DC - Adding a W/D Worthwhile?

[Josh Lustig]

Greetings BP! Long time listener...

So I own a small 3 story walkup condo in NW DC (Columbia Heights) - older building, nothing fancy, but rehabbed in early 2000s. I had calculated during my purchase in December that it should be cash flow positive. And then... the government shut down. Needless to say, the property sat vacant for awhile and I had to rent out for lower than I hoped, 

The apartment is in great shape, but very utilitarian as compared to the new condos going up in nearby rowhouses. It has a coin operated laundry in the basement, and I've seen similar units with small in-unit W/D appraise for much higher. Of course, there are some extra costs with the piping and installation for a W/D - but wanted to crowd source if this might be a good way to raise the rent back to my target. OR, was the govt shutdown/renting in December just a fluke? Are there other improvements that could justify a quick rent raise? I should add that the other units in the building do not have W/Ds...

I know the DC market is rough, but fighting to get into positive cash flow (As many of my friend are)... any thoughts would be great!

[Ryan Landis]

I love it when there is a w/d play that you can add to the mix. It is almost always worth it and you typically get your money back pretty quick for the cost. Big thing to do is just ensure there is no issue in the complex with you adding one (I have also seen it where some units will have them and they are "grandfathered" in per se because if every unit were to get one the water/etc. would change and that would impact HOA fees.