3107 Naylor Rd SE #302 · Washington, DC 20020

$110,000

2 bd · 1.0 ba · 848 sqft · Condo public records · 388 Days on market

Built 1965 $497/mo HOA · 28% of rent ↓ 51% since listing

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Why this score? — see what drove the C 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 +19.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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

Listing remarks MLS

JUST BACK ON MARKET - TOP FLOOR 2 BED. Luxury Comfort Style 1 & 2 BR. Cinnamon cabinetry, granite, SS appl, LG washer/dryer, track lighting, walk in closet in master br, HW floors, 1 PARKING SP INCLUDED. Select units feature private patios. Walk to METRO, Good Hope Shopping Center & proposed Skyland Shopping Mall. Incredible Incentives Ask Agent!

Key facts

• $497 HOA
• Built 1965
• Listed 387 days

Property features AI

Finance

• HOA & community: Monthly condo fee includes electricity

Exterior

• Parking: Parking lot; On-street parking
• Utilities: Public water; Public sewer; Electric service available
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit/flat; Entry on 3rd floor; Building name: RANDLE HEIGHTS; Brick construction; Pets allowed with no pet restrictions
• Construction: Brick construction; Above-grade and below-grade structures noted; Year built per assessor
• Exterior features: No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating (electric); Central air with additional window unit(s); Electric hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $67 ($809/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• 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 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).
• This rent runs 39% 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 $761 of loan paydown is wiped out by about $3k 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 388 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent.
• Climate carrying-cost: severe flood risk; moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 388 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
10. 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.
11. 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: 1.60% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 5.2

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: -10.2%
• Equity multiple: 0.62×
• Total profit: $-11,621
• Equity at exit: $16,401

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $3,341
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$497
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $67

Break-even live

Break-even rent $1,675

Max offer price $110,000

Occupancy floor 91%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3111 Naylor Rd SE #301 Washington, DC	1.0	1.0	800	$1,350	$1.69	24d	1	0.02mi
3107 Naylor Rd SE #301 Washington, DC	1.0	1.0	700	$1,250	$1.79	24d	1	0.04mi
3109 Naylor Rd SE Washington, DC	2.0	1.0	655	$1,904	$2.91	7d	1	0.04mi
3105 Naylor Rd SE #104 Washington, DC	1.0	1.0	715	$1,350	$1.89	24d	1	0.04mi
3105 Naylor Rd SE Washington, DC	1.0	1.0	750	$1,350	$1.80	12d	1	0.04mi
3103 Naylor Rd SE Washington, DC	2.0	1.0	768	$1,650	$2.15	24d	1	0.06mi
3035 30th St SE Unit 2M Washington, DC	1.0	1.0	900	$1,450	$1.61	24d	1	0.06mi
3035 30th St SE Unit 3B Washington, DC	2.0	1.0	950	$1,575	$1.66	24d	1	0.06mi
3101 Naylor Rd SE Washington, DC	1.0	1.0	764	$1,325	$1.73	24d	2	0.07mi
3030 30th St SE Washington, DC	1.0–2.0	1.0	887	$1,500	$1.69	24d	3	0.07mi
3130 Buena Vista Ter SE Unit 6 Washington, DC	3.0	1.0	855	$1,980	$2.32	16d	1	0.09mi
3009 Southern Ave SE Temple Hills, MD	3.0	1.0	909	$1,650	$1.82	43d	1	0.11mi
3009 30th St SE Washington, DC	1.0	1.0	800	$1,600	$2.00	3d	1	0.13mi
3158 Buena Vista Ter SE Unit 1 Washington, DC	3.0	1.0	800	$2,900	$3.62	24d	1	0.15mi
3212 28th St SE Unit D Washington, DC	3.0	1.0	790	$2,100	$2.66	24d	1	0.22mi
3216 28th St SE #2 Washington, DC	3.0	1.0	600	$2,204	$3.67	24d	1	0.23mi
2847 Gainesville St SE Unit 303 Washington, DC	3.0	1.0	902	$2,400	$2.66	24d	1	0.25mi
2847 Gainesville St SE Unit B2 Washington, DC	2.0	1.0	710	$1,700	$2.39	24d	1	0.25mi
2838 Hartford St SE Washington, DC	2.0	1.0	785	$1,538	$1.96	17d	2	0.26mi
2838 Hartford St SE #304 Washington, DC	2.0	1.0	775	$1,500	$1.94	2d	1	0.26mi
2841 Gainesville St SE #201 Washington, DC	2.0	1.0	784	$1,900	$2.42	2d	1	0.26mi
3001 Branch Ave Temple Hills, MD	2.0	1.0	769	$2,043	$2.66	1d	43	0.26mi
2716 29th St SE Washington, DC	2.0	1.0	850	$2,000	$2.35	24d	1	0.30mi
2627 Jasper St SE Washington, DC	1.0–2.0	1.0–1.5	838	$1,729	$2.06	24d	1	0.31mi
2816 Hartford St SE Washington, DC	3.0	1.0	760	$9,000	$11.84	3d	1	0.32mi
2472 Alabama Ave SE Unit B2 Washington, DC	3.0	1.0	827	$2,500	$3.02	24d	1	0.36mi
2482 Alabama Ave SE Unit 302 Washington, DC	1.0	1.0	725	$1,350	$1.86	24d	1	0.37mi
2833 28th St SE Unit 4 Washington, DC	3.0	1.0	820	$2,200	$2.68	24d	1	0.37mi
2603 Southern Ave SE Hillcrest Heights, MD	1.0–2.0	1.0	646	$1,375	$2.13	1d	7	0.37mi
2429 Alabama Ave SE Unit 204 Washington, DC	3.0	1.0	635	$2,850	$4.49	21d	1	0.38mi
2805 28th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,690	$2.11	24d	1	0.39mi
2936 Knox Pl SE Washington, DC	1.0	1.0	800	$1,750	$2.19	3d	1	0.40mi
2495 Alabama Ave SE Unit 302 Washington, DC	3.0	1.0	825	$2,600	$3.15	21d	1	0.44mi
3103 Good Hope Ave Hillcrest Heights, MD	3.0	1.0–2.0	851	$2,303	$2.71	1d	12	0.45mi
2621 30th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,750	$2.19	24d	1	0.49mi
2439 25th St SE Washington, DC	1.0	1.0	679	$1,293	$1.90	15d	1	0.55mi
2219 Town Center Dr SE Washington, DC	1.0	1.0	668	$2,045	$3.06	5d	5	0.67mi
2000 Ridgecrest Ct SE Washington, DC	2.0–3.0	1.0	900	$1,750	$1.94	1d	6	0.75mi
2000 Ridgecrest Ct SE Washington, DC	3.0	1.0	850	$1,486	$1.75	1d	1	0.75mi
2121 32nd Pl SE Bsmt In-Law Washington, DC	1.0	1.0	800	$2,200	$2.75	18d	1	0.84mi

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $110,000 Active 388 DOM
2. 2026-06-17
   days on market $110,000 Active 387 DOM
3. 2026-06-16
   days on market $110,000 Active 386 DOM
4. 2026-06-15
   days on market $110,000 Active 385 DOM
5. 2026-06-13
   days on market $110,000 Active 383 DOM
6. 2026-06-09
   days on market $110,000 Active 379 DOM
7. 2026-06-08
   days on market $110,000 Active 378 DOM
8. 2026-06-07
   remarks 139-char remark
9. 2026-06-07
   pricedays on market $110,000 Active 377 DOM
10. 2026-06-04
    days on market $98,000 Active 374 DOM
11. 2026-06-03
    days on market $98,000 Active 373 DOM
12. 2026-06-02
    days on market $98,000 Active 372 DOM
13. 2026-06-01
    days on market $98,000 Active 371 DOM
14. 2026-05-31
    days on market $98,000 Active 370 DOM
15. 2026-05-22
    price $98,000
16. 2025-12-23
    price $85,000
17. 2025-12-22
    price $75,000
18. 2025-12-19
    status Active
19. 2025-09-27
    price $65,000
20. 2025-09-26
    historical Active Under Contract
21. 2025-07-23
    price $80,000
22. 2025-06-07
    price $95,000
23. 2025-05-14
    price $99,000
24. 2025-04-27
    price $110,000
25. 2025-04-12
    price $80,000
26. 2025-03-20
    price $110,000
27. 2025-03-20
    status Active
28. 2025-01-25
    historical Active Under Contract
29. 2025-01-18
    price $99,000
30. 2025-01-17
    price $98,000
31. 2025-01-10
    listed $125,000 Active
32. 2025-01-08
    historical $125,000
33. 2007-09-07
    soldstatus $199,900 361-char remark

    Show marketing remark (361 chars)

    JUST BACK ON MARKET - TOP FLOOR 2 BED. Luxury Comfort Style 1 & 2 BR. Cinnamon cabinetry, granite, SS appl, LG washer/dryer, track lighting, walk in closet in master br, HW floors, 1 PARKING SP INCLUDED. Select units feature private patios. Walk to METRO, Good Hope Shopping Center & proposed Skyland Shopping Mall. Incredible Incentives Ask Agent!

34. 2007-06-07
    historical 361-char remark

    Show marketing remark (361 chars)

    JUST BACK ON MARKET - TOP FLOOR 2 BED. Luxury Comfort Style 1 & 2 BR. Cinnamon cabinetry, granite, SS appl, LG washer/dryer, track lighting, walk in closet in master br, HW floors, 1 PARKING SP INCLUDED. Select units feature private patios. Walk to METRO, Good Hope Shopping Center & proposed Skyland Shopping Mall. Incredible Incentives Ask Agent!

35. 2006-12-08
    listed $199,900 361-char remark

    Show marketing remark (361 chars)

    JUST BACK ON MARKET - TOP FLOOR 2 BED. Luxury Comfort Style 1 & 2 BR. Cinnamon cabinetry, granite, SS appl, LG washer/dryer, track lighting, walk in closet in master br, HW floors, 1 PARKING SP INCLUDED. Select units feature private patios. Walk to METRO, Good Hope Shopping Center & proposed Skyland Shopping Mall. Incredible Incentives Ask Agent!

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $21,130
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$5,964
• − Depreciation: −$3,200
• Taxable loss: −$574
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $947/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

-51.0% since first listed

21 events — show timeline

• 2026-05-22 Price Changed $98,000 BRIGHT MLS
• 2025-12-23 Price Changed $85,000 BRIGHT MLS
• 2025-12-22 Price Changed $75,000 BRIGHT MLS
• 2025-12-19 Relisted — BRIGHT MLS
• 2025-09-27 Price Changed $65,000 BRIGHT MLS
• 2025-09-26 Contingent — BRIGHT MLS
• 2025-07-23 Price Changed $80,000 BRIGHT MLS
• 2025-06-07 Price Changed $95,000 BRIGHT MLS
• 2025-05-14 Price Changed $99,000 BRIGHT MLS
• 2025-04-27 Price Changed $110,000 BRIGHT MLS
• 2025-04-12 Price Changed $80,000 BRIGHT MLS
• 2025-03-20 Price Changed $110,000 BRIGHT MLS
• 2025-03-20 Relisted — BRIGHT MLS
• 2025-01-25 Contingent — BRIGHT MLS
• 2025-01-18 Price Changed $99,000 BRIGHT MLS
• 2025-01-17 Price Changed $98,000 BRIGHT MLS
• 2025-01-10 Listed $125,000 BRIGHT MLS
• 2025-01-08 Coming Soon $125,000 BRIGHT MLS
• 2007-09-07 Sold (MLS) $199,900 MRIS
• 2007-06-07 Delisted — MRIS
• 2006-12-08 Listed $199,900 MRIS

Property tax history

-6.7%/yr

Latest (2025): $198 · -20.1% YoY. Source: county tax records.