1307 K St SE #101 · Washington, DC 20003

$129,000

1 bd · 1.0 ba · 418 sqft · Condo public records · 79 Days on market

Built 2024 $219/mo HOA · 10% of rent ↓ 35% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCTION OF $20,000!! Showings can only be Mon-Saturday from 9-4pm. No Sunday showings. This is a great 1-bedroom, 1-bathroom IZ unit which is new construction. Pursuant to the District of Columbia Inclusionary Zoning program, income restricted units are available at this development. Please contact the Department of Housing and Community Development at www. dhcd. dc. gov regarding the availability of such units and requirements for registration in the Inclusionary Zoning program. It is a modern and spacious apartment providing the perfect living space in a vibrant and convenient location. This unit is designed with your comfort in mind, offering a great living experience with easy a

Key facts

• $219 HOA
• Built 2024
• Listed 79 days

Property features AI

Finance

• HOA & community: Monthly condo fee of $219; Pets allowed on a case-by-case basis (cats and dogs allowed, number limits may apply)

Exterior

• Utilities: Public water; Public sewer; Electric utilities
• Home design: Condominium unit/flat; Entry on floor 1; Estimated year built
• Construction: Brick and combination construction
• Exterior features: Garden-style building (1–4 floors); Above-grade structures; Tidal water not present; In city limits; Metro/subway station and bus stop within one mile

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal; Stove
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Heat pump heating; Heat pump cooling; Electric heating and cooling
• Interior features: 32"+ wide doors; 36"+ wide halls; Double-pane windows; No basement; Excellent condition
• Laundry & utility: Washer in unit; Dryer in unit; Washer/dryer hookup in unit; Electric hot water

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• Market conditions: Rents falling (-4.9%/yr); 211 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 is only 16% of the median local income ($160k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.54%
• DSCR: 1.91
• GRM: 5.0

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: 9.0%
• Equity multiple: 1.34×
• Total profit: $12,263
• Equity at exit: $19,234

10-year hold

• IRR: 15.1%
• Equity multiple: 2.04×
• Total profit: $37,429
• Equity at exit: $11,154

Cash invested: $36,120 (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 20003

• Rents YoY: -4.9%
• Active inventory: 211
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$676
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$54
• HOA: −$219
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $618

Break-even live

Break-even rent $1,389

Max offer price $129,000

Occupancy floor 67%

Sensitivity live

Price	-10% $691	-5% $655	+0% $618	+5% $582	+10% $545
Rent	-10% $447	-5% $532	+0% $618	+5% $704	+10% $790
Rate	-1.0pp $683	-0.5pp $651	base $618	+0.5pp $585	+1.0pp $551

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Pennsylvania Ave SE Washington, DC	3.0	1.0–2.0	710	$2,749	$3.87	2d	8	0.19mi
1311 Pennsylvania Ave SE Unit B Washington, DC	—	1.0	340	$1,700	$5.00	25d	1	0.20mi
816 Potomac Ave SE Washington, DC	2.0	1.0–2.0	567	$2,315	$4.08	2d	3	0.35mi
1434 A St SE Apt B Washington, DC	1.0	1.0	350	$1,790	$5.11	18d	1	0.78mi
503 Independence Ave SE Washington, DC	1.0	1.0	409	$5,500	$13.43	25d	6	0.89mi
115 E St SE Unit B Washington, DC	—	1.0	300	$1,425	$4.75	25d	1	0.99mi
709 Massachusetts Ave NW Unit 1 Washington, DC	—	1.0	275	$1,875	$6.82	25d	1	1.04mi
709 Massachusetts Ave NW Unit 2 Washington, DC	—	1.0	275	$1,975	$7.18	25d	1	1.04mi
1201 Half St SE Washington, DC	2.0	1.0–3.0	1061	$4,483	$4.23	2d	25	1.08mi
650 Howard Rd SE Washington, DC	3.0	1.0–2.0	852	$2,687	$3.15	2d	53	1.10mi
314 E Capitol St NE Washington, DC	1.0	1.0	475	$2,095	$4.41	8d	2	1.10mi
11 2nd St NE Washington, DC	1.0	1.0	375	$4,200	$11.20	25d	4	1.18mi
11 2nd St NE Washington, DC	1.0	1.0	350	$4,350	$12.43	2d	2	1.18mi
216 Maryland Ave NE Washington, DC	—	1.0	350	$1,545	$4.41	25d	1	1.29mi
816 E St NE Washington, DC	2.0	1.0–2.0	616	$2,990	$4.85	2d	7	1.31mi
436 6th St NE Unit 1 Washington, DC	1.0	1.0	350	$2,950	$8.43	2d	1	1.36mi

HOA detail condo

• Monthly dues: $219 · $2,628/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-14
   status Pending
2. 2026-03-30
   price $129,000
3. 2026-03-11
   price $139,000
4. 2026-02-24
   listed $149,000 Active
5. 2026-01-29
   historical
6. 2025-07-31
   price $179,000
7. 2025-06-03
   listed $199,000 Active
8. 2024-10-25
   historical
9. 2024-10-24
   listed $199,999 Active

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,056
• − Mortgage interest: −$7,226
• − Property taxes: −$1,775
• − Insurance: −$645
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − HOA: −$2,628
• − Depreciation: −$3,753
• Taxable income: $5,860
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $6,011/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): 37,482
• Household income: $159,846
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 1469.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 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: ▼ -783.88%
• Current HPI: 362.7496
• Rent YoY: ▼ -4.88%
• 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

-35.5% since first listed

9 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-03-30 Price Changed $129,000 BRIGHT MLS
• 2026-03-11 Price Changed $139,000 BRIGHT MLS
• 2026-02-24 Listed $149,000 BRIGHT MLS
• 2026-01-29 Listing Removed — BRIGHT MLS
• 2025-07-31 Price Changed $179,000 BRIGHT MLS
• 2025-06-03 Listed $199,000 BRIGHT MLS
• 2024-10-25 Listing Removed — BRIGHT MLS
• 2024-10-24 Listed $199,999 BRIGHT MLS