade additional structuresTidal water not presentDrive north on 18th St from Benning Road; unit is on the left
Interior
- Bedrooms
- One bedroom on the main level
- Bathrooms
- One full bathroom on the main level
- Heating & cooling
- Hot water heatingElectric hot waterCentral air conditioning (electric)
- Interior features
- Estimated living areaNo basement
- 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
-
2026-09-24days on market $225,000 Active 14 DOM
-
2026-09-23days on market $225,000 Active 13 DOM
-
2026-09-22days on market $225,000 Active 12 DOM
-
2026-09-21days on market $225,000 Active 11 DOM
-
2026-09-20days on market $225,000 Active 10 DOM
-
2026-09-19days on market $225,000 Active 9 DOM
-
2026-09-18days on market $225,000 Active 8 DOM
-
2026-09-17days on market $225,000 Active 7 DOM
-
2026-09-16days on market $225,000 Active 6 DOM
-
2026-09-15days on market $225,000 Active 5 DOM
-
2026-09-14days on market $225,000 Active 4 DOM
-
2026-09-13days on market $225,000 Active 3 DOM
-
2026-09-12days on market $225,000 Active 2 DOM
-
2026-09-11days on market $225,000 Active 1 DOM
-
2026-09-05days on market $225,000 Active 74 DOM
-
2026-09-04days on market $225,000 Active 73 DOM
-
2026-09-03days on market $225,000 Active 72 DOM
-
2026-08-31days on market $225,000 Active 69 DOM
-
2026-08-30days on market $225,000 Active 68 DOM
-
2026-08-29days on market $225,000 Active 67 DOM
-
2026-08-28days on market $225,000 Active 66 DOM
-
2026-08-27days on market $225,000 Active 65 DOM
-
2026-08-25days on market $225,000 Active 63 DOM
-
2026-08-24days on market $225,000 Active 62 DOM
-
2026-08-23days on market $225,000 Active 61 DOM
-
2026-08-22days on market $225,000 Active 60 DOM
-
2026-08-21days on market $225,000 Active 59 DOM
-
2026-08-20days on market $225,000 Active 58 DOM
-
2026-08-19days on market $225,000 Active 57 DOM
-
2026-08-18days on market $225,000 Active 56 DOM
-
2026-08-17days on market $225,000 Active 55 DOM
-
2026-08-16days on market $225,000 Active 54 DOM
-
2026-08-15days on market $225,000 Active 53 DOM
-
2026-08-14days on market $225,000 Active 52 DOM
-
2026-08-13days on market $225,000 Active 51 DOM
-
2026-08-12days on market $225,000 Active 50 DOM
-
2026-08-11days on market $225,000 Active 49 DOM
-
2026-08-10days on market $225,000 Active 48 DOM
-
2026-08-09days on market $225,000 Active 47 DOM
-
2026-08-08days on market $225,000 Active 46 DOM
-
2026-08-06days on market $225,000 Active 44 DOM
-
2026-08-05days on market $225,000 Active 43 DOM
-
2026-08-04days on market $225,000 Active 42 DOM
-
2026-08-03days on market $225,000 Active 41 DOM
-
2026-07-31days on market $225,000 Active 38 DOM
-
2026-07-30days on market $225,000 Active 36 DOM
-
2026-07-28days on market $225,000 Active 35 DOM
-
2026-07-26days on market $225,000 Active 33 DOM
-
2026-07-24days on market $225,000 Active 31 DOM
-
2026-07-23days on market $225,000 Active 30 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
- $890 · $74/mo
- Projected year-2 tax
- $1,131 · $94/mo
- Expected delta
- +$241/yr (+$20/mo · 27.1%)
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,089
- − Mortgage interest
- −$12,603
- − Property taxes
- −$890
- − Insurance
- −$1,125
- − Repairs & maintenance
- −$2,167
- − Management
- −$2,167
- − HOA
- −$2,052
- − Depreciation
- −$6,545
- Taxable loss
- −$461
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$111
- After-tax cash flow
- $3,285/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
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
- Severe rent burden
- 8% of renters
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
- White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
- Hispanic origin (detail)
- Mexican 2%
- Common ancestry
- Romanian 3% Lithuanian 2% Italian 2%
- Foreign-born
- 9% · Canada, China, South Korea
- Languages at home
- 87% English-only · Spanish 5% 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
- ▼ -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
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
-11.7% since first listed19 events — show timeline
- 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 Pending — 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
- 2024-01-12 Relisted — 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
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…