The DC Green Line: 6 Best Home Investments

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The DC Green Line: 6 Best Home Investments 1

If you’re looking to invest in DC real estate, look no further than the Metro’s Green Line. The Green Line has 21 different stations in Washington DC and Prince George’s County, Maryland. It extends from Branch Ave to Greenbelt and is one of the fastest-growing areas for new households.

Since 2010, almost 50% of DC’s new households lead by people under the age of 35 have settled along the DC Green Line. Not to mention, there’s plenty of options for investing in multiple properties.  If you’re looking to invest in a young, quickly growing area, the Green Line is it.

Here are 8 of the best areas you can invest in on the Green Line in 2020.

1. College Park-Hyattsville

College Park-Hyattsville takes you out of the nation’s capital into Prince Georges County, Maryland. This area surrounds the University of Maryland. College Park is a quintessential college town, with young, upwardly mobile residents and new developments.

The university is working with planners to reinvent a stretch of Route 1 that had traditionally been the home of bars, auto shops, and rundown hotels. The $100 million-plus project plans to bring retail space and housing (more than 5,500 new units!) to the area.

This development is targeted towards young professionals, rather than students, to try to make the area more of a “year-round” neighborhood, rather than one that’s only thriving when the university is in session.

Making this area even more attractive to investors is plans for the Purple Line, which will intersect with the Green Line, making this area a transportation hub. If all goes as planned, this will open in 2022.

2. Columbia Heights

Columbia Heights is an extremely diverse neighborhood in northwest Washington. It’s a prime example of gentrification in the city, and new condo housing, restaurants, and retail are coming in hot. While it’s more affordable than other areas of the city, the average sale prices of homes in Columbia Heights is about $617,000 and homes are selling for an average of 99% of their asking price.

If you’re looking to invest in housing in an affordable area of the city, with a central location, and attract a highly diverse population, Columbia Heights is an excellent choice.

3. Anacostia

Anacostia is one of the oldest suburbs in DC and is a cultural mecca, especially for African American history and culture. Areas east of the Anacostia River have seen more revitalization than others, but that seems to be changing. New development in the area, particularly along Martin Luther King Jr. Avenue has been picking up.

The MLK Gateway has secured funding and tax breaks to break ground on a 14,000 square foot retail space with office space above it. A new practice facility for the Washington Wizards and the WNBA Mystics recently opened in the area, and there are plans to turn an old bridge over the river into a greenway, similar to the High Line in New York City.

Anacostia boasts lots of lower-priced housing prime for flipping. The price per square foot is much lower than in other areas, and there is a lot of older housing that is perfect for flipping or tearing down and rebuilding.

4. Navy Yard-Ballpark

Most of the new housing built along the Green Line since 2000 was built around the Navy Yard-Ballpark stop. Over the past two decades, 25% of the new housing built in the DC area was built here. This accounts for nearly 10,000 new apartment units.

Named for the Nationals Park and the waterfront along the Anacostia River, this area is full of vibrant young professionals with an average income of nearly $80,000. Since Nats Park opened in 2008, the area has seen a tremendous increase in income, retail business, and housing.

With a 2019 World Series win, the Nationals are sure to continue to bring tourists and new residents alike to this area, making it a smart investment.

5. Southeast and Southwest Waterfront

The Waterfront is located just one stop from the Navy Yard-Ballpark stop and is one of the most up and coming areas of DC. It has the longest operating open-air fish market in the country and the big attraction is The Wharf, which is a mile-long stretch of bars, restaurants, retail shops, and housing along the Potomac River.

There is a second phase of the Wharf, scheduled to be completed in 2022, which brings an additional 1.2 million square feet of development. A new stadium for the DC United, Audi Field, opened in 2018, and the surrounding area is being developed into housing and entertainment venues.

The median home value in this area is about $493,000 and it’s projected to rise by about 1.5% in the coming year. While the market isn’t quite as hot in this area as others in the District, the Wharf and other development make this a smart investment area, as big changes in recent years have brought quite a bit of growth to the area.

6. Upper Georgia Avenue

Georgia Avenue hasn’t seen a ton of growth until recently. The former Walter Reed Medical Center is being redeveloped over the next two decades and promises to bring big changes to the area.

When it’s all said and done, the development is expected to provide over 3 million square feet of housing, retail space, and office space, including over 2000 condos and apartments.

20 acres are designated to be open space and the Parks at Walter Reed will hold activities such as fitness classes, outdoor concerts, and festivals.

Investing in Communities Along the DC Green Line Is a Wise Move

The DC Green Line is home to some of the fastest-growing neighborhoods in the DC area. If you’re looking to invest, areas on the Green Line should be strong contenders in your search.

Once you’ve purchased your DMV property, get in touch with us. We provide property leasing services from screening tenants to collecting rent to handling repairs.

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Enhanced Reporting

Your portal includes a selection of extremely useful reports. Reports are available in the “Reports” section, and are distinct from the financial statements. Unlike financial statements which are static records, Reports are dynamic real-time records that will update with current data every time you view them. 

Scroll down to learn more about Reports:

Navigate to the "Reports" module in your portal:

Owner Portal Reports
  • Keep in mind, these reports are dynamic records. They will refresh to display current information every time you view them. 

Enhanced Rent Roll Report:

Enhanced Rent Roll Report
  • The Enhanced Rent Roll Report will show the rent amount, last payment date, move-in date, lease expiration date, and security deposit amount for each of your tenants. 
  • It will also show a portfolio summary with occupancy percentage, vacancy loss, and more!

Unit Comparison Report:

Unit Comparison Report
  • If you own multiple units (or buildings) with Nomadic, you’ll get access to the Unit Comparison Report. 
  • This report enables you to quickly compare financial performance between your units at a glance without toggling between individual reports. 

Income Statement Month-Over-Month:

Income Statement by Month Report
  • The Income Statement Detail – Monthly Report serves as a month-over-month record of portfolio performance. You’ll see itemized income and expense categories and can track monthly. This report will update with fresh data every time you view it. 

Financial Statements

Financial statements will be published to your portal on a monthly basis. The statements are found in your Documents library, and provide a historical record of all financial performance. The statements serve as a snapshot of financial performance over a given period, and are static documents (unlike Reports, the statements do not update/change in real-time). 

Scroll down for more info about the Financial Statements in your Documents library:

The Documents area contains monthly financial statements:

Owner Portal Documents
  • The statements in the Documents are are static documents. They are posted to the portal once a month to serve as a historical record of financial performance. 

Download a statement to see month and YTD financials:

Owner Portal Property Statement

You'll also find a month-over-month operating statement:

Month over Month Statement

Portal Communication Tool

You can use your owner portal to communicate with our team. Any messages you send through the portal will go straight to your Account Manager. When we reply, you’ll get an email notification and you’ll also see the message in your portal next time you log in. 

Here’s an overview of using the communication platform:

Click "Communications" and navigate to "Conversations":

Commincation Dashboard Screenshot
  • The communications module will contain a record of all messages that you create through the portal. 

Click the "New Message" button and send your message:

Owner Portal New Message Screenshot

Responses will show up in the conversation ticket:

Portal Conversation Response Screenshot
  • You’ll get an email notification whenever you get a response, and you’ll also see the message in your portal next time you log in. 

You can reply in-line using the comment box:

Owner Portal Comment

Each conversation will be logged in its entirety:

Portal Conversation Snapshot

Understanding the Ledger

Your portal includes a ledger with all transactions. The ledger is populated with data in real-time as transactions flow through our accounting software. Much of this information is also available in the Reports area, as well as the Statements in your Documents library, but the ledger is the most comprehensive resource for diving into the details. 

Please scroll through the sections below to get a better understanding of how to interpret the ledger. 

By default, transactions are sorted chronologically:

Owner Ledger Dates
  • The date reflected in the lefthand column is the actual transaction date, not the “bill date”. This is the date the transaction was actually processed. 

If you have multiple properties with Nomadic, you'll see the address for each transaction in the "Location" column:

Ledger Property Column
  • You can filter the ledger to look at just one property, all properties, or specific sets of properties. 
  • If you only have one property with us, you’ll just see the ledger for that property. 

The Description column displays the transaction type:

Owner Ledger Description Column
  • BILL: this is an expense transaction, such as for repair costs or management fees.
  • CHARGE: this is a transaction  billed to the tenant, most typically a rent payment. 
  • NACHA EXPORT: this is a credit we processed to your distribution account. This type of transaction is how you get paid! 

The Amount column shows the dollar value of each transaction:

Owner Ledger Amount Column
  • Positive Amounts: if an amount is positive, it reflects a transaction that is payable to you. Typically, this will be a rent payment that we collected from your tenants. On occasion, a positive number could also signify a journal entry or credit adjustment. 
  • Negative Amounts:  if an amount is negative, this is a transaction that is either payable to Nomadic or is an amount that has already been paid to you. Typically this will be for repair costs or management/leasing fees. Owner draws (net distributions into your checking/savings account) also reflect as negative amounts, since they have already been paid to you. 

The Account Balance column shows a sum of positive/negative transactions at a given point in time:

Owner Ledger Account Balance Column
  • Account Balance should always equal zero after a net distribution has been processed. When the balance is zero, this means that all expenses have been paid and you’ve received the remainder as net operating income, leaving a balance of zero (meaning: no one is due any money, as all funds have been distributed appropriately). 

Navigating the Propertyware Owner Portal

Your portal includes some extremely useful features that help you understand your property’s financial performance at a new level, with real-time transparency into every transaction.

Scroll through the snapshots below for an overview of portal navigation! If you need more help or have specific questions about using the portal, you can reach out to your Account Manager any time for a screen share. 

You can filter all info by date range or property:

PW Portal Filters

View a snapshot of income and expenses on your dashboard:

PW Owner Dashboard View

See every transaction in real-time on your ledger:

Owner Portal Ledger View

Statements and forms will be posted to your documents library:

Owner Portal Document Library

View a suite of real-time financial reports:

Portal Reports View

See a running list of all bills, and drill down for more detail:

Owner Portal Bills View

Under Bill Details, you'll find dates/descriptions/amounts and more:

Portal Bill Details

You can also communicate with your Account Manager through the portal:

Owner Portal Communication Tools

How do net distributions work?

Net distributions keep your accounting clean and simple. Each month we’ll collect rent from the tenants, deduct any repair expenses for the previous month and any management/leasing fees for the current month, and credit the remaining net operating income to your account. 

Net Distribution

You’ll receive a statement via email each time a net distribution is processed, and can view all transaction details in your Propertyware owner portal.