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.
Recommended Offer Range
Based on market conditions and comparable sales
🎯 Recommended Starting Offer Range
Target Offer Range
$1,100,000 – $1,150,000
Sweet spot: $1,125,000 — 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.
- Buyer's market conditions, rising DOM, and federal job losses all support buyer leverage at this price point. We're going to take advantage of this to get a better deal.
- 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.
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.
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
Days on Market — Area Average
Columbia Heights / DC Metro · Average DOM trend
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
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.
Comparable Sales & Active Listings
Vishal's curated comp set — Columbia Heights / Petworth · 14 properties
🟢 Active & Coming Soon Listings (competing inventory)
| Address | Status | Price | Br/Ba | Sqft | $/Sqft | DOM | |
|---|---|---|---|---|---|---|---|
 |
3731 9th St NW ★ | Active (Subject) | $1,200,000 | 4 / 3+1 | 1,884 | $637 | 53 |
 |
3801 Kansas Ave NW | Coming Soon | $1,200,000 | 3 / 4 | 1,556 | $771 | 0 |
 |
3628 New Hampshire Ave NW | Active | $1,125,000 | 3 / 3+1 | 1,920 | $586 | 19 |
 |
3639 New Hampshire Ave NW | Active | $1,175,000 | 6 / 5+2 | 2,268 | $518 | 61 |
 |
719 Quebec Pl NW | Active | $1,249,000 | 7 / 4+1 | 3,104 | $402 | 99 |
 |
755 Quebec Pl NW | Active | $1,300,000 | 6 / 3 | 2,046 | $635 | 41 |
 |
731 Otis Pl NW | Active | $1,350,000 | 5 / 3+1 | 2,698 | $500 | 33 |
 |
724 Rock Creek Church Rd NW | Active | $1,388,000 | 6 / 5+1 | 2,668 | $520 | 20 |
 |
919 Quincy St NW | Active Under Contract | $1,125,000 | 4 / 3+1 | 1,476 | $762 | 19 |
🔴 Closed Sales (confirmed market value)
| Address | Close Date | Close Price | Br/Ba | Sqft | $/Sqft | DOM | |
|---|---|---|---|---|---|---|---|
 |
3616 10th St NW | 10/02/25 | $1,210,000 | 4 / 3+1 | 1,537 | $787 | 35 |
 |
929 Quincy St NW | 11/21/25 | $1,079,000 | 4 / 3+1 | 1,476 | $731 | 40 |
 |
3644 New Hampshire Ave NW | 03/17/26 | $1,050,000 | 5 / 3+1 | 2,431 | $432 | 64 |
 |
709 Quincy St NW | 05/13/26 | $975,000 | 5 / 3+1 | 2,200 | $443 | 8 |
 |
721 Quebec Pl NW | 04/24/26 | $925,000 | 4 / 3 | 2,016 | $459 | 181 |
Key insight: The 5 closed comps range from $925K–$1,210K. The closest match on beds/baths (4BR/3.5BA) is 3616 10th St NW which closed at $1,210,000 on a 1,537 sqft home ($787/sqft) — notably smaller than the subject. At 1,884 above-grade sqft (2,928 total with basement), the subject offers substantially more space. The data supports $1,050,000–$1,150,000 as fair market value range, given the 53 DOM, neighborhood softness, and the higher asking price relative to recent closings.
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
Property Assessment
Strengths and due diligence flags
Strengths Working in Your Favor
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.
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.
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.
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.
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
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.
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.
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.
We've seen a significant shift towards a buyer's market across the board, although the softness is less than 2025.