7539 9th St NW · Washington, DC 20012

$312,700

3 bd · 1.5 ba · 1,088 sqft · Townhouse public records · 38 Days on market

Built 1948 2,244 sqft lot Est $545k · 43% under

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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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

AUCTION. Affordable end unit townhome offers 3 beds, 1.5 baths and will need your design ideas. The home offers ample room to relax and entertain with living room, kitchen, attached covered porch, and a partially finished basement. The home is in need of repairs to include roof, ceiling, floors and many other cosmetic and functional updates. Property is sold as-is with NO property disclosure or inspection reports. USE CAUTION throughout kitchen, bedrooms, and other areas - ceiling and floor damage reported, water damage reported, and some debris may be in the kitchen area. MOLD may be present.

Key facts

• Built 1948
• Listed 38 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse
• Construction: Brick construction; Concrete roof; Other foundation; Built (year source: Assessor)
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bath; One half bath
• Heating & cooling: Forced air heating; Heating fuel: Other
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $313k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $289k (7.6% below list).
• Recommended offer: $289k (7.6% below list) — sets the bar for 1% rule.
• 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: Takoma Es (417 students, 0% FRL); Ida B. Wells Ms (539 students, 0% FRL); Coolidge Hs (1,015 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 (-1.3%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $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 38 days — a 3% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y 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.
• Current owner paid $118k; list at $313k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $289,016 (7.6% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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 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: 1.68%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $545,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7527 8th St NW	0.05mi	3/2.5	1,088 (0%)	3mo	$485,000	$446	91
7915 Eastern Ave #1208	0.37mi	2/2.0 (-1)	1,080 (-1%)	0mo	$360,000	$333	74
7125 Georgia Ave NW #3	0.38mi	2/2.0 (-1)	1,058 (-3%)	1mo	$530,000	$501	70
7125 Georgia Ave NW #5	0.38mi	2/2.0 (-1)	1,106 (+2%)	3mo	$535,000	$484	70
7125 Georgia Ave NW #4	0.38mi	2/2.0 (-1)	1,058 (-3%)	2mo	$515,000	$487	69
7125 Georgia Ave NW #8	0.38mi	2/2.0 (-1)	1,167 (+7%)	1mo	$585,000	$501	63
7175 12th St NW #506	0.36mi	2/2.0 (-1)	1,008 (-7%)	2mo	$617,400	$613	62
7175 12th St NW #416	0.36mi	2/2.0 (-1)	1,196 (+10%)	1mo	$829,900	$694	59
7125 Georgia Ave NW #9	0.38mi	2/2.0 (-1)	1,199 (+10%)	1mo	$615,000	$513	58
7175 12th St NW #406	0.36mi	2/2.0 (-1)	946 (-13%)	5mo	$619,900	$655	50
7175 12th St NW #516	0.36mi	2/2.0 (-1)	1,249 (+15%)	2mo	$809,900	$648	50
8045 Newell St #506	0.51mi	2/2.0 (-1)	1,221 (+12%)	1mo	$450,000	$369	48

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: $-51,312
• Equity at exit: $46,625

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-67,214
• Equity at exit: $27,037

Cash invested: $87,556 (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 20012

• Rents YoY: -1.3%
• Active inventory: 83
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,890 high
• Mortgage (P&I): −$1,640
• Tax est. 1.5%: −$391 /mo · $4,690/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $122

Break-even live

Break-even rent $2,735

Max offer price $312,700

Occupancy floor 91%

Sensitivity live

Price	-10% $338	-5% $230	+0% $122	+5% $14	+10% $-94
Rent	-10% $-106	-5% $8	+0% $122	+5% $236	+10% $351
Rate	-1.0pp $280	-0.5pp $202	base $122	+0.5pp $41	+1.0pp $-41

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: $78,175
• Closing costs: $9,381
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7700 Georgia Ave NW #301 Washington, DC	2.0	2.0	868	$3,800	$4.38	18d	1	0.11mi
7700 Georgia Ave NW #202 Washington, DC	2.0	2.0	950	$2,990	$3.15	3d	1	0.11mi
7730 Eastern Ave NW Washington, DC	2.0	1.0	995	$2,250	$2.26	17d	2	0.12mi
7227 Georgia Ave NW Unit B Washington, DC	2.0	2.5	1400	$3,200	$2.29	5d	1	0.28mi
7135 Georgia Ave NW Washington, DC	2.0	1.0	736	$1,950	$2.65	26d	1	0.36mi
7923 Eastern Ave Silver Spring, MD	2.0	2.0	995	$2,425	$2.44	7d	2	0.37mi
8025 13th St Silver Spring, MD	1.0–2.0	1.0–2.0	880	$2,427	$2.76	3d	10	0.37mi
7150 12th St NW Washington, DC	2.0	1.0–2.0	898	$4,087	$4.55	0d	42	0.39mi
8060 13th St Silver Spring, MD	2.0	1.0–2.0	1036	$2,135	$2.06	1d	27	0.40mi
8021 Georgia Ave Silver Spring, MD	2.0	1.0–2.0	934	$2,757	$2.95	0d	18	0.41mi
1155 Dahlia St NW Washington, DC	3.0–5.0	2.0–4.0	1422	$950	$0.67	3d	17	0.43mi
1100 Dahlia St NW Washington, DC	2.0	2.0	723	$3,530	$4.88	0d	33	0.50mi
1133 East-West Hwy Silver Spring, MD	2.0	1.0–2.0	859	$2,784	$3.24	0d	31	0.52mi
6937 Georgia Ave NW Washington, DC	1.0–2.0	1.0–1.5	918	$2,450	$2.67	26d	1	0.52mi
7051 Spring Pl NW Washington, DC	2.0	1.0–2.0	793	$2,025	$2.55	6d	1	0.53mi
6925 Georgia Ave NW Washington, DC	3.0	2.0	1100	$2,394	$2.18	9d	1	0.55mi
7035 Blair Rd NW Washington, DC	2.0	1.0–2.0	748	$3,408	$4.55	0d	14	0.55mi
1200 East-West Hwy Silver Spring, MD	1.0–2.0	1.0–2.5	887	$2,755	$3.10	0d	18	0.63mi
8000 Eastern Dr Silver Spring, MD	1.0–2.0	1.0	798	$2,470	$3.10	1d	20	0.64mi
1201 E West Hwy Silver Spring, MD	2.0–3.0	2.0	1225	$2,950	$2.41	6d	3	0.65mi
1201 E West Hwy Silver Spring, MD	2.0–3.0	2.0	1300	$2,950	$2.27	1d	2	0.65mi
1201 E West Hwy Silver Spring, MD	1.0–2.0	1.0–2.0	1037	$3,200	$3.09	20d	3	0.65mi
314 Carroll St NW Washington, DC	1.0–2.0	1.0	758	$2,300	$3.03	26d	3	0.67mi
1215 E West Hwy Silver Spring, MD	2.0	1.0	806	$2,407	$2.99	0d	12	0.67mi
6800 Georgia Ave NW Washington, DC	1.0–3.0	1.0–2.0	734	$4,110	$5.60	0d	18	0.68mi
1401 Blair Mill Rd Silver Spring, MD	3.0	1.0–2.5	960	$3,385	$3.52	0d	84	0.68mi
714 Sligo Ave Silver Spring, MD	1.0–2.0	1.0	765	$1,895	$2.48	45d	1	0.68mi
714 Sligo Ave Silver Spring, MD	1.0–2.0	1.0	765	$1,895	$2.48	24d	1	0.68mi
218 Cedar St NW Washington, DC	1.0–2.0	1.0–2.0	735	$3,350	$4.56	24d	7	0.68mi
8200 Dixon Ave Silver Spring, MD	1.0–2.0	1.0–2.0	960	$3,410	$3.55	0d	21	0.70mi
235 Carroll St NW Washington, DC	2.0	1.0–2.0	808	$3,320	$4.11	3d	10	0.71mi
915 Silver Spring Ave Silver Spring, MD	2.0	1.0–2.0	821	$3,152	$3.84	0d	36	0.72mi
1150 Ripley St Silver Spring, MD	2.0	1.0–2.0	858	$2,800	$3.26	0d	24	0.73mi
610 Ritchie Ave Silver Spring, MD	3.0	1.5	1351	$3,000	$2.22	45d	1	0.76mi
1155 Ripley St Silver Spring, MD	2.0	1.0–2.5	859	$2,908	$3.38	1d	26	0.76mi
8250 Georgia Ave Silver Spring, MD	1.0–2.0	1.0–2.0	763	$2,945	$3.86	0d	24	0.78mi
180 High Park Ln Silver Spring, MD	3.0	1.0–2.0	927	$4,383	$4.73	0d	8	0.81mi
816 Easley St Silver Spring, MD	2.0	1.0	727	$2,453	$3.37	0d	38	0.83mi
327 Whittier St NW Unit A Washington, DC	3.0	1.5	1152	$3,900	$3.39	26d	1	0.83mi
929 Bonifant St Silver Spring, MD	1.0–2.0	1.0	827	$1,321	$1.60	45d	1	0.84mi

Listing history 24 events

1. 2026-06-21
   days on market $312,700 Active 38 DOM
2. 2026-06-18
   days on market $312,700 Active 35 DOM
3. 2026-06-17
   days on market $312,700 Active 34 DOM
4. 2026-06-16
   days on market $312,700 Active 33 DOM
5. 2026-06-15
   days on market $312,700 Active 32 DOM
6. 2026-06-13
   days on market $312,700 Active 30 DOM
7. 2026-06-09
   days on market $312,700 Active 26 DOM
8. 2026-06-08
   days on market $312,700 Active 25 DOM
9. 2026-06-07
   days on market $312,700 Active 24 DOM
10. 2026-06-04
    days on market $312,700 Active 21 DOM
11. 2026-06-03
    days on market $312,700 Active 20 DOM
12. 2026-06-02
    days on market $312,700 Active 19 DOM
13. 2026-06-01
    days on market $312,700 Active 18 DOM
14. 2026-05-31
    days on market $312,700 Active 17 DOM
15. 2026-05-14
    listed $312,700 Active
16. 2019-05-24
    status Pending
17. 2019-05-23
    historical
18. 2019-05-05
    listed $285,000 Active
19. 2019-04-27
    listed $299,000
20. 2019-04-27
    historical
21. 1996-07-18
    soldstatus $117,900
22. 1996-06-30
    soldstatus $117,900
23. 1996-05-06
    historical
24. 1996-04-17
    listed $122,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,682
• − Mortgage interest: −$17,516
• − Property taxes: −$4,690
• − Insurance: −$1,564
• − Repairs & maintenance: −$2,775
• − Management: −$2,775
• − Depreciation: −$9,097
• Taxable loss: −$3,734
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $2,363/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): 17,519
• Household income: $121,418
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 663.0

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 0.63)
• Race & ethnicity: Black 54% White 22% Hispanic / Latino 17% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 1% Dominican 3%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 78% English-only · Spanish 15% French/Haitian/Cajun 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: ▼ -498.02%
• Current HPI: 353.3608
• Rent YoY: ▼ -1.26%
• 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

+154.4% since first listed

10 events — show timeline

• 2026-05-14 Listed $312,700 BRIGHT MLS
• 2019-05-24 Pending — BRIGHT MLS
• 2019-05-23 Listing Removed — BRIGHT MLS
• 2019-05-05 Listed $285,000 BRIGHT MLS
• 2019-04-27 Listing Removed — BRIGHT MLS
• 2019-04-27 Listed $299,000 BRIGHT MLS
• 1996-07-18 Sold (Public Records) $117,900 Public Records
• 1996-06-30 Sold (MLS) $117,900 MRIS
• 1996-05-06 Delisted — MRIS
• 1996-04-17 Listed $122,900 MRIS

Property tax history

+21.8%/yr

Latest (2025): $27,107 · +1.2% YoY. Source: county tax records.