2100 Fendall St SE #13 · Washington, DC 20020

$75,000

1 bd · 1.0 ba · 575 sqft · Condo public records · 214 Days on market

Built 1968 $246/mo HOA · 16% of rent ↓ 25% since listing

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

Listing remarks

Great investment opportunity! This charming 1-bedroom, 1-bathroom, 675 sq. ft. condo is located in the heart of the Anacostia district. Enjoy convenient access to nearby retail shops and a short walk to the Anacostia Metro Station, making commuting and daily errands a breeze.

Key facts

• $246 HOA
• Built 1968
• Listed 213 days

Property features AI

Finance

• HOA & community: Monthly condo fee of $246.46; Condo fee includes gas, water, trash, and snow removal; Pets allowed with no pet restrictions

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Condominium; Garden-style building (1–4 floors); Unit/flat; Entry on 4th floor
• Construction: Brick construction; Flat roof; Above-grade and below-grade structures; Year built source: Assessor
• Exterior features: No tidal water

Interior

• Bedrooms: 1 bedroom on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central air conditioning (electric); 90% forced air heating (natural gas); Natural gas hot water
• Interior features: No basement; Living area source: Assessor
• Laundry & utility: Common laundry; Washer/dryer hook-up not in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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 (+3.9%/yr); 296 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 34% of the median local income ($54k/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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $34k; list at $75k implies a 121% gain — meaningful room to come down on a strong offer.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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.
9. 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.
10. 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: 2.03% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.81%
• DSCR: 2.24
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.97×
• Total profit: $20,320
• Equity at exit: $11,183

10-year hold

• IRR: 31.9%
• Equity multiple: 4.04×
• Total profit: $63,748
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

ZIP-level market 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$393
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$31
• HOA: −$246
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $487

Break-even live

Break-even rent $907

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $529	-5% $508	+0% $487	+5% $465	+10% $444
Rent	-10% $366	-5% $427	+0% $487	+5% $547	+10% $607
Rate	-1.0pp $524	-0.5pp $506	base $487	+0.5pp $467	+1.0pp $448

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,250	$1.72	25d	1	0.12mi
1907 Good Hope Ct SE #309 Washington, DC	2.0	1.0	670	$1,595	$2.38	25d	1	0.17mi
1907 Good Hope Ct SE #7 Washington, DC	1.0	1.0	578	$1,500	$2.60	25d	1	0.17mi
1600 Marion Barry Ave SE Unit Basement -B01 Washington, DC	1.0	1.0	550	$1,550	$2.82	25d	1	0.19mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,350	$1.72	22d	6	0.21mi
2341 Green St SE Washington, DC	2.0	1.0	741	$1,225	$1.65	25d	1	0.22mi
1619 Butler St SE Unit 3 Washington, DC	2.0	1.0	700	$1,700	$2.43	25d	1	0.30mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,458	$1.43	25d	6	0.32mi
1425-1429 Cedar St SE Washington, DC	1.0	1.0	644	$1,419	$2.20	3d	5	0.37mi
1622 17th St SE Unit 2001 Washington, DC	2.0	1.0	535	$1,850	$3.46	25d	1	0.41mi
1621 17th Pl SE Apt 3 Washington, DC	1.0	1.0	720	$1,300	$1.81	25d	1	0.42mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	15d	1	0.44mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	25d	1	0.44mi
1601 17th St SE Washington, DC	1.0	1.0	720	$1,650	$2.29	25d	1	0.46mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	8d	4	0.49mi
1925 Minnesota Ave SE Washington, DC	1.0	1.0	600	$1,400	$2.33	25d	1	0.49mi
2419 Naylor Rd SE Washington, DC	—	1.0	580	$1,250	$2.16	25d	1	0.55mi
1300 Morris Rd SE Washington, DC	2.0	1.0	650	$1,499	$2.31	25d	1	0.56mi
2228 Martin Luther King Jr Ave SE Washington, DC	1.0	1.0	606	$1,790	$2.95	4d	5	0.58mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$1,535	$1.94	3d	21	0.58mi
1949 Naylor Rd SE Unit 105 Washington, DC	—	1.0	449	$1,500	$3.34	25d	1	0.60mi
1928 Naylor Rd SE Unit 503 Washington, DC	2.0	2.0	750	$1,595	$2.13	15d	1	0.63mi
1928 Naylor Rd SE Unit 102 Washington, DC	2.0	2.0	750	$1,482	$1.98	2d	1	0.63mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,585	$1.95	6d	2	0.64mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	16d	1	0.66mi
2219 Town Center Dr SE Washington, DC	1.0	1.0	668	$2,045	$3.06	6d	5	0.68mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	25d	1	0.76mi
1560 27th St SE Washington, DC	1.0	1.0	660	$1,100	$1.67	25d	1	0.79mi
1550 27th St SE Washington, DC	1.0	1.0	550	$1,100	$2.00	25d	1	0.80mi
1550 27th St SE Washington, DC	2.0	1.0	660	$1,250	$1.89	4d	1	0.80mi
1527 28th St SE Washington, DC	1.0	1.0	700	$1,150	$1.64	25d	1	0.80mi
2323 Pennsylvania Ave SE Washington, DC	1.0	1.0	666	$1,781	$2.67	4d	10	0.80mi
1501 27th St SE #406 Washington, DC	1.0	1.0	598	$1,350	$2.26	15d	1	0.81mi
1721 29th St SE Unit 1 Washington, DC	1.0	1.0	725	$1,395	$1.92	21d	1	0.82mi
2482 Alabama Ave SE Unit 302 Washington, DC	1.0	1.0	725	$1,350	$1.86	25d	1	0.85mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	25d	1	0.95mi
3101 Pennsylvania Ave SE Washington, DC	1.0	1.0	665	$1,195	$1.80	3d	1	1.01mi
1361 K St SE #303 Washington, DC	1.0	1.0	510	$1,800	$3.53	25d	1	1.04mi
1600 Pennsylvania Ave SE Washington, DC	1.0–2.0	1.0–2.0	743	$2,072	$2.79	3d	4	1.05mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$2,687	$3.15	2d	53	1.07mi

HOA detail condo

• Monthly dues: $246 · $2,952/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $75,000 Active 214 DOM
2. 2026-06-17
   days on market $75,000 Active 213 DOM
3. 2026-06-16
   days on market $75,000 Active 212 DOM
4. 2026-06-15
   days on market $75,000 Active 211 DOM
5. 2026-06-13
   days on market $75,000 Active 209 DOM
6. 2026-06-09
   days on market $75,000 Active 205 DOM
7. 2026-06-08
   days on market $75,000 Active 204 DOM
8. 2026-06-07
   days on market $75,000 Active 203 DOM
9. 2026-06-04
   days on market $75,000 Active 200 DOM
10. 2026-06-03
    days on market $75,000 Active 199 DOM
11. 2026-06-02
    days on market $75,000 Active 198 DOM
12. 2026-06-01
    days on market $75,000 Active 197 DOM
13. 2026-05-31
    days on market $75,000 Active 196 DOM
14. 2025-11-17
    listed $75,000 Active
15. 2025-11-15
    historical $75,000
16. 2018-08-01
    historical
17. 2018-08-01
    historical Expired
18. 2018-04-21
    listed $91,000 Active
19. 2018-04-21
    listed Active
20. 2013-06-13
    soldstatus $34,000
21. 2013-06-07
    historical
22. 2013-05-31
    soldstatus $34,000 Sold
23. 2013-05-31
    soldstatus $34,000
24. 2013-01-10
    price $31,000
25. 2012-08-30
    status Contingent (No Kick Out)
26. 2012-08-24
    historical
27. 2012-05-12
    listed $34,000 Active
28. 2012-05-12
    listed $31,000
29. 2004-12-30
    soldstatus $104,900
30. 2004-11-26
    soldstatus $105,000
31. 2004-10-30
    historical
32. 2004-09-17
    listed $99,900
33. 2003-05-01
    historical
34. 2003-03-03
    listed
35. 2003-01-29
    historical
36. 2002-11-25
    listed

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $548 · $46/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 18% 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: $18,273
• − Mortgage interest: −$4,201
• − Property taxes: −$548
• − Insurance: −$375
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − HOA: −$2,952
• − Depreciation: −$2,182
• Taxable income: $5,091
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $4,619/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): 53,005
• Household income: $54,032
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 5148.0

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 (90%)
• Race & ethnicity: Black 90% Two or more races 3% Hispanic / Latino 3% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 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: ▼ -415.44%
• Current HPI: 306.5068
• Rent YoY: ▲ 3.86%
• 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

-24.9% since first listed

23 events — show timeline

• 2025-11-17 Listed $75,000 BRIGHT MLS
• 2025-11-15 Coming Soon $75,000 BRIGHT MLS
• 2018-08-01 Listing Removed — BRIGHT MLS
• 2018-08-01 Delisted — MRIS
• 2018-04-21 Listed — MRIS
• 2018-04-21 Listed $91,000 BRIGHT MLS
• 2013-06-13 Sold (Public Records) $34,000 Public Records
• 2013-06-07 Delisted — MRIS
• 2013-05-31 Sold (MLS) $34,000 BRIGHT MLS
• 2013-05-31 Sold (MLS) $34,000 MRIS
• 2013-01-10 Price Changed $31,000 MRIS
• 2012-08-30 Pending — MRIS
• 2012-08-24 Listing Removed — BRIGHT MLS
• 2012-05-12 Listed $34,000 MRIS
• 2012-05-12 Listed $31,000 BRIGHT MLS
• 2004-12-30 Sold (Public Records) $104,900 Public Records
• 2004-11-26 Sold (MLS) $105,000 MRIS
• 2004-10-30 Delisted — MRIS
• 2004-09-17 Listed $99,900 MRIS
• 2003-05-01 Delisted — MRIS
• 2003-03-03 Listed — MRIS
• 2003-01-29 Delisted — MRIS
• 2002-11-25 Listed — MRIS

Property tax history

-4.4%/yr

Latest (2025): $548 · -2.6% YoY. Source: county tax records.