VR
Vidona Residential
Market Analysis Report
Prepared for Ashlee & Carter
Property Under Consideration

3731 9th St NW, Washington DC 20010

MLS# DCDC2254884  ·  Columbia Heights  ·  Listed 04/08/2026
$1,200,000
53 Days on Market
4 BR Bedrooms
3.5 BA Bathrooms
2,928 Total Sq Ft
2025 Renovated
$410 True $/Sqft
$6,102 Annual Taxes
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Property Details
3731 9th St NW — Full Specification
List Price $1,200,000
MLS Number DCDC2254884
Days on Market 53 DOM
Bedrooms / Baths 4 BR / 3 Full / 1 Half
Total Square Feet 2,928 sqft
Above Grade / Basement 1,884 / 1,044 sqft
Year Built / Renovated 1927 / 2025
Style Colonial / Contemporary
Levels 3 (incl. finished basement)
Parking Attached Garage
Lot Size 1,742 sqft (0.04 ac)
Annual Taxes $6,102
HOA None
Subdivision Columbia Heights
Flooring Hardwood + LVP
Basement: Fully finished with daylight, wet bar, bedroom, and full bath — functional living space, not just storage. The $410/sqft true price calculation accounts for all 2,928 sqft of finished space, making this significantly more competitive on a per-sqft basis than the MLS-stated $637/sqft figure.
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DC Market Context
Macro environment as of June 2026
19.8% Sellers outnumber buyers in DC metro — genuine buyer's market
-10.8% Columbia Heights median price YoY decline
112 days Average DOM in Columbia Heights — subject property is below average at 53 days
22,300+ Federal jobs eliminated in DC city in 2025 — suppressing upper-end buyer demand
8.8% DC listings with at least one price reduction — sellers are increasingly flexible
$513/sqft Columbia Heights median price/sqft — subject property asks $410/sqft (below median)
The headline: DC is in a buyer's market, particularly at price points over $1M. Properties sitting past 45 days are increasingly accepting seller credits, closing cost assistance, and rate buy-downs. At 53 DOM, this listing is exactly in that window.
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Market Analysis Charts
Live SmartCharts data — Columbia Heights / DC Metro

Market Balance — Buyer's vs. Seller's Market

Columbia Heights / DC Metro  ·  12-month trend

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We've seen a significant shift towards a buyer's market across the board, although the softness is less than 2025.

Days on Market — Area Average

Columbia Heights / DC Metro  ·  Average DOM trend

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This listing is on par with the average Days on Market for the area.

Days on Market — Rising Trend

Columbia Heights / DC Metro  ·  Trend direction analysis

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You can see more points above the 0 trend line indicating rising Days on Market to sell — this means homes are taking longer to sell, which gives buyers more negotiating power.

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Comparable Sales
Columbia Heights / 20010 — Last 6–12 months
Address Sold Date Price Sqft $/Sqft Beds/Baths Notes
3731 9th St NW ★ Active (53 DOM) $1,200,000 2,928 $410 4BR/3.5BA Subject — 2025 full reno, garage
3725 9th St NW Aug 2025 $748,000 1,845 $405 3BR/2BA Same street, smaller, less renovated
3114 Sherman Ave NW Nov 2022 $1,180,000 ~2,400 ~$492 5BR/3.5BA Most comparable price point
1410 Newton St NW Active 2026 $699,900 1,820 $385 4BR/3BA Competing active listing — smaller
726 Kenyon St NW Active 2026 $749,800 1,700 $441 3BR/3BA Competing active listing — smaller
Key insight: The true price/sqft at $410 is actually below the Columbia Heights neighborhood median of $513/sqft. However, this is a top-of-market property — the neighborhood median is heavily influenced by smaller 2–3BR homes at $600–$800K. For 4BR+ rowhouses over 2,500 sqft with a full 2025 renovation, the comparable set is very thin, which means the market is still finding the right price — hence 53 DOM.

Columbia Heights Market Trend Summary

Median Home Price $654,000
YoY Price Change -10.8%
Median $/Sqft $513/sqft
Avg DOM 112 days
Homes Sold (Mar '26) 61 (↓ from 70)
Market Direction Buyer's Market
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Property Assessment
Strengths and due diligence flags

Strengths Working in Your Favor

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Brand-New 2025 Full Renovation
Everything is new — buyers inherit zero deferred maintenance risk. Appliances, HVAC, finishes, and systems are all at the start of their lifecycle. This is the biggest differentiator vs. comparable properties.
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2,928 Sqft — Exceptional Size for the Price
At $410/sqft (true calculation), this is below the Columbia Heights neighborhood median of $513/sqft. You get 43% more space than the other property under consideration, at a lower effective price-per-sqft.
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Attached Garage — Most Valuable Parking in DC
Rear-entry attached garage is among the most coveted features in DC row home buying. Adds real resale value and eliminates daily parking friction indefinitely.
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Fully Finished Basement with Bar, Bedroom & Full Bath
Functional living space, not just storage. Creates flexibility for a guest suite, home office, or rental income. At 1,044 sqft, this is a meaningful portion of total square footage contributing real utility.
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Lower Taxes — $6,102 vs. Comparable Properties
Annual taxes are meaningfully lower than other similarly priced DC properties, reducing monthly carrying cost.

Due Diligence Flags

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RES CONVERSION Zoning — Must Resolve Before Offer
The MLS lists the zoning as "RES CONVERSION," which in DC typically indicates the property was at some point approved or configured for multi-unit conversion. Request a full permit history from DCRA and have a DC real estate attorney review this designation before going to contract. It may also represent an upside — potential to legally convert to a 2-unit for rental income in the future.
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53 DOM — Understand Why No Contract Yet
The market has provided feedback. Before submitting an offer, request showing feedback from the listing agent and any available disclosure documents. Were there prior offers that fell through? Were they inspection-related? Understanding why the property hasn't sold informs the offer strategy.
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Top-of-Market for Columbia Heights — Appreciation Ceiling
At $1.2M, this property is nearly 2x the Columbia Heights neighborhood median of $654K. It sits in a thin buyer pool for resale. This is a better purchase for buyers with a long-term (7+ year) horizon than those planning to sell in 3–5 years.
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Offer Strategy
Recommendation based on market conditions

🎯 Recommended Starting Offer Range

Target Offer Range
$1,100,000 – $1,150,000
Consider $1,125,000 as a strong opening — aggressive enough to create momentum, respectful enough to invite acceptance
  • The property is priced right given what it has to offer — 2025 renovation, size, garage, no HOA. At $1.2M it's not wrong. But the market hasn't agreed at that price, and 53 days tells us so.
  • We're going to take advantage of the fact that the market has slowed down in this area to get a better deal. Buyer's market conditions, rising DOM, and federal job losses all support buyer leverage at this price point.
  • A $1,100,000–$1,150,000 offer represents an 8–4% reduction from asking — well within what the current market data supports for a 53-DOM listing in a declining neighborhood price environment.
  • At 53 DOM, it's just a matter of time before this property sells — to someone. The risk isn't losing the house to a competing offer. The risk is overpaying when the data supports a stronger position.
  • If price doesn't move sufficiently, also request seller-paid closing costs or a rate buy-down contribution. DC sellers in this environment are routinely offering these concessions.
  • Fair market value estimate based on comps and current conditions: $1,050,000 – $1,150,000.
Before any offer: Resolve the "RES CONVERSION" zoning flag. Pull the full permit history from DCRA. Confirm the property is properly permitted as single-family. This is a non-negotiable due diligence step — not an obstacle, just a gate before contract.