3725 12th St NE #102 · Washington, DC 20017

$224,900

2 bd · 1.0 ba · 812 sqft · Condo public records · 96 Days on market

Built 1936 $461/mo HOA · 19% of rent

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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 +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bath residence offers a well-proportioned layout and a prime opportunity to create a personalized urban retreat. Brand new renovated kitchen. Ideally situated in a convenient Northeast location with access to major commuter routes, local parks, dining, and neighborhood amenities, the property presents a blank canvas ready to be transformed to suit modern living. With generous room sizes and classic DC character, this home provides the chance to design and finish every detail to your taste while investing in a vibrant and evolving community.

Key facts

• $461 HOA
• Built 1936
• Listed 96 days

Property features AI

Finance

• Other: Property manager present; Pets allowed on a case-by-case basis
• HOA & community: Monthly condo fee of $461; HOA managed professionally off-site; HOA fee includes gas and water

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry floor: 2
• Construction: Brick construction; Above-grade unit; Year built estimated
• Exterior features: Common grounds; Tidal water not present; Entry on level 2

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Wall unit heating (electric); Wall unit cooling (electric); Electric hot water
• Interior features: Estimated living area; No basement
• Laundry & utility: No washer/dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-60 ($-720/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (4.7% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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 rising (+3.5%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 96 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $225k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $204,659 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 1.06% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-38,832
• Equity at exit: $33,533

10-year hold

• IRR: -8.0%
• Equity multiple: 0.48×
• Total profit: $-32,815
• Equity at exit: $19,445

Cash invested: $62,972 (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: 86
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,387 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$94
• HOA: −$461
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-60

Break-even live

Break-even rent $2,463

Max offer price $214,294

Occupancy floor 98%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3742 12th St NE Unit 4 Washington, DC	1.0	1.0	650	$1,750	$2.69	24d	1	0.06mi
3742 12th St NE Unit 5 Washington, DC	2.0	1.0	825	$2,100	$2.55	24d	1	0.06mi
3743 12th St NE Washington, DC	1.0	1.0	453	$2,500	$5.52	24d	5	0.06mi
3614 12th St NE Washington, DC	1.0–2.0	1.0–2.0	695	$3,400	$4.89	14d	2	0.07mi
3614 12th St NE #7 Washington, DC	2.0	2.0	898	$3,400	$3.79	7d	1	0.07mi
913 Quincy St NE #3 Washington, DC	2.0	2.0	774	$2,775	$3.59	7d	1	0.25mi
3915 9th St NE #3 Washington, DC	2.0	1.0	850	$2,100	$2.47	24d	1	0.29mi
1324 Randolph St NE Washington, DC	2.0	1.0	765	$2,200	$2.88	22d	1	0.32mi
3207 12th St NE Washington, DC	2.0	2.5	874	$2,775	$3.18	18d	1	0.36mi
625 Monroe St NE Washington, DC	2.0	1.0–2.0	829	$3,648	$4.40	2d	26	0.40mi
4026 7th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,250	$2.16	24d	1	0.43mi
4044 7th St NE Unit 4 Washington, DC	2.0	1.0	900	$1,998	$2.22	22d	1	0.46mi
3018 12th St NE #1 Washington, DC	2.0	2.0	740	$2,500	$3.38	24d	1	0.47mi
3018 12th St NE #2 Washington, DC	2.0	2.0	880	$3,000	$3.41	24d	1	0.47mi
708 Irving St NE #202 Washington, DC	2.0	2.0	920	$2,975	$3.23	24d	1	0.51mi
2900 12th St NE #102 Washington, DC	2.0	2.0	815	$3,200	$3.93	15d	1	0.58mi
613 Hamlin St NE Washington, DC	1.0	1.0	600	$1,450	$2.42	24d	1	0.66mi
622 Girard St NE Unit 301 Washington, DC	2.0	1.0	900	$1,995	$2.22	24d	1	0.67mi
400 Taylor St NE Washington, DC	2.0	1.0–1.5	955	$2,008	$2.10	1d	10	0.72mi
1039 Evarts St NE Washington, DC	1.0	1.0	634	$1,625	$2.56	12d	1	0.74mi
1530 Rhode Island Ave NE Washington, DC	1.0	1.0	633	$1,595	$2.52	1d	6	0.75mi
515 Franklin St NE Unit 3 Washington, DC	2.0	1.0	800	$2,100	$2.62	24d	1	0.78mi
515 Franklin St NE Unit 4 Washington, DC	1.0	1.0	800	$1,800	$2.25	24d	1	0.78mi
2607 Reed St NE Washington, DC	2.0	1.0–2.0	704	$2,936	$4.17	2d	19	0.78mi
1617 Rhode Island Ave NE Unit 501 Washington, DC	2.0	2.0	724	$2,400	$3.31	24d	1	0.80mi
1511 Franklin St NE Washington, DC	1.0	1.0	561	$1,450	$2.58	7d	7	0.80mi
1820 Irving St NE Washington, DC	2.0	1.0	800	$1,795	$2.24	3d	1	0.80mi
1400 Montana Ave NE Washington, DC	1.0	1.0	593	$2,120	$3.57	3d	15	0.81mi
1311 Rhode Island Ave NE Unit 6 Washington, DC	1.0	1.0	600	$2,395	$3.99	12d	1	0.81mi
1016 Rhode Island Ave NE Washington, DC	1.0	1.0	532	$2,199	$4.13	24d	1	0.82mi
1615 Franklin St NE Washington, DC	1.0	1.0	491	$1,450	$2.95	3d	10	0.82mi
1904 Irving St NE Unit 201 Washington, DC	1.0	1.0	550	$1,395	$2.54	24d	1	0.83mi
1904 Irving St NE Unit 102 Washington, DC	1.0	1.0	585	$1,395	$2.38	2d	1	0.83mi
806 Channing Pl NE Washington, DC	2.0	1.0–2.0	726	$2,763	$3.81	1d	28	0.83mi
1228 Brentwood Rd NE #1 Washington, DC	2.0	2.0	854	$2,095	$2.45	24d	1	0.85mi
315 Franklin St NE Washington, DC	1.0	1.0	900	$1,485	$1.65	2d	4	0.87mi
2641 4th St NE Washington, DC	3.0	2.0	1000	$1,848	$1.85	24d	1	0.89mi
4407 2nd St NE Washington, DC	1.0	1.0	703	$1,425	$2.03	22d	1	0.90mi
4407 2nd St NE Washington, DC	1.0	1.0	703	$1,425	$2.03	24d	1	0.90mi
2615 4th St NE Unit B1 Washington, DC	1.0	1.0	661	$1,800	$2.72	20d	1	0.91mi

HOA detail condo

• Monthly dues: $461 · $5,532/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-15
   price $224,900
2. 2026-03-26
   price $237,500
3. 2026-03-05
   price $250,000
4. 2026-02-20
   listed $260,000 Active
5. 2025-01-31
   historical
6. 2024-10-23
   price $352,000
7. 2024-10-23
   status Active
8. 2024-08-06
   status Pending
9. 2024-07-18
   price $239,000
10. 2024-05-01
    listed $274,000 Active
11. 1986-07-29
    soldstatus $66,500

ⓘ 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: $2,541 · $212/mo
• Projected year-2 tax: $2,541 · $212/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: $28,645
• − Mortgage interest: −$12,598
• − Property taxes: −$2,541
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − HOA: −$5,532
• − Depreciation: −$6,543
• Taxable loss: −$4,276
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $306/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

+238.2% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $224,900 BRIGHT MLS
• 2026-03-26 Price Changed $237,500 BRIGHT MLS
• 2026-03-05 Price Changed $250,000 BRIGHT MLS
• 2026-02-20 Listed $260,000 BRIGHT MLS
• 2025-01-31 Listing Removed — BRIGHT MLS
• 2024-10-23 Price Changed $352,000 BRIGHT MLS
• 2024-10-23 Relisted — BRIGHT MLS
• 2024-08-06 Pending — BRIGHT MLS
• 2024-07-18 Price Changed $239,000 BRIGHT MLS
• 2024-05-01 Listed $274,000 BRIGHT MLS
• 1986-07-29 Sold (Public Records) $66,500 Public Records

Property tax history

+23.8%/yr

Latest (2025): $2,541 · -6.1% YoY. Source: county tax records.