1920 Naylor Rd SE Unit T3 · Washington, DC 20020

$59,000

1 bd · 1.0 ba · 566 sqft · Condo public records · 28 Days on market

Built 1963 $315/mo HOA · 20% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry & Write Offer. (Active Pending release) Terrace level 1 bed, 1 bath, As-is condition. Renovations started and Ready for your personal touch. Anacostia & Potomac Ave METROs. The property was built in 1963. 1920 Naylor Rd SE T3 in the Fairlawn neighborhood in Washington, DC. Investment rental opportunity. Cash offers.

Key facts

• 2-bedroom layout
• Secure building
• Commuter routes

Tags

• 2-BEDROOM LAYOUT
• SECURE BUILDING
• PUBLIC TRANSPORTATION
• COMMUTER ROUTES
• SHOPPING
• DINING

Property features AI

Finance

• Other: Property manager present
• HOA & community: Monthly condo fee of $315; Association managed professionally off-site; HOA covers common area maintenance, exterior building maintenance, snow removal, and trash; Community amenities include laundry facilities and security; Pets allowed on a case-by-case basis

Exterior

• Parking: Parking lot
• Security: Building offers security (per association amenities)
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating fuel; Electric for cooling
• Home design: Condominium unit; Mid-rise building (5–8 floors); Unit/flat; Entry floor: 1
• Construction: Brick construction
• Exterior features: Tidal water: no; Above-grade and below-grade structures present

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: No basement; Living area reported by assessor
• Laundry & utility: Common laundry facilities (not in unit)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $59k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 (+3.9%/yr); 296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 35% of the median local income ($54k/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 $408 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 + 3.9% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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 $28k; list at $59k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $58,115 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.70% ✓
• Cap rate: 18.05%
• Cash-on-cash: 41.99%
• DSCR: 2.87
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.49×
• Total profit: $24,643
• Equity at exit: $8,797

10-year hold

• IRR: 42.1%
• Equity multiple: 5.25×
• Total profit: $70,157
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$309
• Tax from tax record: −$30 /mo · $363/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$315
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $512

Break-even live

Break-even rent $944

Max offer price $59,000

Occupancy floor 63%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1928 Naylor Rd SE Unit 102 Washington, DC	2.0	2.0	750	$1,482	$1.98	2d	1	0.03mi
1928 Naylor Rd SE Unit 503 Washington, DC	2.0	2.0	750	$1,595	$2.13	15d	1	0.03mi
1949 Naylor Rd SE Unit 105 Washington, DC	—	1.0	449	$1,500	$3.34	24d	1	0.05mi
1925 Minnesota Ave SE Washington, DC	1.0	1.0	600	$1,400	$2.33	24d	1	0.18mi
2323 Pennsylvania Ave SE Washington, DC	1.0	1.0	666	$1,781	$2.67	3d	10	0.25mi
1621 17th Pl SE Apt 3 Washington, DC	1.0	1.0	720	$1,300	$1.81	24d	1	0.26mi
1601 17th St SE Washington, DC	1.0	1.0	720	$1,650	$2.29	24d	1	0.28mi
1622 17th St SE Unit 2001 Washington, DC	2.0	1.0	535	$1,850	$3.46	24d	1	0.28mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	15d	1	0.28mi
1609 17th St SE #202 Washington, DC	2.0	1.0	718	$1,950	$2.72	24d	1	0.28mi
2419 Naylor Rd SE Washington, DC	—	1.0	580	$1,250	$2.16	24d	1	0.41mi
1501 27th St SE #406 Washington, DC	1.0	1.0	598	$1,350	$2.26	14d	1	0.42mi
1721 T St SE Washington, DC	1.0–2.0	1.0	785	$1,350	$1.72	22d	6	0.44mi
1550 27th St SE Washington, DC	1.0	1.0	550	$1,100	$2.00	24d	1	0.47mi
1550 27th St SE Washington, DC	2.0	1.0	660	$1,250	$1.89	4d	1	0.47mi
1560 27th St SE Washington, DC	1.0	1.0	660	$1,100	$1.67	24d	1	0.47mi
2515 R St SE Washington, DC	1.0–2.0	1.0	812	$1,585	$1.95	5d	2	0.47mi
1527 28th St SE Washington, DC	1.0	1.0	700	$1,150	$1.64	24d	1	0.49mi
1600 Pennsylvania Ave SE Washington, DC	1.0–2.0	1.0–2.0	743	$2,072	$2.79	2d	4	0.50mi
1600 Marion Barry Ave SE Unit Basement -B01 Washington, DC	1.0	1.0	550	$1,550	$2.82	24d	1	0.53mi
1847 Marion Barry Ave SE Washington, DC	1.0–2.0	1.0	725	$1,250	$1.72	24d	1	0.54mi
2801 R St SE Unit 2 Washington, DC	2.0	1.0	700	$1,569	$2.24	24d	1	0.57mi
1500 Pennsylvania Ave SE #305 Washington, DC	1.0	1.0	590	$2,400	$4.07	17d	1	0.58mi
1500 Pennsylvania Ave SE Washington, DC	1.0	1.0	713	$2,370	$3.32	14d	2	0.59mi
2300 Good Hope Rd SE Washington, DC	2.0	1.0–2.0	1020	$1,458	$1.43	24d	6	0.60mi
1907 Good Hope Ct SE #7 Washington, DC	1.0	1.0	578	$1,500	$2.60	24d	1	0.61mi
1907 Good Hope Ct SE #309 Washington, DC	2.0	1.0	670	$1,595	$2.38	24d	1	0.61mi
1361 K St SE #303 Washington, DC	1.0	1.0	510	$1,800	$3.53	24d	1	0.61mi
2843 Minnesota Ave SE Unit 1 Washington, DC	1.0	1.0	631	$1,285	$2.04	24d	1	0.62mi
1401 Pennsylvania Ave SE Washington, DC	3.0	1.0–2.0	710	$2,749	$3.87	2d	8	0.65mi
1721 29th St SE Unit 1 Washington, DC	1.0	1.0	725	$1,395	$1.92	20d	1	0.66mi
1434 Potomac Ave SE Washington, DC	1.0	1.0	599	$1,990	$3.32	24d	1	0.68mi
2562 Naylor Rd SE Washington, DC	1.0–2.0	1.0	790	$1,535	$1.94	2d	21	0.70mi
713 14th St SE Washington, DC	1.0	1.0	450	$1,450	$3.22	24d	1	0.71mi
1391 Pennsylvania Ave SE Washington, DC	1.0	1.0–2.0	641	$3,200	$4.99	7d	1	0.76mi
420 16th St SE Washington, DC	1.0	1.0	658	$2,000	$3.04	4d	1	0.76mi
2607 Naylor Rd SE Washington, DC	1.0	1.0	665	$1,275	$1.92	7d	4	0.77mi
1901 C St SE Washington, DC	2.0	1.0–2.0	839	$2,674	$3.19	1d	11	0.78mi
1319 Pennsylvania Ave SE Unit 2 Washington, DC	1.0	1.0	624	$1,650	$2.64	24d	1	0.79mi
3101 Pennsylvania Ave SE Washington, DC	1.0	1.0	665	$1,195	$1.80	2d	1	0.80mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $59,000 Active 28 DOM
2. 2026-06-17
   days on market $59,000 Active 27 DOM
3. 2026-06-16
   days on market $59,000 Active 26 DOM
4. 2026-06-15
   days on market $59,000 Active 25 DOM
5. 2026-06-13
   days on market $59,000 Active 23 DOM
6. 2026-06-09
   days on market $59,000 Active 19 DOM
7. 2026-06-08
   days on market $59,000 Active 18 DOM
8. 2026-06-07
   days on market $59,000 Active 17 DOM
9. 2026-06-04
   days on market $59,000 Active 14 DOM
10. 2026-06-03
    days on market $59,000 Active 13 DOM
11. 2026-06-02
    days on market $59,000 Active 12 DOM
12. 2026-06-01
    days on market $59,000 Active 11 DOM
13. 2026-05-31
    days on market $59,000 Active 10 DOM
14. 2026-05-21
    listed $59,000 Active
15. 2015-06-16
    soldstatus $28,000 337-char remark

    Show marketing remark (337 chars)

    Hurry & Write Offer. (Active Pending release) Terrace level 1 bed, 1 bath, As-is condition. Renovations started and Ready for your personal touch. Anacostia & Potomac Ave METROs. The property was built in 1963. 1920 Naylor Rd SE T3 in the Fairlawn neighborhood in Washington, DC. Investment rental opportunity. Cash offers.

16. 2015-06-16
    soldstatus $28,000 Sold 337-char remark

    Show marketing remark (337 chars)

    Hurry & Write Offer. (Active Pending release) Terrace level 1 bed, 1 bath, As-is condition. Renovations started and Ready for your personal touch. Anacostia & Potomac Ave METROs. The property was built in 1963. 1920 Naylor Rd SE T3 in the Fairlawn neighborhood in Washington, DC. Investment rental opportunity. Cash offers.

17. 2015-05-10
    status Contract 337-char remark

    Show marketing remark (337 chars)

    Hurry & Write Offer. (Active Pending release) Terrace level 1 bed, 1 bath, As-is condition. Renovations started and Ready for your personal touch. Anacostia & Potomac Ave METROs. The property was built in 1963. 1920 Naylor Rd SE T3 in the Fairlawn neighborhood in Washington, DC. Investment rental opportunity. Cash offers.

18. 2015-05-01
    status Active 337-char remark

    Show marketing remark (337 chars)

    Hurry & Write Offer. (Active Pending release) Terrace level 1 bed, 1 bath, As-is condition. Renovations started and Ready for your personal touch. Anacostia & Potomac Ave METROs. The property was built in 1963. 1920 Naylor Rd SE T3 in the Fairlawn neighborhood in Washington, DC. Investment rental opportunity. Cash offers.

19. 2015-04-14
    status Contract 337-char remark

    Show marketing remark (337 chars)

    Hurry & Write Offer. (Active Pending release) Terrace level 1 bed, 1 bath, As-is condition. Renovations started and Ready for your personal touch. Anacostia & Potomac Ave METROs. The property was built in 1963. 1920 Naylor Rd SE T3 in the Fairlawn neighborhood in Washington, DC. Investment rental opportunity. Cash offers.

20. 2015-03-25
    listed $30,000 Active 337-char remark

    Show marketing remark (337 chars)

    Hurry & Write Offer. (Active Pending release) Terrace level 1 bed, 1 bath, As-is condition. Renovations started and Ready for your personal touch. Anacostia & Potomac Ave METROs. The property was built in 1963. 1920 Naylor Rd SE T3 in the Fairlawn neighborhood in Washington, DC. Investment rental opportunity. Cash offers.

21. 2010-06-21
    historical
22. 2010-06-21
    historical
23. 2010-05-13
    price
24. 2010-02-08
    listed Active
25. 2010-02-08
    listed $35,000
26. 2009-06-29
    historical
27. 2009-06-29
    historical
28. 2009-01-12
    listed
29. 2009-01-12
    listed $64,000
30. 2008-12-31
    historical
31. 2008-11-17
    price
32. 2008-11-04
    price
33. 2008-06-19
    price
34. 2008-06-04
    price
35. 2008-05-28
    price
36. 2008-05-02
    price
37. 2008-03-18
    price
38. 2008-02-26
    price
39. 2008-01-17
    listed
40. 2000-06-21
    soldstatus $12,000
41. 2000-04-24
    historical
42. 2000-03-30
    listed $12,000
43. 1985-05-10
    soldstatus $36,500

ⓘ 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: $363 · $30/mo
• Projected year-2 tax: $363 · $30/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 9/10 Extreme FEMA zone X (shaded) · 99% 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 17% 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: $19,098
• − Mortgage interest: −$3,305
• − Property taxes: −$363
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − HOA: −$3,780
• − Depreciation: −$1,716
• Taxable income: $5,786
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $4,751/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

+61.6% since first listed

30 events — show timeline

• 2026-05-21 Listed $59,000 BRIGHT MLS
• 2015-06-16 Sold (MLS) $28,000 MRIS
• 2015-06-16 Sold (MLS) $28,000 BRIGHT MLS
• 2015-05-10 Pending — MRIS
• 2015-05-01 Relisted — MRIS
• 2015-04-14 Pending — MRIS
• 2015-03-25 Listed $30,000 MRIS
• 2010-06-21 Delisted — MRIS
• 2010-06-21 Listing Removed — BRIGHT MLS
• 2010-05-13 Price Changed — MRIS
• 2010-02-08 Listed — MRIS
• 2010-02-08 Listed $35,000 BRIGHT MLS
• 2009-06-29 Delisted — MRIS
• 2009-06-29 Listing Removed — BRIGHT MLS
• 2009-01-12 Listed — MRIS
• 2009-01-12 Listed $64,000 BRIGHT MLS
• 2008-12-31 Delisted — MRIS
• 2008-11-17 Price Changed — MRIS
• 2008-11-04 Price Changed — MRIS
• 2008-06-19 Price Changed — MRIS
• 2008-06-04 Price Changed — MRIS
• 2008-05-28 Price Changed — MRIS
• 2008-05-02 Price Changed — MRIS
• 2008-03-18 Price Changed — MRIS
• 2008-02-26 Price Changed — MRIS
• 2008-01-17 Listed — MRIS
• 2000-06-21 Sold (MLS) $12,000 MRIS
• 2000-04-24 Delisted — MRIS
• 2000-03-30 Listed $12,000 MRIS
• 1985-05-10 Sold (Public Records) $36,500 Public Records

Property tax history

-3.3%/yr

Latest (2025): $363 · -1.1% YoY. Source: county tax records.