4202 Grant St NE #202 · Washington, DC 20019

$85,000

1 bd · 1.0 ba · 562 sqft · Condo public records · 129 Days on market

Built 1948 $175/mo HOA · 11% of rent

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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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1Br, 1 Ba Tub , First Floor In A Detached 6 Unit Condominium, Self Contained, Central A/C, Dishwasher, Dryer and Washer In The Unit With Exit At The Rear (SPECIAL FINANCING WITH UNITED BANK, Text Stephen Morris Cell 202 494 32 84, 3% Down/97% Conv Fin, $10,000 Grant - no repayment, No PMI, Min FICO 680, Owner Occupied And Repeat Buyer Allowed, High Income Limit 196,000, 7 year ARM @5.99%, 20 Year Fixed @ 6.75%, Close in 21 Days

Key facts

• Dishwasher
• Central a/c
• First floor

Tags

• FIRST FLOOR
• DETACHED
• CENTRAL A/C
• DISHWASHER
• DRYER AND WASHER
• EXIT AT THE REAR

Property features AI

Finance

• Other: Property manager present; Average property condition; Above grade finished area reported by assessor
• HOA & community: Monthly condo fee of $175; Professionally managed off-site; Condo fee covers common area maintenance, management, trash, water, sewer, snow removal and electricity; Community laundry facilities

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric available (circuit breakers); Natural gas available; Phone available; Hot water: electric
• Home design: Condominium; Unit spans multiple floors (6 floors in unit); Main entrance faces northeast; Building name: DEANWOOD
• Construction: Brick construction; Concrete perimeter foundation (permanent/other); Double-pane insulated windows; Building not winterized; Pets not allowed
• Exterior features: Level entry; No tidal water

Interior

• Kitchen: Built-in microwave; Microwave; Oven (single, self-cleaning, wall); Stove; Refrigerator; Icemaker; Dishwasher; Disposal; Exhaust fan
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood floors; Laminate plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Soaking tub; Combination dining and living area; Traditional floor plan; Country-style kitchen; Wood floors; Entry-level bedroom; Storm door; Drywall walls and high ceilings
• Laundry & utility: Washer (front loading, in unit); Dryer (front loading, gas, in unit); Washer/Dryer stacked; Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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.
• Market conditions: Rents rising fast (+6.1%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• This rent runs 32% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.56%
• DSCR: 2.18
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.04×
• Total profit: $24,819
• Equity at exit: $12,674

10-year hold

• IRR: 34.1%
• Equity multiple: 4.65×
• Total profit: $86,813
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

ZIP-level market 20019

• Rents YoY: 6.1%
• Active inventory: 276
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$446
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$35
• HOA: −$175
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $527

Break-even live

Break-even rent $892

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$1,230	$1.34	1d	1	0.26mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	22d	1	0.27mi
750 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	805	$2,075	$2.58	1d	5	0.35mi
700 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	798	$2,355	$2.95	1d	48	0.37mi
3743 Jay St NE Washington, DC	1.0–2.0	1.0	685	$1,260	$1.84	24d	1	0.42mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,399	$2.11	5d	3	0.42mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	4d	1	0.44mi
600 Kenilworth Ter NE Washington, DC	1.0	1.0	550	$1,626	$2.96	24d	1	0.46mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	18d	1	0.54mi
600 Barnes St NE Washington, DC	1.0–2.0	1.0–2.0	820	$1,084	$1.32	3d	1	0.57mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	24d	1	0.58mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,403	$1.96	7d	1	0.63mi
1126 48th Pl NE Unit 2 Washington, DC	1.0	1.0	625	$1,500	$2.40	18d	1	0.65mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,225	$1.95	24d	20	0.67mi
3598 Hayes St NE Washington, DC	1.0–3.0	1.0	770	$900	$1.17	24d	1	0.67mi
212 36th St NE #1 Washington, DC	2.0	1.0	750	$2,550	$3.40	24d	1	0.67mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$1,399	$1.81	24d	1	0.68mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,166	$1.50	24d	1	0.73mi
195 35th St NE Unit 1 Washington, DC	2.0	1.0	716	$1,800	$2.51	24d	1	0.73mi
1449 Olive St NE #4 Washington, DC	1.0	1.0	500	$1,275	$2.55	24d	1	0.76mi
165 35th St NE Unit 3 Washington, DC	1.0	1.0	750	$1,625	$2.17	24d	1	0.78mi
165 35th St NE Unit 2 Washington, DC	1.0	1.0	700	$1,495	$2.14	24d	1	0.78mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,500	$2.22	24d	2	0.83mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	16d	1	0.87mi
1516 Kenilworth Ave NE Washington, DC	1.0	1.0	669	$1,300	$1.94	2d	1	0.89mi
208 Kenilworth Ave NE Unit 1C Washington, DC	1.0	1.0	465	$1,163	$2.50	24d	1	0.93mi
208 Kenilworth Ave NE Unit 3B Washington, DC	1.0	1.0	465	$1,122	$2.41	24d	1	0.93mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	24d	1	0.94mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	24d	1	0.96mi
927 52nd St NE Unit 4 Washington, DC	2.0	1.0	700	$1,500	$2.14	24d	1	0.97mi
3539 A St SE Washington, DC	1.0–2.0	1.0–2.0	807	$1,123	$1.39	17d	1	0.98mi
945 52nd St NE Washington, DC	2.0–3.0	1.0	612	$1,610	$2.63	24d	4	0.98mi
140 Kenilworth Ave NE Unit 1A Washington, DC	2.0	1.0	573	$1,567	$2.73	24d	1	0.99mi
140 Kenilworth Ave NE Unit 3B Washington, DC	1.0	1.0	455	$1,160	$2.55	24d	1	0.99mi
3311 Clay Pl NE Washington, DC	2.0	1.0	709	$1,995	$2.81	24d	1	1.00mi
4800 C St SE #302 Washington, DC	1.0	1.0	502	$1,440	$2.87	24d	1	1.00mi
1407 Beaver Heights Ln Capitol Heights, MD	1.0	1.0	450	$1,350	$3.00	11d	1	1.02mi
1407 Beaver Heights Ln Unit Master Bedroom Capitol Heights, MD	1.0	1.0	450	$1,350	$3.00	24d	1	1.02mi
1100 Eastern Ave NE Washington, DC	1.0	1.0	544	$1,359	$2.50	24d	1	1.02mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	24d	1	1.02mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $85,000 Active 129 DOM
2. 2026-06-17
   days on market $85,000 Active 128 DOM
3. 2026-06-16
   days on market $85,000 Active 127 DOM
4. 2026-06-15
   days on market $85,000 Active 126 DOM
5. 2026-06-13
   days on market $85,000 Active 124 DOM
6. 2026-06-09
   days on market $85,000 Active 120 DOM
7. 2026-06-08
   days on market $85,000 Active 119 DOM
8. 2026-06-07
   days on market $85,000 Active 118 DOM
9. 2026-06-04
   days on market $85,000 Active 115 DOM
10. 2026-06-03
    days on market $85,000 Active 114 DOM
11. 2026-06-02
    days on market $85,000 Active 113 DOM
12. 2026-06-01
    days on market $85,000 Active 112 DOM
13. 2026-05-31
    days on market $85,000 Active 111 DOM
14. 2026-02-09
    listed $85,000 Active
15. 2025-11-09
    historical
16. 2025-10-30
    price $112,900
17. 2025-10-10
    price $115,900
18. 2025-09-23
    price $125,900
19. 2025-06-11
    price $150,000
20. 2025-06-04
    listed $329,000 Active
21. 2025-06-04
    historical
22. 2006-04-10
    historical
23. 2004-08-01
    listed

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

Tax reassessment forecast DC · Partial reset (capped growth)

• Current annual tax: $579 · $48/mo
• Projected year-2 tax: $579 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $18,702
• − Mortgage interest: −$4,761
• − Property taxes: −$579
• − Insurance: −$425
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − HOA: −$2,100
• − Depreciation: −$2,473
• Taxable income: $5,372
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $5,032/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.

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

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 · 671,873 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: 5115.0

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%

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%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1%

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

Industry mix (Fortune 500 HQ in DC)

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

Price history

-74.2% since first listed

10 events — show timeline

• 2026-02-09 Listed $85,000 BRIGHT MLS
• 2025-11-09 Listing Removed — BRIGHT MLS
• 2025-10-30 Price Changed $112,900 BRIGHT MLS
• 2025-10-10 Price Changed $115,900 BRIGHT MLS
• 2025-09-23 Price Changed $125,900 BRIGHT MLS
• 2025-06-11 Price Changed $150,000 BRIGHT MLS
• 2025-06-04 Listed $329,000 BRIGHT MLS
• 2025-06-04 Coming Soon — BRIGHT MLS
• 2006-04-10 Delisted — MRIS
• 2004-08-01 Listed — MRIS

Property tax history

+5.9%/yr

Latest (2025): $579 · +466.1% YoY. Source: county tax records.