2017 Vermont Ave NW · Washington, DC 20001

$497,600

3 bd · 1.5 ba · 1,614 sqft · Townhouse public records · 144 Days on market

Built 1900 1,160 sqft lot Est $883k · 44% under

---

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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

AUCTION - OCCUPIED. This affordable row house offers the opportunity to create your dream space or add to your income portfolio. The townhome features 3 bedrooms, 2 bathrooms, and is located in the vibrant U street Corridor area. The home is sold as-is with NO property disclosure or inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. "As is" CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• Parking
• Built 1900
• Listed 144 days

Property features AI

Exterior

• Parking: Driveway parking (1 space)
• Utilities: Public water; Public sewer; Electric service (standard power)
• Home design: Interior townhouse/rowhouse; Finished above-grade living area recorded by assessor
• Construction: Brick construction; Metal roof; Slab foundation; Built year recorded by assessor
• Exterior features: No tidal water on the property

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $498k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $460k (7.5% below list).
• Recommended offer: $438k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Zoned schools: Garrison Es (375 students, 0% FRL); Cardozo Education Campus (639 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.8%/yr); 377 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 runs 40% of the median local income ($138k/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 $3k of loan paydown is wiped out by about $15k 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 144 days — a 12% lower offer ($438k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $54k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $410k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $437,888 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $882,858
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1834 6th St NW	0.29mi	3/2.5	1,482 (-8%)	1mo	$1,100,000	$742	68
1443 S St NW #2	0.54mi	2/2.5 (-1)	1,586 (-2%)	1mo	$1,370,000	$864	62
70 Adams St NW	0.73mi	3/2.0	1,560 (-3%)	0mo	$710,000	$455	58
736 Girard St NW	0.56mi	4/2.0 (+1)	1,696 (+5%)	1mo	$725,000	$427	57
1851 3rd St NW	0.52mi	3/2.5	1,748 (+8%)	1mo	$910,000	$521	57
731 Fairmont St NW #2	0.53mi	3/3.0	1,756 (+9%)	1mo	$799,000	$455	54
2534 11th St NW #2	0.41mi	2/2.5 (-1)	1,800 (+12%)	0mo	$1,200,000	$667	52
600 Harvard St NW #2	0.68mi	3/3.5	1,701 (+5%)	1mo	$830,000	$488	51
1443 Chapin St NW #401	0.59mi	3/2.5	1,410 (-13%)	1mo	$1,125,000	$798	47
1443 Chapin St NW #404	0.59mi	2/2.0 (-1)	1,421 (-12%)	1mo	$918,000	$646	45
2819 11th St NW #2	0.61mi	2/2.0 (-1)	1,377 (-15%)	1mo	$752,745	$547	39
1132 Columbia Rd NW #3	0.71mi	3/3.5	1,813 (+12%)	1mo	$915,000	$505	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-81,675
• Equity at exit: $74,194

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-107,016
• Equity at exit: $43,023

Cash invested: $139,328 (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 20001

• Rents YoY: -0.8%
• Active inventory: 377
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $4,601 high
• Mortgage (P&I): −$2,609
• Tax from tax record: −$624 /mo · $7,488/yr
• Insurance: −$207
• HOA: −$0
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $194

Break-even live

Break-even rent $4,355

Max offer price $497,600

Occupancy floor 91%

Sensitivity live

Price	-10% $476	-5% $335	+0% $194	+5% $53	+10% $-87
Rent	-10% $-169	-5% $12	+0% $194	+5% $376	+10% $558
Rate	-1.0pp $445	-0.5pp $321	base $194	+0.5pp $65	+1.0pp $-66

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: $124,400
• Closing costs: $14,928
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2016 10th St NW Washington, DC	3.0	3.0	1656	$4,500	$2.72	20d	1	0.07mi
2131 9th St NW Washington, DC	2.0	1.0–2.0	773	$3,850	$4.98	0d	4	0.10mi
965 Florida Ave NW Washington, DC	2.0	1.0–2.0	778	$4,870	$6.26	0d	17	0.10mi
901 W St NW Washington, DC	1.0–2.0	1.0–2.5	1136	$5,539	$4.87	0d	3	0.10mi
2112 8th St NW Washington, DC	1.0–2.0	1.0–2.0	860	$5,361	$6.23	0d	12	0.11mi
1924 8th St NW Washington, DC	2.0	1.0–2.0	811	$3,803	$4.69	0d	20	0.12mi
1915 11th St NW Washington, DC	3.0	2.0	1750	$4,650	$2.66	26d	1	0.15mi
1837 11th St NW Washington, DC	3.0	2.0	1563	$4,500	$2.88	0d	1	0.21mi
1819 10th St NW Unit A Washington, DC	2.0	2.5	2039	$4,999	$2.45	26d	1	0.21mi
1227 V St NW Washington, DC	3.0	2.5	1674	$5,550	$3.32	4d	1	0.23mi
1805 9th St NW Washington, DC	3.0	2.5	1800	$4,995	$2.77	24d	1	0.26mi
1818 7th St NW Washington, DC	1.0–2.0	1.0–2.0	955	$4,650	$4.87	0d	25	0.26mi
1802 11th St NW Unit 3B Washington, DC	3.0	2.0	1050	$4,495	$4.28	20d	1	0.27mi
1802 11th St NW Unit 3B Washington, DC	3.0	2.0	1050	$4,495	$4.28	26d	1	0.27mi
1920 6th St NW Washington, DC	3.0	2.5	1928	$5,500	$2.85	21d	1	0.28mi
1310 U St NW Washington, DC	1.0–2.0	1.0–2.0	956	$4,705	$4.92	0d	7	0.29mi
527 U St NW #689 Washington, DC	2.0	2.5	1320	$2,830	$2.14	9d	1	0.29mi
2228 13th St NW #3 Washington, DC	3.0	2.5	1305	$6,200	$4.75	26d	1	0.30mi
1301 U St NW Washington, DC	1.0–2.0	1.0–2.0	839	$4,652	$5.54	0d	8	0.30mi
543 Florida Ave NW #2 Washington, DC	2.0	1.0	1105	$3,200	$2.90	20d	1	0.33mi
1315 W St NW Washington, DC	2.0	1.0–2.0	913	$4,496	$4.92	4d	27	0.34mi
533 Florida Ave NW #2 Washington, DC	2.0	1.5	1608	$3,000	$1.87	18d	1	0.35mi
1113 Clifton St NW Washington, DC	4.0	2.5	2076	$5,700	$2.75	26d	1	0.35mi
2533 11th St NW Washington, DC	3.0	2.5	2220	$4,000	$1.80	14d	1	0.39mi
1308 Clifton St NW #217 Washington, DC	2.0	2.0	1400	$4,195	$3.00	0d	1	0.40mi
924 Euclid St NW Washington, DC	2.0	2.0	1800	$3,250	$1.81	26d	1	0.40mi
1910 4th St NW Washington, DC	2.0	2.5	1700	$4,200	$2.47	20d	1	0.42mi
1829 5th St NW Unit 3 Washington, DC	3.0	3.5	1600	$5,850	$3.66	20d	1	0.42mi
1829 5th St NW Unit 3 Washington, DC	3.0	3.5	1600	$5,850	$3.66	6d	1	0.42mi
1210 R St NW Washington, DC	2.0	2.0	1050	$4,600	$4.38	21d	1	0.43mi
1416 Belmont St NW #2 Washington, DC	2.0	1.0	1465	$2,650	$1.81	14d	1	0.44mi
2420 14th St NW Washington, DC	2.0	1.0–2.0	805	$4,133	$5.13	0d	15	0.44mi
1224 R St NW Unit 2B Washington, DC	3.0	3.0	1559	$7,000	$4.49	16d	1	0.44mi
1224 R St NW #2 Washington, DC	3.0	3.0	1600	$9,500	$5.94	6d	1	0.44mi
1224 R St NW #2 Washington, DC	3.0	3.0	1559	$9,000	$5.77	26d	1	0.44mi
1619 12th St NW Unit 1st Floor Washington, DC	2.0	1.5	1300	$3,475	$2.67	17d	1	0.45mi
1619 12th St NW Unit 1 Washington, DC	2.0	1.5	1300	$3,250	$2.50	14d	1	0.45mi
1339 Riggs St NW Unit 1 Washington, DC	3.0	3.5	2160	$6,000	$2.78	26d	1	0.46mi
1610 11th St NW Unit 3B Washington, DC	2.0	2.0	1407	$6,400	$4.55	26d	1	0.48mi
1944 3rd St NW Washington, DC	3.0	2.5	2124	$4,195	$1.98	26d	1	0.48mi

Listing history 34 events

1. 2026-06-21
   days on market $497,600 Active 144 DOM
2. 2026-06-18
   days on market $497,600 Active 141 DOM
3. 2026-06-17
   days on market $497,600 Active 140 DOM
4. 2026-06-16
   days on market $497,600 Active 139 DOM
5. 2026-06-15
   days on market $497,600 Active 138 DOM
6. 2026-06-13
   days on market $497,600 Active 136 DOM
7. 2026-06-09
   days on market $497,600 Active 132 DOM
8. 2026-06-08
   days on market $497,600 Active 131 DOM
9. 2026-06-07
   days on market $497,600 Active 130 DOM
10. 2026-06-04
    days on market $497,600 Active 127 DOM
11. 2026-06-03
    days on market $497,600 Active 126 DOM
12. 2026-06-02
    days on market $497,600 Active 125 DOM
13. 2026-06-01
    days on market $497,600 Active 124 DOM
14. 2026-05-31
    days on market $497,600 Active 123 DOM
15. 2026-04-16
    price $497,600
16. 2026-03-16
    price $523,700
17. 2026-01-28
    listed $551,200 Active
18. 2024-05-31
    status Pending
19. 2024-05-31
    historical
20. 2024-05-03
    price $795,000
21. 2024-05-03
    status Active
22. 2024-04-07
    historical
23. 2024-03-17
    listed $975,000 Active
24. 2024-03-17
    historical
25. 2004-12-17
    historical
26. 2004-11-17
    listed
27. 2004-10-22
    soldstatus $410,000
28. 2000-01-20
    soldstatus $120,000
29. 1999-05-06
    historical
30. 1999-04-01
    listed
31. 1994-02-22
    soldstatus $63,000
32. 1993-07-30
    soldstatus $84,350
33. 1990-12-13
    soldstatus $160,000
34. 1988-08-29
    soldstatus $37,500

ⓘ 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: $7,488 · $624/mo
• Projected year-2 tax: $7,488 · $624/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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $55,216
• − Mortgage interest: −$27,873
• − Property taxes: −$7,488
• − Insurance: −$2,488
• − Repairs & maintenance: −$4,417
• − Management: −$4,417
• − Depreciation: −$14,476
• Taxable loss: −$5,944
• Est. tax savings @ 24.0%: +$1,426
• After-tax cash flow: $3,757/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): 44,616
• Household income: $138,059
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 3130.0

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 0.67)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 11% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 7% Chinese 3% Other Indo-European 2%

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: ▼ -859.30%
• Current HPI: 400.1329
• Rent YoY: ▼ -0.75%
• 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

+1226.9% since first listed

20 events — show timeline

• 2026-04-16 Price Changed $497,600 BRIGHT MLS
• 2026-03-16 Price Changed $523,700 BRIGHT MLS
• 2026-01-28 Listed $551,200 BRIGHT MLS
• 2024-05-31 Pending — BRIGHT MLS
• 2024-05-31 Listing Removed — BRIGHT MLS
• 2024-05-03 Price Changed $795,000 BRIGHT MLS
• 2024-05-03 Relisted — BRIGHT MLS
• 2024-04-07 Listing Removed — BRIGHT MLS
• 2024-03-17 Listed $975,000 BRIGHT MLS
• 2024-03-17 Coming Soon — BRIGHT MLS
• 2004-12-17 Delisted — MRIS
• 2004-11-17 Listed — MRIS
• 2004-10-22 Sold (Public Records) $410,000 Public Records
• 2000-01-20 Sold (Public Records) $120,000 Public Records
• 1999-05-06 Delisted — MRIS
• 1999-04-01 Listed — MRIS
• 1994-02-22 Sold (Public Records) $63,000 Public Records
• 1993-07-30 Sold (Public Records) $84,350 Public Records
• 1990-12-13 Sold (Public Records) $160,000 Public Records
• 1988-08-29 Sold (Public Records) $37,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $7,488 · +0.3% YoY. Source: county tax records.