1311 Delaware Ave SW · Washington, DC 20024

$75,000

None bd · 1.0 ba · 790 sqft · MultiFamily · 1 Days on market

Built 1962

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Appreciation +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Located in the desirable South building, this spacious, sun-drenched studio boasts walls of windows, ample space to stretch out, and classic hardwood floors. Right off the living area is the covered porch- a perfect work from home space, as well as a place to enjoy your morning coffee or unwind after a long day with sunset views! The updated kitchen is outfitted with ample countertops and cabinet storage. Live in the heart of the SW Waterfront and have it all in the amenity-rich River Park Community! Co-op fees include gas, water, trash, sewer, electric, 24/7 concierge, fitness center, pool, security, party room, library, and more! Parking is available for rent inside the gated community. T

Key facts

• Covered porch
• Fitness center
• Updated kitchen

Tags

• COVERED PORCH
• UPDATED KITCHEN
• 24 7 CONCIERGE
• FITNESS CENTER
• POOL
• SECURITY

Property features AI

Finance

• Other: Community pool (in-ground)
• HOA & community: Monthly condo fee; Condo fee covers underlying mortgage, taxes, water, sewer, management, electricity, air conditioning, heat, and other items; Community amenities include common grounds, concierge, elevator, exercise/fitness room, extra storage, laundry facilities, picnic area, outdoor pool, and playground/tot lots

Exterior

• Parking: On-site rented parking in a parking lot
• Security: Concierge; Gated community
• Utilities: Public water; Public sewer
• Home design: Condominium unit; Mid-rise building (5–8 floors); Unit/flat; Entry on 2nd floor; Urban location; Property manager on-site; Pets allowed (cats and dogs allowed; restrictions and limits apply)
• Construction: Year built: estimated; Roof: Unknown
• Exterior features: Balcony; Above-grade outdoor structures

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal; Electric oven/range; Refrigerator
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Heating: Other; Cooling: Other; Hot water: Other
• Interior features: Open floor plan; Combination kitchen and dining area; Upgraded countertops; Wood floors; Sliding glass door
• Laundry & utility: Shared/common laundry in basement; No in-unit washer/dryer hookups

🏢 Co-op / cooperative unit. The $75,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $75k).
• Cap rate 57.2% 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 soft (-1.9%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $4,686/mo this rent would consume 52% of the median local household income ($107k/yr) (locally 1549% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.25% ✓
• Cap rate: 57.23%
• Cash-on-cash: 181.92%
• DSCR: 9.09
• GRM: 1.3

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: —
• Equity multiple: 9.43×
• Total profit: $176,952
• Equity at exit: $11,183

10-year hold

• IRR: —
• Equity multiple: 18.26×
• Total profit: $362,397
• Equity at exit: $6,485

Cash invested: $21,000 (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 20024

• Home prices YoY: -1.0%
• Rents YoY: -1.9%
• Active inventory: 156
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $4,686 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$984
• Net cashflow: $3,184

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 27%

Sensitivity live

Price	-10% $3,235	-5% $3,210	+0% $3,184	+5% $3,158	+10% $3,132
Rent	-10% $2,813	-5% $2,999	+0% $3,184	+5% $3,369	+10% $3,554
Rate	-1.0pp $3,221	-0.5pp $3,203	base $3,184	+0.5pp $3,164	+1.0pp $3,144

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$4,686
Total (2 units)			$4,686

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Delaware Ave SW Washington, DC	2.0	1.0	782	$2,625	$3.35	8d	2	0.03mi
1301 Delaware Ave SW Washington, DC	2.0	1.0	637	$3,000	$4.71	2d	2	0.03mi
240 M St SW Unit E709 Washington, DC	1.0	1.0	690	$2,250	$3.26	19d	1	0.10mi
240 M St SW Unit E605 Washington, DC	1.0	1.0	585	$1,895	$3.24	5d	1	0.10mi
1250 4th St SW Unit 312 Washington, DC	1.0	1.5	748	$1,995	$2.67	11d	1	0.11mi
1425 4th St SW Unit M1 Washington, DC	1.0	1.0	581	$2,400	$4.13	19d	1	0.14mi
1425 4th St SW Unit A609 Washington, DC	1.0	1.0	735	$2,250	$3.06	22d	1	0.14mi
222 M St SW Washington, DC	2.0	1.0–2.0	775	$3,568	$4.60	2d	19	0.15mi
1435 4th St SW Unit B306 Washington, DC	1.0	1.0	976	$2,400	$2.46	25d	1	0.17mi
429 N St SW Washington, DC	1.0	1.0	537	$2,350	$4.37	13d	2	0.18mi
118 O St SW Washington, DC	3.0	2.0	1120	$3,600	$3.21	25d	1	0.19mi
301 M St SW Washington, DC	2.0	1.0–2.0	698	$3,256	$4.66	2d	22	0.19mi
1101 3rd St SW Washington, DC	1.0	1.0	701	$2,225	$3.17	4d	1	0.21mi
1101 3rd St SW Washington, DC	1.0	1.0	497	$2,200	$4.42	25d	2	0.21mi
490 M St SW Washington, DC	1.0	1.0	600	$2,385	$3.98	19d	2	0.21mi
1150 4th St SW Washington, DC	2.0	1.0–2.0	698	$3,110	$4.45	2d	41	0.22mi
1001 3rd St SW Washington, DC	1.0	1.0	556	$2,374	$4.27	2d	104	0.26mi
465 M St SW Washington, DC	2.0	1.0–2.0	843	$3,800	$4.51	2d	45	0.27mi
525 Water St SW #411 Washington, DC	1.0	1.0	580	$2,500	$4.31	25d	1	0.28mi
525 Water St SW #430 Washington, DC	1.0	1.0	540	$2,250	$4.17	8d	1	0.28mi
350 Maple Dr SW Washington, DC	2.0	1.0–2.0	845	$5,323	$6.30	2d	30	0.31mi
1220 Half St SW Unit B Washington, DC	2.0	1.0	800	$2,200	$2.75	19d	1	0.32mi
1001 4th St SW Washington, DC	1.0–2.0	1.0–2.5	1008	$4,388	$4.35	2d	25	0.33mi
82 Q St SW Unit 1 Washington, DC	1.0	1.0	540	$1,895	$3.51	19d	1	0.33mi
113 Potomac Ave SW Washington, DC	3.0	1.0–2.0	1008	$7,634	$7.57	2d	139	0.35mi
1345 S Capitol St SW Washington, DC	2.0	1.0–2.0	936	$3,379	$3.61	2d	21	0.35mi
35 Parker Row SW Washington, DC	2.0	1.0–2.0	770	$6,000	$7.79	2d	12	0.38mi
355 I St SW Unit S319 Washington, DC	1.0	1.0	750	$2,400	$3.20	8d	1	0.40mi
770 Maine Ave SW Washington, DC	2.0	1.0–2.0	735	$3,815	$5.19	2d	9	0.40mi
1221 Van St SE Washington, DC	2.0	1.0–2.0	783	$4,122	$5.26	2d	25	0.40mi
355 I St SW Washington, DC	2.0	1.0	722	$2,495	$3.45	16d	3	0.40mi
355 I St SW Washington, DC	2.0	1.0	722	$2,495	$3.45	17d	4	0.40mi
201 I St SW Washington, DC	2.0	1.0–2.5	972	$3,551	$3.65	4d	1	0.41mi
907 6th St SW Washington, DC	2.0	1.0–2.0	925	$3,975	$4.30	2d	23	0.42mi
1211 Van St SE Unit 501a Washington, DC	2.0	1.0	884	$2,700	$3.05	25d	1	0.43mi
1211 Van St SE Washington, DC	1.0–3.0	1.0–2.5	1087	$5,022	$4.62	12d	5	0.43mi
60 I St SW Washington, DC	2.0	1.0–2.0	702	$3,609	$5.14	3d	21	0.43mi
800 4th St SW Washington, DC	1.0	1.0	549	$2,100	$3.83	2d	7	0.44mi
800 4th St SW Washington, DC	1.0	1.0	582	$2,350	$4.04	19d	7	0.44mi
800 4th St SW Washington, DC	1.0	1.0	582	$2,350	$4.04	18d	6	0.44mi

Listing history 2 events

1. 2026-06-02
   remarks 699-char remark
2. 2026-06-02
   listed $75,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $56,232
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$4,499
• − Management: −$4,499
• − Depreciation: −$2,182
• Taxable income: $39,352
• Est. tax owed @ 24.0%: −$9,444
• After-tax cash flow: $28,759/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): 15,888
• Household income: $107,411
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 1549.0

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 0.66)
• Race & ethnicity: Black 41% White 41% Hispanic / Latino 9% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Iranian 2% Slovak 1%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -3.47%
• Current HPI: 358.3856
• Rent YoY: ▼ -1.91%
• 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

+3471.4% since first listed

24 events — show timeline

• 2026-06-01 Listed $75,000 BRIGHT MLS
• 2026-05-30 Listed for Rent $2,645 SHOWMOJO
• 2026-05-22 Rental Removed $2,150 BRIGHTMLS
• 2026-05-22 Listed for Rent $2,150 SHOWMOJO
• 2026-05-11 Listing Removed — BRIGHT MLS
• 2026-04-05 Rental Removed $1,650 APPFOLIO
• 2026-04-03 Listed for Rent $1,650 APPFOLIO
• 2026-03-25 Rental Removed $2,750 SHOWMOJO
• 2026-02-27 Rental Removed $2,750 APPFOLIO
• 2026-02-10 Listed for Rent $2,750 BRIGHTMLS
• 2026-02-10 Rental Removed $2,850 BRIGHTMLS
• 2026-01-22 Listed $148,000 BRIGHT MLS
• 2026-01-10 Listed for Rent $2,850 BRIGHTMLS
• 2026-01-02 Coming Soon — BRIGHT MLS
• 2025-12-16 Price Changed $1,800 APPFOLIO
• 2025-12-11 Listed for Rent $2,795 SHOWMOJO
• 2025-11-05 Listed for Rent $1,899 APPFOLIO
• 2025-02-23 Rental Removed $1,800 APPFOLIO
• 2025-02-08 Listed for Rent $1,800 APPFOLIO
• 2024-11-01 Rental Removed $2,100 RENTALBEAST
• 2024-10-22 Listed for Rent $2,100 RENTALBEAST
• 2024-10-17 Rental Removed $2,100 RENTALBEAST
• 2024-10-04 Listed for Rent $2,100 RENTALBEAST
• 2022-02-03 Price Changed $860 RENT.