820 Taylor St NE · Washington, DC 20017

$1,000,000

4 bd · 4.0 ba · 3,200 sqft · MultiFamily public records · 303 Days on market

Built 1937 5,785 sqft lot Est $890k · 12% over

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Why this score? — see what drove the D- 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 +13.5/30.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• 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

Big Opportunity Awaits to Own this Cash Cow. The upper two units are vacant and listed for Lease. Hurry and write the offer before the Seller leases them up. New TOPA Laws are about to go in effect, and the Seller is uniquely qualified. No More Tenant Interference in the sale. Introducing a charming and updated 4-unit multifamily building in the highly sought-after Brookland neighborhood! This property boasts four spacious 1-bedroom + den, 1-bathroom units, each featuring hardwood floors, abundant natural light, and modern finishes. Additional features include: Ample storage space in the basement. 4 convenient off-street parking spaces. A well-maintained roof with transferable warranty All

Key facts

• Ample storage space
• Natural light
• Well-maintained roof

Tags

• HARDWOOD FLOORS
• NATURAL LIGHT
• MODERN FINISHES
• AMPLE STORAGE SPACE
• OFF-STREET PARKING
• WELL-MAINTAINED ROOF

Property features AI

Finance

• Other: Estimated 3,200 finished above-grade area; Estimated 240 below-grade unfinished area; Accessibility features listed as 'Other'
• Financial info: Fee simple ownership; Total of 4 residential units

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Estimated year built
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Above-grade and below-grade structures; No tidal water

Interior

• Kitchen: Built-in microwave; Dishwasher; Stove; Refrigerator; Disposal; High-efficiency water heater
• Bedrooms: 4 one-bedroom units (multi-unit property)
• Flooring: Carpet
• Heating & cooling: Hot water heating; Oil-fired heating fuel; Electric cooling
• Interior features: Carpeted areas; Ceiling fans; Dining area; Flat layout; Gourmet kitchen; Upgraded countertops; Window treatments

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $28 ($335/yr) — positive. Per door: $7/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $809k (19.1% below list).
• Recommended offer: $809k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+3.5%/yr); 85 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $8,086/mo this rent would consume 91% of the median local household income ($106k/yr) (locally 963% 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 $7k of loan paydown is wiped out by about $30k 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 303 days — a 12% lower offer ($880k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $118k; list at $1.00M implies a 747% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $808,600 (19.1% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 19% 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 1937 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $889,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Randolph St NE	0.10mi	4/4.0	2,880 (-10%)	1mo	$800,000	$278	78
916 Quincy St NE	0.20mi	4/4.0	2,800 (-12%)	3mo	$860,000	$307	68
3927 7th St NE	0.14mi	4/—	2,800 (-12%)	7mo	$830,000	$296	66
3926 10th St NE	0.16mi	4/—	3,440 (+8%)	19mo	$950,000	$276	65
3930 10th St NE	0.15mi	4/—	3,440 (+8%)	19mo	$870,000	$253	65

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 · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-156,555
• Equity at exit: $149,103

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-118,653
• Equity at exit: $86,462

Cash invested: $280,000 (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 20017

• Rents YoY: 3.5%
• Active inventory: 85
• Price-to-rent: 41.2×

Monthly cashflow live

• Estimated rent: $8,086 high
• Mortgage (P&I): −$5,244
• Tax from tax record: −$699 /mo · $8,391/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,698
• Net cashflow: $28

Break-even live

Break-even rent $8,051

Max offer price $1,000,000

Occupancy floor 95%

Sensitivity live

Price	-10% $594	-5% $311	+0% $28	+5% $-255	+10% $-538
Rent	-10% $-611	-5% $-291	+0% $28	+5% $347	+10% $667
Rate	-1.0pp $532	-0.5pp $282	base $28	+0.5pp $-231	+1.0pp $-495

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$8,084
Total (4 units)			$8,086

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Ava Way NE Washington, DC	4.0	3.5	2466	$4,595	$1.86	21d	1	0.69mi
3309 22nd St NE Washington, DC	4.0	3.5	2759	$5,850	$2.12	25d	1	1.26mi
3216 22nd St NE Washington, DC	3.0	2.0	2156	$4,500	$2.09	19d	1	1.26mi
5020 2nd St NW Unit 3 Washington, DC	3.0	1.0	2880	$3,245	$1.13	25d	1	1.31mi
5430 N Capitol St NW Washington, DC	3.0	2.5	2400	$4,200	$1.75	6d	1	1.32mi
209 Douglas St NE Washington, DC	3.0	2.5	2700	$3,000	$1.11	25d	1	1.32mi
2615 Otis St NE Washington, DC	3.0	2.0	2217	$3,750	$1.69	5d	1	1.39mi
1002 Chillum Rd Hyattsville, MD	4.0	2.0	2232	$3,000	$1.34	44d	1	1.41mi
33 Lower Service Ct NW Washington, DC	4.0	4.5	2250	$7,950	$3.53	19d	1	1.46mi
432 Emerson St NW Washington, DC	4.0	3.5	2340	$5,800	$2.48	17d	1	1.47mi
2519 N Capitol St NE Washington, DC	5.0	3.5	2750	$5,350	$1.95	16d	1	1.47mi
2519 N Capitol St NE Washington, DC	5.0	4.0	2750	$4,625	$1.68	12d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $1,000,000 Active 303 DOM
2. 2026-06-18
   days on market $1,000,000 Active 300 DOM
3. 2026-06-17
   days on market $1,000,000 Active 299 DOM
4. 2026-06-16
   days on market $1,000,000 Active 298 DOM
5. 2026-06-15
   days on market $1,000,000 Active 297 DOM
6. 2026-06-13
   days on market $1,000,000 Active 295 DOM
7. 2026-06-09
   days on market $1,000,000 Active 291 DOM
8. 2026-06-08
   days on market $1,000,000 Active 290 DOM
9. 2026-06-07
   days on market $1,000,000 Active 289 DOM
10. 2026-06-04
    days on market $1,000,000 Active 286 DOM
11. 2026-06-03
    days on market $1,000,000 Active 285 DOM
12. 2026-06-02
    days on market $1,000,000 Active 284 DOM
13. 2026-06-01
    days on market $1,000,000 Active 283 DOM
14. 2026-05-31
    days on market $1,000,000 Active 282 DOM
15. 2025-08-22
    listed $1,000,000 Active
16. 2025-08-15
    historical
17. 2025-01-16
    listed $1,000,000 Active
18. 1987-04-28
    soldstatus $118,000
19. 1987-04-28
    soldstatus $118,000
20. 1982-05-28
    soldstatus $57,700

ⓘ 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: $8,391 · $699/mo
• Projected year-2 tax: $8,391 · $699/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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $97,032
• − Mortgage interest: −$56,016
• − Property taxes: −$8,391
• − Insurance: −$5,000
• − Repairs & maintenance: −$7,763
• − Management: −$7,763
• − Depreciation: −$29,091
• Taxable loss: −$16,990
• Est. tax savings @ 24.0%: +$4,078
• After-tax cash flow: $4,413/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): 21,208
• Household income: $106,300
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 963.0

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 0.62)
• Race & ethnicity: Black 54% White 28% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 16% · Canada, South Korea, Jamaica
• Languages at home: 79% English-only · Spanish 9% 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: ▼ -528.98%
• Current HPI: 359.974
• Rent YoY: ▲ 3.48%
• 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

+1633.1% since first listed

6 events — show timeline

• 2025-08-22 Listed $1,000,000 BRIGHT MLS
• 2025-08-15 Listing Removed — BRIGHT MLS
• 2025-01-16 Listed $1,000,000 BRIGHT MLS
• 1987-04-28 Sold (Public Records) $118,000 Public Records
• 1987-04-28 Sold (Public Records) $118,000 Public Records
• 1982-05-28 Sold (Public Records) $57,700 Public Records

Property tax history

+4.3%/yr

Latest (2025): $8,391 · +4.4% YoY. Source: county tax records.