1510 Fort Davis Pl SE · Washington, DC 20020

$299,000

3 bd · 1.5 ba · 1,088 sqft · Townhouse public records · 43 Days on market

Built 1942 2,686 sqft lot Est $234k · 28% 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 +14.3/30.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 1510 Fort Davis Place, SE—a partially renovated property ready for the next owner to bring their vision to life. The semidetached home is being sold as-is. This setup offers flexibility to customize finishes, fixtures, and design to suit your preferences or investment strategy. Ideal for homeowners looking to personalize or investors seeking value-add potential, this property presents a rare chance to own in an established neighborhood. Bring your contractor and imagination.

Key facts

• Built 1942
• Listed 43 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; No septic system (public sewer); Electric cooling; Natural gas heating and hot water
• Home design: End of row townhouse; Fee simple ownership; Estimated year built; major remodel effective 2025
• Construction: Brick construction; Other foundation type; Above-grade and below-grade structures; Below-grade finished area (398); Above-grade finished area (1,088)
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (on upper level); One half bathroom (on main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Basement present (other type); Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $55 ($658/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (18.5% below list).
• Recommended offer: $244k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 23d 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).
• At $2,438/mo this rent would consume 54% of the median local household income ($54k/yr) (locally 5148% 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 $2k of loan paydown is wiped out by about $9k 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 43 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,831 (18.5% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $233,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3973 Alabama Ave SE	0.16mi	4/2.5 (+1)	1,088 (0%)	3mo	$475,000	$437	81
3959 R St SE	0.21mi	3/1.5	1,056 (-3%)	9mo	$240,000	$227	78
1541 41st St SE	0.11mi	3/2.0	1,024 (-6%)	7mo	$360,000	$352	77
1807 Fort Davis St SE	0.29mi	3/1.0	1,155 (+6%)	0mo	$230,000	$199	74
3918 Stone Gate Dr Unit D	0.50mi	3/1.5	1,031 (-5%)	9mo	$169,000	$164	60
3906 Southern Ave SE Unit A	0.44mi	3/2.0	1,200 (+10%)	0mo	$190,000	$158	60
2019 38th St SE Unit B	0.47mi	2/1.0 (-1)	1,153 (+6%)	9mo	$244,000	$212	54
3705 Alabama Ave SE Unit A	0.49mi	2/1.0 (-1)	1,030 (-5%)	10mo	$220,000	$214	53
4263 Hildreth St SE	0.71mi	2/1.5 (-1)	1,045 (-4%)	3mo	$225,000	$215	53
4244 Hildreth St SE	0.72mi	2/1.0 (-1)	1,151 (+6%)	4mo	$320,000	$278	46
2030 37th St SE Unit B	0.54mi	2/1.0 (-1)	1,225 (+13%)	9mo	$185,000	$151	39
4243 Hildreth St SE	0.70mi	3/2.0	1,248 (+15%)	4mo	$419,000	$336	38

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-42,915
• Equity at exit: $44,582

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-24,325
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,438 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $55

Break-even live

Break-even rent $2,369

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $224	-5% $139	+0% $55	+5% $-30	+10% $-114
Rent	-10% $-138	-5% $-41	+0% $55	+5% $151	+10% $247
Rate	-1.0pp $205	-0.5pp $131	base $55	+0.5pp $-23	+1.0pp $-101

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1559 41st St SE Unit 1546448P Washington, DC	4.0	2.0	1022	$2,926	$2.86	8d	1	0.14mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,950	$2.39	0d	48	0.22mi
3935 S St SE #304 Washington, DC	2.0	1.0	735	$2,500	$3.40	25d	1	0.23mi
3937 S St SE #108 Washington, DC	2.0	1.0	751	$1,750	$2.33	8d	1	0.23mi
3915 Pennsylvania Ave SE Washington, DC	2.0	1.0	782	$2,500	$3.20	25d	1	0.30mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,650	$2.14	0d	28	0.44mi
3930 Stone Gate Dr Suitland, MD	2.0	1.0	1050	$1,750	$1.67	44d	1	0.46mi
3936 Stone Gate Dr Unit D Suitland, MD	2.0	1.0	870	$1,800	$2.07	13d	1	0.46mi
3928 Stone Gate Dr Unit D Suitland, MD	3.0	1.5	1031	$1,700	$1.65	19d	1	0.47mi
4348 Southern Ave SE Washington, DC	3.0	1.0	860	$2,400	$2.79	19d	1	0.55mi
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,555	$1.90	0d	9	0.56mi
4308 Alton St Capitol Heights, MD	3.0	2.0	1100	$2,500	$2.27	44d	1	0.69mi
2112 34th St SE Washington, DC	2.0	1.5	1284	$3,300	$2.57	25d	1	0.71mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	25d	1	0.71mi
812 Burns St SE Washington, DC	3.0	2.5	1280	$3,300	$2.58	25d	1	0.77mi
4110 Suitland Rd Suitland, MD	1.0–3.0	1.0–2.0	967	$2,377	$2.46	0d	11	0.84mi
4318 G St SE Washington, DC	2.0	2.5	1376	$2,500	$1.82	19d	1	0.89mi
4632 Hillside Rd SE Unit 1 Washington, DC	4.0	2.0	1222	$3,000	$2.45	25d	1	0.93mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	22d	1	0.94mi
1201 Benning Rd Capitol Heights, MD	1.0–3.0	1.0	854	$2,090	$2.45	0d	42	0.94mi
4648 Hillside Rd SE Apt 1 Washington, DC	4.0	2.0	1389	$4,200	$3.02	25d	1	0.96mi
2217 Gaylord Dr Suitland, MD	3.0	1.0	1216	$2,450	$2.01	5d	1	0.96mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	18d	1	0.98mi
4601 Pistachio Ln Capitol Heights, MD	3.0	2.5	1376	$2,795	$2.03	17d	1	1.01mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	25d	1	1.01mi
5037 Benning Rd SE Washington, DC	3.0	2.0	1184	$3,100	$2.62	25d	1	1.02mi
21 Randle Cir SE Washington, DC	2.0	1.0	1100	$2,477	$2.25	25d	1	1.04mi
1210 Balboa Ave Unit B Capitol Heights, MD	2.0	1.0	858	$1,095	$1.28	44d	1	1.04mi
2301 Houston St Suitland, MD	3.0	1.0	1216	$2,200	$1.81	22d	1	1.05mi
2232 Houston St Suitland, MD	3.0	1.0	1216	$2,500	$2.06	44d	1	1.06mi
2925-2929 Pennsylvania Ave SE Unit 204 Washington, DC	3.0	1.0	980	$3,000	$3.06	4d	1	1.06mi
2925-2929 Pennsylvania Ave SE Unit 106 Washington, DC	4.0	1.0	988	$4,200	$4.25	25d	1	1.06mi
2925-2929 Pennsylvania Ave SE Unit 106 Washington, DC	4.0	1.0	980	$4,200	$4.29	4d	1	1.06mi
1707 29th St SE Unit 2 Washington, DC	2.0	1.0	1200	$2,350	$1.96	3d	1	1.09mi
1800 28th Pl SE #201 Washington, DC	3.0	2.0	1132	$2,800	$2.47	3d	1	1.10mi
1111 Balboa Ave Capitol Heights, MD	3.0	1.0	864	$2,000	$2.31	19d	1	1.11mi
2821 R St SE Washington, DC	2.0	1.0	853	$1,650	$1.93	25d	1	1.11mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	25d	1	1.17mi
2621 30th St SE Unit 1 Washington, DC	2.0	1.0	800	$1,750	$2.19	25d	1	1.18mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,549	$2.86	8d	12	1.19mi

Listing history 16 events

1. 2026-06-18
   days on market $299,000 Active 43 DOM
2. 2026-06-17
   days on market $299,000 Active 42 DOM
3. 2026-06-16
   days on market $299,000 Active 41 DOM
4. 2026-06-15
   days on market $299,000 Active 40 DOM
5. 2026-06-13
   days on market $299,000 Active 38 DOM
6. 2026-06-09
   days on market $299,000 Active 34 DOM
7. 2026-06-08
   days on market $299,000 Active 33 DOM
8. 2026-06-07
   days on market $299,000 Active 32 DOM
9. 2026-06-04
   days on market $299,000 Active 29 DOM
10. 2026-06-03
    days on market $299,000 Active 28 DOM
11. 2026-06-02
    days on market $299,000 Active 27 DOM
12. 2026-06-01
    days on market $299,000 Active 26 DOM
13. 2026-05-31
    days on market $299,000 Active 25 DOM
14. 2026-05-06
    listed $299,000 Active
15. 2026-03-18
    historical
16. 2026-03-05
    historical

ⓘ 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: $2,147 · $179/mo
• Projected year-2 tax: $2,147 · $179/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $29,260
• − Mortgage interest: −$16,749
• − Property taxes: −$2,147
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,341
• − Management: −$2,341
• − Depreciation: −$8,698
• Taxable loss: −$4,510
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $1,740/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

3 events — show timeline

• 2026-05-06 Listed $299,000 BRIGHT MLS
• 2026-03-18 Listing Removed — BRIGHT MLS
• 2026-03-05 Coming Soon — BRIGHT MLS

Property tax history

+6.4%/yr

Latest (2025): $2,147 · +1.3% YoY. Source: county tax records.