Ricky K,
I wouldn't of made that assessment 10 years ago, but 1 year ago I'm still sticking to my original thesis even with the pandemic. You mentioned D.C. has neighborhoods across the river on the VA side, but that's not D.C. A better analogy would be Manhattan being D.C. and New Jersey being the VA side. Anacostia is D.C., its not VA or Maryland, it has a D.C. zip code and that 's very important. D.C. is investing heavily into Anacostia, homes are getting multiple offers and people are paying at least $20,000 above asking price. In most situations, you will probably have to waive the home inspection to beat out the competition. New residents and current residents are starting to see the light at the end of the tunnel. If investments such as the river restoration project, 11th street bridge project, and the renovation of homes/building new homes/condos are still going as planned it will transform Historic Anacostia and propel future investments here. When you get a chance, look at homes on REDFIN purchased in 2020 with a 20020 zip code, look at last sold price and Redfin estimate, homes have increased significantly based off Redfin estimation (not a formal appraisal). You will need to use Zillow to get address from sales in 2020 and copy paste address into REDFIN, which I believe is more updated.
