1429 Girard St NW #205 · Washington, DC 20009

$179,524

3 bd · 2.0 ba · 1,539 sqft · Condo · 95 Days on market

Built 1966 Good condition $1398/mo HOA · 34% of rent

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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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! This affordable, spacious, newly renovated three-bedroom/two-bathroom unit is your pathway into DC living in the lovely neighborhood of Columbia Heights. Located in a secured-entry building and surrounded by multiple public transportation options, parks, restaurants, shopping and more, your new residence includes an assigned parking space and easily accessible on-site-in laundry facilities. The modernly appointed kitchen is complemented by the easy flow between the dining and living room areas. The new renovations include fresh paint, new flooring and carpet, new kitchen appliances and updated finishes. The generously sized bedrooms await your design touches to reflect your p

Key facts

• Updated finishes
• $1,398 HOA
• Parking

Tags

• SECURED-ENTRY BUILDING
• ASSIGNED PARKING SPACE
• ON-SITE LAUNDRY FACILITIES
• MODERNLY APPOINTED KITCHEN
• UPDATED FINISHES
• GENEROUSLY SIZED BEDROOMS

Property features AI

Finance

• Other: Property manager present; Building contains 19 total units; Finished above-grade area is estimated
• HOA & community: Monthly cooperative fee of $1,398; Professionally managed off-site; Fee covers common area maintenance, exterior building maintenance, insurance, sewer, snow removal, taxes, trash, underlying mortgage, and water; Building amenities include elevator, laundry facilities, and reserved/assigned parking

Exterior

• Parking: Assigned parking space (space #12) in a parking lot
• Utilities: Public water; Public sewer; Electric hot water; Natural gas heating fuel; Electric cooling fuel; Cable TV available
• Home design: Cooperative unit in a garden-style building (1–4 floors); Unit/Flat; Entry on level 2
• Construction: Brick construction; Above-grade structure
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Not furnished; Estimated living area
• Laundry & utility: Common laundry facilities (no washer/dryer hookups in unit)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $180k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 soft (-1.5%/yr); 372 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).
• This rent runs 34% of the median local income ($147k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 95 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• 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 $163,366 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 2.32% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $882
• Equity at exit: $26,768

10-year hold

• IRR: 3.8%
• Equity multiple: 1.21×
• Total profit: $10,507
• Equity at exit: $15,522

Cash invested: $50,267 (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 20009

• Rents YoY: -1.5%
• Active inventory: 372
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $4,160 high
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,693/yr
• Insurance: −$75
• HOA: −$1,398
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $648

Break-even live

Break-even rent $3,340

Max offer price $179,524

Occupancy floor 79%

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: $44,881
• Closing costs: $5,386
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Irving St NW Washington, DC	2.0	1.0–2.0	823	$3,463	$4.21	2d	24	0.18mi
2601 16th St NW Washington, DC	2.0	1.0–2.0	711	$4,279	$6.01	1d	17	0.19mi
1630 Columbia Rd NW Washington, DC	2.0	1.0–2.0	975	$6,414	$6.58	1d	18	0.19mi
2550 University Pl NW #1 Washington, DC	2.0	2.0	1078	$3,600	$3.34	24d	1	0.23mi
2829 13th St NW Washington, DC	2.0	2.0	1330	$3,600	$2.71	7d	1	0.25mi
2717 13th St NW Unit B Washington, DC	4.0	3.5	2127	$5,600	$2.63	24d	1	0.26mi
1673 Columbia Rd NW Washington, DC	2.0	1.0	823	$2,809	$3.41	1d	1	0.27mi
3116 13th St NW Washington, DC	3.0	1.0	1678	$2,850	$1.70	7d	1	0.31mi
1308 Clifton St NW #217 Washington, DC	2.0	2.0	1400	$4,995	$3.57	24d	1	0.34mi
1700 Euclid St NW Unit B7 Washington, DC	2.0	2.5	1300	$4,995	$3.84	5d	1	0.34mi
1700 Euclid St NW Washington, DC	1.0–2.0	1.0–2.5	1300	$4,995	$3.84	15d	2	0.35mi
1700 Euclid St NW Washington, DC	1.0–2.0	1.0–2.5	940	$4,995	$5.31	15d	2	0.35mi
2420 14th St NW Washington, DC	2.0	1.0–2.0	805	$4,133	$5.13	2d	16	0.35mi
1451 Belmont St NW Washington, DC	1.0–2.0	1.0–2.0	951	$4,000	$4.21	11d	2	0.37mi
1416 Belmont St NW #2 Washington, DC	2.0	1.0	1465	$2,650	$1.81	12d	1	0.39mi
2707 11th St NW Washington, DC	3.0	1.0	2223	$2,999	$1.35	24d	1	0.40mi
1113 Clifton St NW Washington, DC	4.0	2.5	2076	$5,700	$2.75	24d	1	0.41mi
1004 Girard St NW Washington, DC	3.0	3.5	1764	$4,800	$2.72	24d	1	0.42mi
1315 Park Rd NW #22 Washington, DC	3.0	2.0	1800	$4,444	$2.47	5d	1	0.42mi
2533 11th St NW Washington, DC	3.0	2.5	2220	$4,000	$1.80	12d	1	0.43mi
2228 13th St NW #3 Washington, DC	3.0	2.5	1305	$6,200	$4.75	24d	1	0.47mi
763 Girard St NW Washington, DC	3.0	2.5	1300	$3,950	$3.04	7d	1	0.48mi
1315 W St NW Washington, DC	2.0	1.0–2.0	913	$4,496	$4.92	2d	27	0.48mi
1612 Belmont St NW Unit B Washington, DC	2.0	2.5	1210	$4,350	$3.60	24d	1	0.49mi
924 Euclid St NW Washington, DC	2.0	2.0	1800	$3,250	$1.81	24d	1	0.50mi
775 Kenyon St NW Washington, DC	2.0	2.0	1399	$3,500	$2.50	15d	1	0.51mi
1416 Meridian Pl NW Unit B Washington, DC	2.0	1.5	2101	$2,000	$0.95	24d	1	0.51mi
732 Girard St NW #1 Washington, DC	3.0	2.5	1188	$3,995	$3.36	24d	1	0.54mi
2409 18th St NW Unit 2 Washington, DC	4.0	2.0	1600	$4,600	$2.88	24d	1	0.55mi
1840 Columbia Rd NW Washington, DC	2.0	2.0	1142	$4,520	$3.96	3d	2	0.58mi
1017 Monroe St NW #2 Washington, DC	2.0	1.5	1200	$3,600	$3.00	1d	1	0.58mi
1445 Oak St NW Unit B2 Washington, DC	4.0	2.0	1325	$4,799	$3.62	24d	1	0.59mi
1227 V St NW Washington, DC	3.0	2.5	1674	$5,550	$3.32	3d	1	0.59mi
713 Lamont St NW Washington, DC	2.0	1.0–2.0	745	$3,173	$4.26	2d	8	0.61mi
1301 U St NW Washington, DC	1.0–2.0	1.0–2.5	883	$4,652	$5.27	1d	9	0.63mi
752 Park Rd NW Washington, DC	3.0	2.5	1920	$3,595	$1.87	24d	1	0.64mi
1936 15th St NW Unit 1055 Washington, DC	3.0	3.0	1800	$3,610	$2.01	3d	1	0.64mi
3430 Brown St NW #4 Washington, DC	3.0	3.0	1440	$6,500	$4.51	14d	1	0.64mi
1358 Parkwood Pl NW Washington, DC	3.0	1.0	1280	$4,500	$3.52	7d	1	0.64mi
636 Columbia Rd NW Washington, DC	4.0	2.5	2070	$4,900	$2.37	15d	1	0.66mi

HOA detail condo

• Monthly dues: $1,398 · $16,776/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $179,524 Active 95 DOM
2. 2026-06-17
   days on market $179,524 Active 94 DOM
3. 2026-06-16
   days on market $179,524 Active 93 DOM
4. 2026-06-15
   days on market $179,524 Active 92 DOM
5. 2026-06-13
   days on market $179,524 Active 90 DOM
6. 2026-06-09
   days on market $179,524 Active 86 DOM
7. 2026-06-08
   days on market $179,524 Active 85 DOM
8. 2026-06-07
   days on market $179,524 Active 84 DOM
9. 2026-06-04
   days on market $179,524 Active 81 DOM
10. 2026-06-03
    days on market $179,524 Active 80 DOM
11. 2026-06-02
    days on market $179,524 Active 79 DOM
12. 2026-06-01
    days on market $179,524 Active 78 DOM
13. 2026-05-31
    days on market $179,524 Active 77 DOM
14. 2026-03-15
    listed $179,524 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 15% 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: $49,917
• − Mortgage interest: −$10,056
• − Property taxes: −$2,693
• − Insurance: −$898
• − Repairs & maintenance: −$3,993
• − Management: −$3,993
• − HOA: −$16,776
• − Depreciation: −$5,223
• Taxable income: $6,285
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $6,262/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, newly renovated three-bedroom/two-bathroom unit is ready for move-in. Fresh paint and updated flooring would further enhance its appeal and value.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances the home's curb appeal and can make it more attractive to potential buyers.
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances the home's curb appeal and can make it more attractive to potential buyers. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 50,150
• Household income: $146,664
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 2546.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 15% Black 15% Two or more races 14% Asian 6%
• Hispanic origin (detail): Mexican 3% Dominican 1%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, Jamaica
• Languages at home: 79% English-only · Spanish 11% Other Indo-European 4% 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: ▼ -978.09%
• Current HPI: 307.702
• Rent YoY: ▼ -1.51%
• 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

1 event — show timeline

• 2026-03-15 Listed $179,524 BRIGHT MLS