1115 12th St NW #104 · Washington, DC 20005

$250,000

1 bd · 1.0 ba · 542 sqft · Condo public records · 119 Days on market

Built 1937 $423/mo HOA · 17% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Appreciation +4.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0

Listing remarks

Welcome to 1115 12th St NW #104, ideally situated in the heart of Washington, DC. This prime downtown location offers exceptional walkability and immediate access to some of the city’s most vibrant destinations. Just moments from CityCenterDC and Logan Circle, you’ll enjoy world-class dining, luxury shopping, nightlife, and cultural attractions right outside your door. With multiple Metro stations nearby and easy access to major commuter routes, this address delivers the ultimate urban convenience—placing business, entertainment, and everyday essentials within effortless reach.

Key facts

• $423 HOA
• Built 1937
• Listed 119 days

Property features AI

Finance

• Other: In city limits
• HOA & community: Monthly condo fee of $423; Condo fee covers common area maintenance, exterior building maintenance, management, reserve funds, sewer, trash, and water; Community amenities include common grounds, elevator, and laundry facilities

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Condominium unit; Mid-rise building (5–8 floors); Unit/flat; Entry floor: 1
• Construction: Brick construction; Above- and below-grade structures noted; Finished living area reported by assessor
• Exterior features: Unit located above grade; Pets allowed (dogs and cats); Urban setting

Interior

• Kitchen: Stove; Microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: 1 bedroom on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Elevator access; Level entry to main floor; No basement
• Laundry & utility: No in-unit washer/dryer (no hookups)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (1.1% below list).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: Thomson Es (247 students, 0% FRL); Cardozo Education Campus (639 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 (-4.3%/yr); 111 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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

• In year one you build about $687 of equity ($2k loan paydown + $-1k appreciation (-0.4% local appreciation)).
• 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 119 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 17y 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

• Watch-outs: built in 1937 — 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 $227,500 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.99% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.42% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.64×
• Total profit: $-25,160
• Equity at exit: $67,432

10-year hold

• IRR: -4.5%
• Equity multiple: 0.58×
• Total profit: $-29,250
• Equity at exit: $77,045

Cash invested: $70,000 (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 20005

• Home prices YoY: -0.1%
• Rents YoY: -4.3%
• Active inventory: 111
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$209 /mo · $2,513/yr
• Insurance: −$104
• HOA: −$423
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-94

Break-even live

Break-even rent $2,592

Max offer price $233,409

Occupancy floor 99%

Sensitivity live

Price	-10% $48	-5% $-23	+0% $-94	+5% $-165	+10% $-235
Rent	-10% $-289	-5% $-192	+0% $-94	+5% $4	+10% $101
Rate	-1.0pp $32	-0.5pp $-30	base $-94	+0.5pp $-159	+1.0pp $-225

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 12th St NW #43 Washington, DC	1.0	1.0	569	$2,400	$4.22	26d	1	0.01mi
1112 M St NW Unit 0307 Washington, DC	—	1.0	469	$1,850	$3.94	14d	1	0.02mi
1112 M St NW Unit 0308 Washington, DC	—	1.0	433	$1,795	$4.15	26d	1	0.02mi
1112 M St NW Unit 0509 Washington, DC	—	1.0	433	$2,050	$4.73	26d	1	0.02mi
1112 M St NW Unit 0608 Washington, DC	—	1.0	433	$2,095	$4.84	18d	1	0.02mi
1101 L St NW Washington, DC	—	1.0	500	$1,775	$3.55	9d	2	0.06mi
1221 Massachusetts Ave NW Washington, DC	1.0	1.0	637	$2,750	$4.31	4d	14	0.06mi
1224 M St NW Washington, DC	1.0–2.0	1.0–2.0	751	$2,995	$3.99	5d	4	0.06mi
1210 Massachusetts Ave NW Washington, DC	2.0	1.0–2.0	1133	$3,300	$2.91	0d	10	0.07mi
1111 11th St NW #702 Washington, DC	1.0	1.0	643	$2,800	$4.35	26d	1	0.07mi
1133 13th St NW Washington, DC	1.0	1.0	550	$2,150	$3.91	20d	1	0.07mi
1234 Massachusetts Ave NW Washington, DC	1.0	1.0	2480	$8,765	$3.53	0d	37	0.09mi
1128 10th St NW Washington, DC	1.0–2.0	1.0–2.0	775	$4,118	$5.31	22d	6	0.10mi
1011 M St NW #804 Washington, DC	1.0	1.0	540	$2,595	$4.81	4d	1	0.10mi
1011 M St NW Washington, DC	1.0	1.0	600	$2,648	$4.41	18d	2	0.10mi
1301 Massachusetts Ave NW Washington, DC	1.0	1.0	520	$2,954	$5.68	0d	10	0.11mi
1300 Massachusetts Ave NW Apt 503 Washington, DC	—	1.0	406	$1,900	$4.68	26d	1	0.11mi
930 M St NW Washington, DC	1.0–2.0	1.0–2.0	728	$1,850	$2.54	7d	9	0.13mi
1312 Massachusetts Ave NW Washington, DC	1.0–2.0	1.0	712	$2,500	$3.51	13d	2	0.13mi
1301 M St NW Washington, DC	1.0–3.0	1.0–2.0	1043	$2,978	$2.85	0d	17	0.14mi
1213 10th St NW Washington, DC	1.0	1.0	450	$1,999	$4.44	26d	1	0.15mi
1245 13th St NW Washington, DC	1.0–2.0	1.0–2.0	808	$2,195	$2.71	21d	4	0.15mi
1245 13th St NW Washington, DC	1.0–2.0	1.0–1.5	772	$2,195	$2.84	4d	3	0.15mi
1245 13th St NW Washington, DC	1.0	1.0	678	$2,600	$3.83	0d	2	0.15mi
1245 13th St NW Washington, DC	1.0–2.0	1.0–2.0	827	$2,650	$3.20	20d	4	0.15mi
1313 L St NW Washington, DC	2.0	1.0–2.0	660	$3,744	$5.67	0d	48	0.16mi
1300 N St NW Washington, DC	1.0	1.0	550	$2,800	$5.09	26d	4	0.17mi
1300 N St NW Washington, DC	1.0	1.0	653	$2,700	$4.13	13d	4	0.17mi
15 Blagden Aly NW #753 Washington, DC	1.0	1.5	700	$2,960	$4.23	18d	1	0.17mi
915 L St NW Washington, DC	2.0	1.0–2.0	761	$3,027	$3.98	0d	25	0.18mi
1306 12th St NW Washington, DC	1.0	1.0	726	$2,700	$3.72	3d	1	0.18mi
1150 K St NW Washington, DC	1.0–2.0	1.0–2.0	900	$2,600	$2.89	26d	3	0.19mi
1150 K St NW Washington, DC	1.0–2.0	1.0–2.0	883	$2,500	$2.83	9d	3	0.19mi
1133 14th St NW Washington, DC	1.0	1.0	678	$2,625	$3.87	7d	4	0.19mi
1133 14th St NW Washington, DC	1.0	1.0	752	$2,645	$3.51	4d	3	0.19mi
1239 Vermont Ave NW Washington, DC	1.0–2.0	1.0–2.0	680	$2,400	$3.53	26d	3	0.20mi
1311 13th St NW Washington, DC	1.0	1.0	516	$2,600	$5.03	4d	2	0.20mi
1317 11th St NW Washington, DC	1.0	1.0	650	$2,895	$4.45	4d	1	0.21mi
1250 9th St NW Washington, DC	2.0	1.0–2.0	783	$2,833	$3.62	0d	7	0.24mi
1402 12th St NW #7 Washington, DC	1.0	1.0	477	$2,495	$5.23	13d	1	0.26mi

HOA detail condo

• Monthly dues: $423 · $5,076/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $250,000 Active 119 DOM
2. 2026-06-18
   days on market $250,000 Active 116 DOM
3. 2026-06-17
   days on market $250,000 Active 115 DOM
4. 2026-06-16
   days on market $250,000 Active 114 DOM
5. 2026-06-15
   days on market $250,000 Active 113 DOM
6. 2026-06-13
   days on market $250,000 Active 111 DOM
7. 2026-06-09
   days on market $250,000 Active 107 DOM
8. 2026-06-08
   days on market $250,000 Active 106 DOM
9. 2026-06-07
   days on market $250,000 Active 105 DOM
10. 2026-06-04
    days on market $250,000 Active 102 DOM
11. 2026-06-03
    days on market $250,000 Active 101 DOM
12. 2026-06-02
    days on market $250,000 Active 100 DOM
13. 2026-06-01
    days on market $250,000 Active 99 DOM
14. 2026-05-31
    days on market $250,000 Active 98 DOM
15. 2026-02-22
    listed $250,000 Active
16. 2026-02-19
    historical $250,000
17. 2022-06-03
    historical
18. 2022-05-03
    price $274,990
19. 2022-04-22
    price $294,000
20. 2022-03-22
    price $299,000
21. 2022-03-22
    status Active
22. 2022-03-13
    historical
23. 2022-03-13
    listed $310,000
24. 2020-11-04
    historical
25. 2020-10-09
    price $324,999
26. 2020-09-30
    listed $329,000 Active
27. 2015-07-01
    soldstatus $290,000
28. 2015-06-30
    soldstatus $290,000
29. 2015-06-30
    soldstatus $290,000 Sold
30. 2015-06-01
    status Contingent (No Kick Out)
31. 2015-05-01
    status Active
32. 2015-04-16
    status Contingent (No Kick Out)
33. 2015-04-10
    listed $289,000 Active
34. 2014-07-22
    historical
35. 2014-07-22
    historical
36. 2014-07-17
    price
37. 2014-06-18
    price
38. 2014-06-06
    price Withdrawn
39. 2014-06-06
    historical Withdrawn
40. 2014-06-06
    price
41. 2014-06-06
    listed Active
42. 2014-06-05
    listed $305,000
43. 2014-06-05
    historical
44. 2014-05-22
    price
45. 2014-05-17
    price
46. 2014-05-17
    price Active
47. 2014-05-17
    status Active
48. 2014-05-15
    historical
49. 2014-05-01
    price
50. 2014-04-21
    price

ⓘ 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: $2,513 · $209/mo
• Projected year-2 tax: $2,513 · $209/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 ≥105°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: $29,677
• − Mortgage interest: −$14,004
• − Property taxes: −$2,513
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − HOA: −$5,076
• − Depreciation: −$7,273
• Taxable loss: −$5,187
• Est. tax savings @ 24.0%: +$1,245
• After-tax cash flow: $118/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): 13,131
• Household income: $116,724
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 1031.0

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 0.64)
• Race & ethnicity: White 56% Hispanic / Latino 17% Black 13% Two or more races 10% Asian 9% Native American 2%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 15% Other Asian/Pacific 2% Chinese 2%

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: ▼ -0.42%
• Current HPI: 311.9965
• Rent YoY: ▼ -4.26%
• 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

-90.0% since first listed

63 events — show timeline

• 2026-02-22 Listed $250,000 BRIGHT MLS
• 2026-02-19 Coming Soon $250,000 BRIGHT MLS
• 2022-06-03 Listing Removed — BRIGHT MLS
• 2022-05-03 Price Changed $274,990 BRIGHT MLS
• 2022-04-22 Price Changed $294,000 BRIGHT MLS
• 2022-03-22 Price Changed $299,000 BRIGHT MLS
• 2022-03-22 Relisted — BRIGHT MLS
• 2022-03-13 Listed $310,000 BRIGHT MLS
• 2022-03-13 Listing Removed — BRIGHT MLS
• 2020-11-04 Listing Removed — BRIGHT MLS
• 2020-10-09 Price Changed $324,999 BRIGHT MLS
• 2020-09-30 Listed $329,000 BRIGHT MLS
• 2015-07-01 Sold (Public Records) $290,000 Public Records
• 2015-06-30 Sold (MLS) $290,000 MRIS
• 2015-06-30 Sold (MLS) $290,000 BRIGHT MLS
• 2015-06-01 Pending — MRIS
• 2015-05-01 Relisted — MRIS
• 2015-04-16 Pending — MRIS
• 2015-04-10 Listed $289,000 MRIS
• 2014-07-22 Delisted — MRIS
• 2014-07-22 Listing Removed — BRIGHT MLS
• 2014-07-17 Price Changed — MRIS
• 2014-06-18 Price Changed — MRIS
• 2014-06-06 Price Changed — MRIS
• 2014-06-06 Delisted — MRIS
• 2014-06-06 Price Changed — MRIS
• 2014-06-06 Listed — MRIS
• 2014-06-05 Listing Removed — BRIGHT MLS
• 2014-06-05 Listed $305,000 BRIGHT MLS
• 2014-05-22 Price Changed — MRIS
• 2014-05-17 Relisted — MRIS
• 2014-05-17 Price Changed — MRIS
• 2014-05-17 Price Changed — MRIS
• 2014-05-15 Delisted — MRIS
• 2014-05-01 Price Changed — MRIS
• 2014-04-21 Price Changed — MRIS
• 2014-04-03 Relisted — MRIS
• 2014-04-02 Listed $297,000 BRIGHT MLS
• 2014-04-02 Listed — MRIS
• 2014-04-02 Delisted — MRIS
• 2010-02-03 Sold (MLS) $250,000 MRIS
• 2010-02-03 Sold (MLS) $250,000 BRIGHT MLS
• 2009-12-03 Pending — MRIS
• 2009-12-03 Listing Removed — BRIGHT MLS
• 2009-12-01 Price Changed $249,900 MRIS
• 2009-10-30 Relisted — MRIS
• 2009-10-29 Pending — MRIS
• 2009-10-21 Delisted — MRIS
• 2009-09-25 Contingent — MRIS
• 2009-09-17 Listed $259,900 MRIS
• 2009-09-17 Listed $249,900 BRIGHT MLS
• 2009-07-31 Listing Removed — BRIGHT MLS
• 2009-07-09 Delisted — MRIS
• 2009-06-20 Listed — MRIS
• 2009-06-19 Listed $269,900 BRIGHT MLS
• 2009-05-29 Delisted — MRIS
• 2009-05-29 Listing Removed — BRIGHT MLS
• 2009-05-17 Price Changed — MRIS
• 2009-02-05 Listed — MRIS
• 2009-02-05 Listed $285,000 BRIGHT MLS
• 2006-11-21 Sold (Public Records) $236,570 Public Records
• 2006-07-05 Sold (Public Records) $7,225,000 Public Records
• 1989-01-04 Sold (Public Records) $2,500,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,513 · -7.4% YoY. Source: county tax records.