732 51st St NE · Washington, DC 20019

$235,000

6 bd · 3.0 ba · 2,223 sqft · Townhouse public records · 54 Days on market

Built 1955 Poor condition 2,300 sqft lot $106/sqft · 50% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

(listen to the song- https://is. gd/oWXVAx) Yeah. Calling all developers. / Calling all flippers. / You want instant equity? You want that RA-2 upside?/ Listen close. I got a mystery box with a bag inside. / Let’s go! = Welcome to 7-3-2 on 51st Street NE / Where the profits go up and the vision is key! / Two-hundred-fifty K, man, you buying it right / Assessed over three-hundred, got that equity overnight! / It’s the property of your dreams, yeah, the math is alive / Come and unlock the potential, watch your capital thrive!

Key facts

• Solid brick
• Blank canvas slate
• Cinderblocked

Tags

• ZONED RA-2
• SOLID BRICK
• CINDERBLOCKED
• BLANK CANVAS SLATE

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath townhouse listed at $235k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.5% in Washington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#1 in DC) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• District Of Columbia Public Schools (urban): math 33% / reading 40% proficiency, ranked #8 of 32 in DC (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Burrville Es (278 students, 0% FRL); Kelly Miller Ms (351 students, 0% FRL); H.D. Woodson Hs (543 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 453 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• District of Columbia County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $66k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $98k; list at $235k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.86%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $533,638
• List price: $235,000
• Delta: -55.96%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 49th St NE	0.39mi	5/3.0 (-1)	2,160 (-3%)	4mo	$350,000	$162	69
1119 45th St NE	0.66mi	5/3.5 (-1)	2,321 (+4%)	5mo	$500,000	$215	51
537 42nd St NE	0.81mi	6/3.0	2,021 (-9%)	9mo	$330,000	$163	43
605 Elfin Ave	1.35mi	6/4.0	2,046 (-8%)	8mo	$455,000	$222	41
11 Tunic Ave	1.34mi	5/2.0 (-1)	2,100 (-6%)	10mo	$315,000	$150	38
5808 Burgundy St	1.36mi	5/3.5 (-1)	2,028 (-9%)	8mo	$325,000	$160	36
5342 Ames St NE	0.60mi	5/2.5 (-1)	1,720 (-23%)	7mo	$455,000	$265	34
604 Elfin Ave	1.37mi	5/3.0 (-1)	1,933 (-13%)	5mo	$419,500	$217	34
4421 Kane Pl NE	0.73mi	5/3.5 (-1)	2,450 (+10%)	11mo	$585,000	$239	33
4939 Call Pl SE	1.04mi	5/3.5 (-1)	2,760 (+24%)	10mo	$649,000	$235	25
5217 F St SE	1.24mi	5/3.5 (-1)	2,760 (+24%)	11mo	$650,000	$236	24
4928 Astor Pl SE	0.82mi	6/5.0	2,672 (+20%)	10mo	$660,000	$247	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.06% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.35×
• Total profit: $22,735
• Equity at exit: $35,039

10-year hold

• IRR: 20.6%
• Equity multiple: 3.04×
• Total profit: $133,926
• Equity at exit: $20,319

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State District of Columbia: 12 Strongly Tenant-Friendly · D+43
• County: — inherits STATE
• City Washington: 0 Strongly Tenant-Friendly · D+43

Rent Stabilization Program; TOPA gives tenants right of first refusal.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $470,000 ($193/sqft)
• Median days on market: 4 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +24.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 20019

• Rents YoY: 6.1%
• Active inventory: 453
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,573 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $772

Break-even live

Break-even rent $2,596

Max offer price $235,000

Occupancy floor 73%

Sensitivity live

Price	-10% $934	-5% $853	+0% $772	+5% $691	+10% $609
Rent	-10% $490	-5% $631	+0% $772	+5% $913	+10% $1,054
Rate	-1.0pp $890	-0.5pp $832	base $772	+0.5pp $711	+1.0pp $649

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,750
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5333 Hayes St NE Washington, DC	5.0	2.5	2500	$7,000	$2.80	165d	1	0.23mi
5333 Hayes St NE Washington, DC	5.0	2.5	2500	$7,000	$2.80	126d	1	0.23mi
574 49th Pl NE Unit Upper Washington, DC	5.0	2.0	1744	$6,500	$3.73	161d	1	0.24mi
520 56th St NE Washington, DC	5.0	2.0	1670	$5,500	$3.29	165d	1	0.43mi
924 47th St NE Washington, DC	5.0	2.0	1548	$6,949	$4.49	52d	1	0.48mi
5342 Ames St NE Washington, DC	5.0	2.5	1720	$7,500	$4.36	10d	1	0.59mi
526 59th St NE Washington, DC	5.0	2.0	1500	$6,200	$4.13	12d	1	0.63mi
526 59th St NE Washington, DC	5.0	2.0	1500	$6,200	$4.13	1d	1	0.63mi
526 59th St NE Unit 5-Bedroom Washington, DC	5.0	2.0	1500	$6,200	$4.13	25d	1	0.63mi
4262 Clay St NE Washington, DC	5.0	2.0	1450	$6,720	$4.63	107d	1	0.70mi
4230 Eads St NE Washington, DC	6.0	3.5	2750	$7,000	$2.55	10d	1	0.72mi
4225 Gault Pl NE Washington, DC	5.0	3.0	2040	$5,999	$2.94	10d	1	0.74mi
4225 Gault Pl NE Washington, DC	5.0	3.0	2040	$5,000	$2.45	1d	1	0.74mi
6005 Eads St NE Apt 1 Washington, DC	5.0	3.0	1750	$6,100	$3.49	165d	1	0.77mi
6005 Eads St NE Washington, DC	5.0	3.0	1800	$6,100	$3.39	82d	1	0.77mi
5046 Astor Pl SE Washington, DC	5.0	3.5	2752	$6,600	$2.40	10d	1	0.81mi
5005 Call Pl SE Unit 10 Washington, DC	5.0	2.0	1800	$5,800	$3.22	121d	1	1.01mi
5005 Call Pl SE Unit 10 Washington, DC	5.0	2.0	1800	$5,700	$3.17	43d	1	1.01mi
5005 Call Pl SE Unit 9 Washington, DC	5.0	2.0	1800	$6,000	$3.33	165d	1	1.01mi
5005 Call Pl SE Unit 10 Washington, DC	5.0	2.0	1800	$5,700	$3.17	10d	1	1.01mi
1604 Woodhill Ct Landover, MD	6.0	3.0	1455	$3,350	$2.30	112d	1	1.02mi
4861 F St SE Unit 1 Washington, DC	5.0	2.5	1632	$5,300	$3.25	31d	1	1.17mi
4861 F St SE Unit 1 Washington, DC	5.0	2.5	1632	$3,600	$2.21	74d	1	1.17mi
4861 F St SE Unit 1 Washington, DC	5.0	2.5	1632	$5,300	$3.25	1d	1	1.17mi
5307 E St SE Unit Main Washington, DC	5.0	3.0	1570	$6,250	$3.98	46d	1	1.19mi

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewer
• Home design: End-of-row townhouseFee simple ownershipProperty needs major rehabilitationEstimated year built
• Construction: Brick constructionOther foundation type
• Exterior features: No tidal water on the lotOther structures above grade and below grade

Interior

• Interior features: Estimated living areaBasement present (other type)

Listing history 50 events

1. 2026-11-08
   days on market $235,000 Active 54 DOM
2. 2026-11-07
   days on market $235,000 Active 53 DOM
3. 2026-11-06
   days on market $235,000 Active 52 DOM
4. 2026-11-05
   days on market $235,000 Active 51 DOM
5. 2026-11-04
   days on market $235,000 Active 50 DOM
6. 2026-11-02
   days on market $235,000 Active 48 DOM
7. 2026-11-01
   days on market $235,000 Active 47 DOM
8. 2026-10-31
   days on market $235,000 Active 46 DOM
9. 2026-10-30
   days on market $235,000 Active 45 DOM
10. 2026-10-29
    days on market $235,000 Active 44 DOM
11. 2026-10-28
    days on market $235,000 Active 43 DOM
12. 2026-10-27
    days on market $235,000 Active 42 DOM
13. 2026-10-26
    days on market $235,000 Active 41 DOM
14. 2026-10-26
    days on market $235,000 Active 40 DOM
15. 2026-10-24
    days on market $235,000 Active 39 DOM
16. 2026-10-23
    days on market $235,000 Active 38 DOM
17. 2026-10-22
    days on market $235,000 Active 37 DOM
18. 2026-10-21
    days on market $235,000 Active 36 DOM
19. 2026-10-20
    days on market $235,000 Active 35 DOM
20. 2026-10-19
    days on market $235,000 Active 34 DOM
21. 2026-10-18
    days on market $235,000 Active 33 DOM
22. 2026-10-17
    days on market $235,000 Active 32 DOM
23. 2026-10-16
    days on market $235,000 Active 31 DOM
24. 2026-10-15
    days on market $235,000 Active 30 DOM
25. 2026-10-14
    days on market $235,000 Active 29 DOM
26. 2026-10-13
    days on market $235,000 Active 28 DOM
27. 2026-10-12
    days on market $235,000 Active 27 DOM
28. 2026-10-11
    days on market $235,000 Active 26 DOM
29. 2026-10-10
    days on market $235,000 Active 25 DOM
30. 2026-10-09
    days on market $235,000 Active 24 DOM
31. 2026-10-08
    days on market $235,000 Active 23 DOM
32. 2026-10-08
    price $235,000 Active 22 DOM
33. 2026-10-07
    days on market $242,000 Active 22 DOM
34. 2026-10-06
    days on market $242,000 Active 21 DOM
35. 2026-10-05
    days on market $242,000 Active 20 DOM
36. 2026-10-04
    days on market $242,000 Active 19 DOM
37. 2026-10-04
    days on market $242,000 Active 18 DOM
38. 2026-10-02
    days on market $242,000 Active 17 DOM
39. 2026-10-01
    days on market $242,000 Active 16 DOM
40. 2026-09-30
    days on market $242,000 Active 15 DOM
41. 2026-09-29
    days on market $242,000 Active 14 DOM
42. 2026-09-28
    days on market $242,000 Active 13 DOM
43. 2026-09-27
    days on market $242,000 Active 12 DOM
44. 2026-09-26
    days on market $242,000 Active 11 DOM
45. 2026-09-25
    days on market $242,000 Active 10 DOM
46. 2026-09-24
    days on market $242,000 Active 9 DOM
47. 2026-09-23
    days on market $242,000 Active 8 DOM
48. 2026-09-22
    days on market $242,000 Active 7 DOM
49. 2026-09-21
    days on market $242,000 Active 6 DOM
50. 2026-09-20
    days on market $242,000 Active 5 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,873
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$6,294
• − Repairs & maintenance: −$3,430
• − Management: −$3,430
• − Depreciation: −$6,836
• Taxable income: $6,195
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $7,776/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab Est. rehab $111,150–$200,070 screening

This multi-family property requires extensive repairs and maintenance, including exterior repairs, landscaping, and painting. Immediate action is needed to improve its condition and increase its resale or rental value.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — The roof appears to be missing or in poor condition, indicated by the exposed structure and the presence of solar panels on the roof.
• Major Windows (windows) — The windows are boarded up, suggesting they are not functional and need immediate attention.
• Major Exterior (exterior) — The exterior of the building is in a state of disrepair, with boarded-up windows and a general lack of maintenance.

Repairs flagged

• Major Exterior brick facade — Overgrown vegetation and poor condition
• Major Landscaping — Overgrown vegetation and poor condition
• Major Exterior paint — No visible paint condition

Value-add opportunities

• Both Landscaping and exterior paint — Improves curb appeal and property value ↑
• Both Exterior repairs — Enhances property value and attracts potential buyers ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Burrville Es Middle Kelly Miller Ms High H.d. Woodson Hs

Schools (NCES district)

• District: District Of Columbia Public Schools
• NCES district ID: 1100030
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $67,671
• Composite: 35.84/100
• National rank: #9606
• State rank: #8 of 32 in DC

B Composite livability gradescore 73/100

Livability — Washington

• Score: 73/100
• State rank: #1
• US rank: #5327

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing C Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, DC
• County: District of Columbia · 821,926 people
• City population: 671,873
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 63,380
• Household income: $58,296
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 10% of renters

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Population outlook (District of Columbia County) Hauer SSP2

• Today (2025): 821,926 people
• By 2030: 899,517 · +9.4%
• By 2040: 1,061,162 · +29.1%
• By 2050: 1,231,493 · +49.8%
• By 2075: 1,603,312 · +95.1%
• By 2100: 1,847,141 · +124.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (87%)
• Race & ethnicity: Black 87% Hispanic / Latino 7% Two or more races 4% White 2%
• Hispanic origin (detail): Mexican 1% Dominican 1%
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1%

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Political lean MEDSL · District of Columbia

• 2024 margin: Solid D (+86.1) · D 91.2% · R 5.1% · Other 3.8%
• 2008→2024 swing: +0.1pp no change · 2008: 85.9pp · 2024: 86.1pp
• All cycles: 2024: D+86.1 2020: D+86.8 2016: D+88.7 2012: D+84.2 2008: D+85.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -416.91%
• Current HPI: 326.4481
• Rent YoY: ▲ 6.06%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: ▲ 1.33%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in DC)

Industry	F500 HQs	Revenue
▸Financial Services	1	$153B
▸Life Sciences / Industrials	1	$25B
▸Industrial Machinery	1	$8B

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewer
• Home design: End-of-row townhouseFee simple ownershipProperty needs major rehabilitationEstimated year built
• Construction: Brick constructionOther foundation type
• Exterior features: No tidal water on the lotOther structures above grade and below grade

Interior

• Interior features: Estimated living areaBasement present (other type)

Price history

+292.3% since first listed

17 events — show timeline

• 2026-10-08 Price Changed $235,000 BRIGHT MLS
• 2026-09-15 Listed $242,000 BRIGHT MLS
• 2026-08-30 Listing Removed — BRIGHT MLS
• 2026-08-11 Price Changed $225,000 BRIGHT MLS
• 2026-06-27 Price Changed $250,000 BRIGHT MLS
• 2026-06-22 Price Changed $245,000 BRIGHT MLS
• 2026-06-01 Listed $295,000 BRIGHT MLS
• 2009-09-27 Listing Removed — BRIGHT MLS
• 2009-01-07 Listed $150,000 BRIGHT MLS
• 2004-10-01 Sold (Public Records) $97,500 Public Records
• 2004-09-21 Sold (MLS) $97,500 MRIS
• 2004-09-17 Delisted — MRIS
• 2004-08-12 Listed $105,000 MRIS
• 2004-05-27 Sold (Public Records) $60,000 Public Records
• 2004-05-18 Sold (MLS) $60,000 MRIS
• 2004-04-03 Delisted — MRIS
• 2004-03-31 Listed $59,900 MRIS

Property tax history

-1.8%/yr

Latest (2026): $14,812 · +76.1% YoY. Source: county tax records.