1620 17th Pl SE · Washington, DC 20020

$540,000

4 bd · 4.0 ba · 3,360 sqft · MultiFamily public records · 159 Days on market

Built 1938 2,647 sqft lot Est $776k · 30% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

This four unit building that has been well maintained is ready for the next ower. It is ideal for anyone that wants to occupy one of the apartments and rent the others or for an investor to add to their porfolio. All apartments have 1 bedroom and 1 bath and well maintained. Home is ideally located to 295, 95 and public transportation . Schedule your showing and make it yours

Key facts

• 2,647 sq ft lot
• Built 1938
• Listed 159 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Water available; Sewer available; Hot water: Natural gas
• Home design: Detached structure; Shingle roof
• Construction: Brick construction; Slab foundation; Insulated windows
• Exterior features: Sidewalks; Street lights; Patio(s)

Interior

• Kitchen: Gas range/oven; Refrigerator
• Bedrooms: Four one-bedroom units
• Flooring: Hardwood
• Bathrooms: Tub/shower combination
• Heating & cooling: Hot water heating; Oil heating fuel; Electric cooling available
• Interior features: Ceiling fans; Dining area; Entry-level bedroom; Galley kitchen; Tub with shower; Wood floors; Drywall walls and ceilings; Basement with connecting stairway
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $540k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $530/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $540k).
• Recommended offer: $475k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: Ketcham Es (284 students, 0% FRL); Kramer Ms (203 students, 0% FRL); Anacostia Hs (287 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 rising (+3.9%/yr); 298 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 $151k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($475k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $85k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $540k implies a 200% 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 $475,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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: 1.32% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.84%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $776,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2505 Burns SE	0.59mi	5/— (+1)	3,471 (+3%)	14mo	$680,000	$196	50
2728 Minnesota Ave SE	0.73mi	5/4.0 (+1)	2,880 (-14%)	10mo	$665,000	$231	29

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $53,825
• Equity at exit: $80,516

10-year hold

• IRR: 18.8%
• Equity multiple: 2.63×
• Total profit: $246,718
• Equity at exit: $46,689

Cash invested: $151,200 (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: 298
• Price-to-rent: 25.3×

Monthly cashflow live

• Estimated rent: $7,123 high
• Mortgage (P&I): −$2,832
• Tax from tax record: −$448 /mo · $5,382/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,496
• Net cashflow: $2,122

Break-even live

Break-even rent $4,437

Max offer price $540,000

Occupancy floor 65%

Sensitivity live

Price	-10% $2,428	-5% $2,275	+0% $2,122	+5% $1,969	+10% $1,816
Rent	-10% $1,559	-5% $1,841	+0% $2,122	+5% $2,403	+10% $2,685
Rate	-1.0pp $2,394	-0.5pp $2,259	base $2,122	+0.5pp $1,982	+1.0pp $1,840

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$7,124
Total (4 units)			$7,123

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1354 Pennsylvania Ave SE Washington, DC	3.0	2.5	3200	$4,500	$1.41	9d	1	0.81mi
2928 Nelson Pl SE Unit 1 Washington, DC	3.0	1.0	2720	$2,300	$0.85	25d	1	0.86mi
1205 30th St SE Washington, DC	3.0	1.0	3480	$1,750	$0.50	25d	1	0.89mi
1016 G St SE Washington, DC	3.0	2.5	2277	$6,000	$2.64	25d	1	1.02mi
2121 32nd Pl SE Unit Main Washington, DC	3.0	3.0	3100	$5,500	$1.77	23d	1	1.12mi
2520 Elvans Rd SE Washington, DC	3.0	2.5	2760	$3,800	$1.38	25d	1	1.22mi
2530 Elvans Rd SE Unit B Washington, DC	5.0	3.5	2760	$7,500	$2.72	9d	1	1.23mi
629 S Carolina Ave SE Washington, DC	4.0	4.5	4069	$12,000	$2.95	6d	1	1.31mi
1319 Massachusetts Ave SE Washington, DC	3.0	3.0	2578	$6,000	$2.33	25d	1	1.34mi
777 C St SE Washington, DC	2.0–3.0	2.0–3.0	1839	$14,994	$8.15	5d	3	1.36mi
3422 Pennsylvania Ave SE Washington, DC	5.0	2.5	2520	$5,500	$2.18	21d	1	1.37mi

Listing history 33 events

1. 2026-06-07
   days on market $540,000 Active 159 DOM
2. 2026-06-04
   days on market $540,000 Active 156 DOM
3. 2026-06-03
   days on market $540,000 Active 155 DOM
4. 2026-06-02
   days on market $540,000 Active 154 DOM
5. 2026-06-01
   days on market $540,000 Active 153 DOM
6. 2026-05-31
   days on market $540,000 Active 152 DOM
7. 2026-04-20
   price $540,000
8. 2026-03-12
   price $594,900
9. 2025-12-30
   listed $624,900 Active
10. 2025-05-31
    historical
11. 2025-05-01
    price $650,000
12. 2025-03-26
    price $670,000
13. 2025-03-06
    status Active
14. 2025-02-22
    historical
15. 2024-11-04
    listed $725,000 Active
16. 2024-10-23
    historical
17. 2023-03-31
    historical
18. 2022-07-13
    listed $850,000 Active
19. 2022-07-13
    historical
20. 2022-04-06
    listed $850,000 Active
21. 2012-03-21
    soldstatus $180,000
22. 2011-11-03
    historical Expired
23. 2011-11-03
    historical
24. 2011-09-21
    price
25. 2011-08-06
    price
26. 2011-05-27
    listed Active
27. 2011-05-27
    listed $295,000
28. 2008-08-18
    historical
29. 2007-10-27
    listed
30. 2001-03-22
    soldstatus $125,000
31. 2001-03-15
    soldstatus $125,000
32. 2000-12-23
    historical
33. 2000-09-27
    listed $105,000

ⓘ 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: $5,382 · $448/mo
• Projected year-2 tax: $5,382 · $448/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 17% 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: $85,476
• − Mortgage interest: −$30,248
• − Property taxes: −$5,382
• − Insurance: −$2,700
• − Repairs & maintenance: −$6,838
• − Management: −$6,838
• − Depreciation: −$15,709
• Taxable income: $17,761
• Est. tax owed @ 24.0%: −$4,263
• After-tax cash flow: $21,200/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

+414.3% since first listed

27 events — show timeline

• 2026-04-20 Price Changed $540,000 BRIGHT MLS
• 2026-03-12 Price Changed $594,900 BRIGHT MLS
• 2025-12-30 Listed $624,900 BRIGHT MLS
• 2025-05-31 Listing Removed — BRIGHT MLS
• 2025-05-01 Price Changed $650,000 BRIGHT MLS
• 2025-03-26 Price Changed $670,000 BRIGHT MLS
• 2025-03-06 Relisted — BRIGHT MLS
• 2025-02-22 Listing Removed — BRIGHT MLS
• 2024-11-04 Listed $725,000 BRIGHT MLS
• 2024-10-23 Coming Soon — BRIGHT MLS
• 2023-03-31 Listing Removed — BRIGHT MLS
• 2022-07-13 Listing Removed — BRIGHT MLS
• 2022-07-13 Listed $850,000 BRIGHT MLS
• 2022-04-06 Listed $850,000 BRIGHT MLS
• 2012-03-21 Sold (Public Records) $180,000 Public Records
• 2011-11-03 Delisted — MRIS
• 2011-11-03 Listing Removed — BRIGHT MLS
• 2011-09-21 Price Changed — MRIS
• 2011-08-06 Price Changed — MRIS
• 2011-05-27 Listed — MRIS
• 2011-05-27 Listed $295,000 BRIGHT MLS
• 2008-08-18 Delisted — MRIS
• 2007-10-27 Listed — MRIS
• 2001-03-22 Sold (Public Records) $125,000 Public Records
• 2001-03-15 Sold (MLS) $125,000 MRIS
• 2000-12-23 Delisted — MRIS
• 2000-09-27 Listed $105,000 MRIS

Property tax history

+4.4%/yr

Latest (2025): $5,382 · +2.0% YoY. Source: county tax records.