1343 29th St SE · Washington, DC 20020

$574,999

4 bd · 4.0 ba · 2,640 sqft · MultiFamily public records · 499 Days on market

Built 1938 2,400 sqft lot Est $610k · 6% under

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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
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

* All Offers Due 8/15/25 * Access to property and financial information will be provided once the offer is received. Own the corner in Hillcrest . Here is your chance to own a nice 4-unit building in the Hillcrest neighborhood of Washington DC. Great tenants and the next door property is available as well. All units are self-contained. Newer kitchens; hardwood floors; screened and partially enclosed back porches. Convenient to downtown DC, Capitol Hill, BW Parkway, and National Airport.

Key facts

• Newer kitchens
• 4 unit building
• Hardwood floors

Tags

• 4 UNIT BUILDING
• NEWER KITCHENS
• HARDWOOD FLOORS
• SCREENED BACK PORCHES
• CONVENIENT TO DOWNTOWN DC
• CONVENIENT TO CAPITOL HILL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached building; Estimated year built
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: No tidal water on the property; Urban soil (Sassafras-Chillum)

Interior

• Bedrooms: Four one-bedroom units (multi-unit building)
• Heating & cooling: Hot water heating; Natural gas heating fuel; Electric cooling fuel; Hot water available from electric and natural gas
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $628/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $575k).
• Recommended offer: $506k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $7,809/mo this rent would consume 173% of the median local household income ($54k/yr) (locally 5148% 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 $4k of loan paydown is wiped out by about $17k 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 $161k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 499 days — a 12% lower offer ($506k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 29y ago; this cycle's ask has dropped $125k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $575k implies a 423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $505,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 499 days. Have you received any prior offers? Is the seller open to a 12% 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 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.36% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $609,840
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2728 Minnesota Ave SE	0.15mi	5/4.0 (+1)	2,880 (+9%)	10mo	$665,000	$231	65
2726 Fort Baker Dr SE	0.54mi	5/— (+1)	2,572 (-3%)	4mo	$623,000	$242	62
2722 Fort Baker Dr SE	0.53mi	5/— (+1)	2,572 (-3%)	15mo	$550,000	$214	54
1526 23rd St SE	0.37mi	4/—	2,297 (-13%)	13mo	$518,000	$226	51
2719 Fort Baker Dr SE	0.54mi	5/3.0 (+1)	2,804 (+6%)	19mo	$670,000	$239	40

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.46×
• Total profit: $73,654
• Equity at exit: $85,734

10-year hold

• IRR: 21.1%
• Equity multiple: 2.85×
• Total profit: $298,421
• Equity at exit: $49,715

Cash invested: $161,000 (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: 24.5×

Monthly cashflow live

• Estimated rent: $7,809 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$401 /mo · $4,807/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,640
• Net cashflow: $2,514

Break-even live

Break-even rent $4,627

Max offer price $574,999

Occupancy floor 63%

Sensitivity live

Price	-10% $2,839	-5% $2,676	+0% $2,514	+5% $2,351	+10% $2,188
Rent	-10% $1,897	-5% $2,205	+0% $2,514	+5% $2,822	+10% $3,130
Rate	-1.0pp $2,803	-0.5pp $2,660	base $2,514	+0.5pp $2,365	+1.0pp $2,213

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$7,808
Total (4 units)			$7,809

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 30th St SE Washington, DC	3.0	1.0	3480	$1,750	$0.50	25d	1	0.19mi
2928 Nelson Pl SE Unit 1 Washington, DC	3.0	1.0	2720	$2,300	$0.85	25d	1	0.24mi
2320 Minnesota Ave SE Washington, DC	3.0	3.5	2052	$3,150	$1.54	25d	1	0.31mi
3010 V Pl SE Washington, DC	4.0	3.0	2232	$3,500	$1.57	25d	1	0.58mi
1516 18th St SE Washington, DC	3.0	2.0	1941	$3,200	$1.65	25d	1	0.64mi
2121 32nd Pl SE Unit Main Washington, DC	3.0	3.0	3100	$5,500	$1.77	23d	1	0.71mi
3422 Pennsylvania Ave SE Washington, DC	5.0	2.5	2520	$5,500	$2.18	21d	1	0.77mi
816 Kentucky Ave SE Washington, DC	4.0	3.0	1800	$4,850	$2.69	4d	1	0.91mi
1919 16th St SE Washington, DC	3.0	1.5	1920	$2,100	$1.09	25d	1	0.94mi
1825 Massachusetts Ave SE Washington, DC	3.0	2.5	1957	$4,000	$2.04	25d	1	1.00mi
1802 14th St SE Washington, DC	3.0	2.0	1800	$2,800	$1.56	25d	1	1.03mi
1505 West St SE Unit 1 Washington, DC	3.0	2.5	2100	$3,300	$1.57	3d	1	1.11mi
2612 33rd St SE Washington, DC	3.0	3.0	1826	$3,529	$1.93	25d	1	1.12mi
1354 Pennsylvania Ave SE Washington, DC	3.0	2.5	3200	$4,500	$1.41	8d	1	1.15mi
329 16th St SE Washington, DC	3.0	3.0	2000	$4,800	$2.40	25d	1	1.16mi
223 17th St SE #2 Washington, DC	3.0	2.5	1900	$5,200	$2.74	25d	1	1.22mi
237 15th St SE Unit 1 Washington, DC	3.0	3.0	1938	$4,500	$2.32	25d	1	1.28mi
1325 Valley Pl SE Washington, DC	4.0	2.0	2138	$6,500	$3.04	25d	1	1.33mi
1722 Gainesville St SE Washington, DC	4.0	2.5	2000	$3,490	$1.75	25d	1	1.40mi
221 20th St NE Unit 4 Washington, DC	3.0	1.0	3360	$2,999	$0.89	25d	1	1.44mi
1016 G St SE Washington, DC	3.0	2.5	2277	$6,000	$2.64	25d	1	1.47mi

Listing history 40 events

1. 2026-06-09
   days on market $574,999 Active 499 DOM
2. 2026-06-08
   days on market $574,999 Active 498 DOM
3. 2026-06-07
   days on market $574,999 Active 497 DOM
4. 2026-06-04
   days on market $574,999 Active 494 DOM
5. 2026-06-03
   days on market $574,999 Active 493 DOM
6. 2026-06-02
   days on market $574,999 Active 492 DOM
7. 2026-06-01
   days on market $574,999 Active 491 DOM
8. 2026-03-04
   status Active
9. 2026-02-28
   historical
10. 2026-02-01
    status Active
11. 2026-01-31
    historical
12. 2025-12-04
    status Active
13. 2025-11-30
    historical
14. 2025-10-31
    status Active
15. 2025-10-30
    historical
16. 2025-08-31
    status Active
17. 2025-08-30
    historical
18. 2025-08-12
    price $574,999
19. 2025-07-22
    price $575,000
20. 2025-07-01
    price $599,000
21. 2025-05-04
    status Active
22. 2025-04-30
    historical
23. 2025-04-05
    status Active
24. 2025-03-26
    price $650,000
25. 2025-03-14
    historical
26. 2024-12-20
    listed $699,900 Active
27. 2024-11-30
    historical
28. 2024-10-04
    price $725,000
29. 2024-10-04
    status Active
30. 2024-09-30
    historical
31. 2024-08-10
    listed $749,000 Active
32. 2024-08-08
    historical
33. 2024-03-27
    historical
34. 2024-01-21
    price $899,000
35. 2024-01-08
    price $950,000
36. 2023-12-25
    listed $1,150,000 Active
37. 2023-12-23
    historical
38. 1997-10-31
    soldstatus $110,000
39. 1997-09-30
    historical
40. 1997-03-28
    listed $115,000

ⓘ 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: $4,807 · $401/mo
• Projected year-2 tax: $4,807 · $401/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $93,708
• − Mortgage interest: −$32,209
• − Property taxes: −$4,807
• − Insurance: −$2,875
• − Repairs & maintenance: −$7,497
• − Management: −$7,497
• − Depreciation: −$16,727
• Taxable income: $22,096
• Est. tax owed @ 24.0%: −$5,303
• After-tax cash flow: $24,860/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

+400.0% since first listed

33 events — show timeline

• 2026-03-04 Relisted — BRIGHT MLS
• 2026-02-28 Listing Removed — BRIGHT MLS
• 2026-02-01 Relisted — BRIGHT MLS
• 2026-01-31 Listing Removed — BRIGHT MLS
• 2025-12-04 Relisted — BRIGHT MLS
• 2025-11-30 Listing Removed — BRIGHT MLS
• 2025-10-31 Relisted — BRIGHT MLS
• 2025-10-30 Listing Removed — BRIGHT MLS
• 2025-08-31 Relisted — BRIGHT MLS
• 2025-08-30 Listing Removed — BRIGHT MLS
• 2025-08-12 Price Changed $574,999 BRIGHT MLS
• 2025-07-22 Price Changed $575,000 BRIGHT MLS
• 2025-07-01 Price Changed $599,000 BRIGHT MLS
• 2025-05-04 Relisted — BRIGHT MLS
• 2025-04-30 Listing Removed — BRIGHT MLS
• 2025-04-05 Relisted — BRIGHT MLS
• 2025-03-26 Price Changed $650,000 BRIGHT MLS
• 2025-03-14 Listing Removed — BRIGHT MLS
• 2024-12-20 Listed $699,900 BRIGHT MLS
• 2024-11-30 Listing Removed — BRIGHT MLS
• 2024-10-04 Price Changed $725,000 BRIGHT MLS
• 2024-10-04 Relisted — BRIGHT MLS
• 2024-09-30 Listing Removed — BRIGHT MLS
• 2024-08-10 Listed $749,000 BRIGHT MLS
• 2024-08-08 Coming Soon — BRIGHT MLS
• 2024-03-27 Listing Removed — BRIGHT MLS
• 2024-01-21 Price Changed $899,000 BRIGHT MLS
• 2024-01-08 Price Changed $950,000 BRIGHT MLS
• 2023-12-25 Listed $1,150,000 BRIGHT MLS
• 2023-12-23 Coming Soon — BRIGHT MLS
• 1997-10-31 Sold (MLS) $110,000 MRIS
• 1997-09-30 Delisted — MRIS
• 1997-03-28 Listed $115,000 MRIS

Property tax history

+3.8%/yr

Latest (2025): $4,807 · +1.4% YoY. Source: county tax records.