319 60th St NE · Washington, DC 20019

$199,000

2 bd · 1.0 ba · 514 sqft · SingleFamily public records · 270 Days on market

Built 1914 3,500 sqft lot

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for the savvy investor. Property possible tear down. Great lot size.

Key facts

• 3,500 sq ft lot
• Listed 270 days

Tags

• LOT AVAILABLE FOR DEVELOPMENT
• CAN ACCOMMODATE TWO HOUSES

Property features AI

Finance

• Financial info: Assessed land and improvement values reported (land assessed higher than improvements)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Construction not completed; Fee simple ownership; Major rehab needed
• Construction: Other foundation details
• Exterior features: Not in a federal flood zone; Tidal water: No; Other above- and below-grade structures

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $6 ($76/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (19.7% below list).
• Recommended offer: $160k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Drew Es (189 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); 281 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $125k; list at $199k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $159,814 (19.7% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.4

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: -13.0%
• Equity multiple: 0.52×
• Total profit: $-26,823
• Equity at exit: $29,672

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-879
• Equity at exit: $17,206

Cash invested: $55,720 (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: 281
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $6

Break-even live

Break-even rent $1,590

Max offer price $199,000

Occupancy floor 95%

Sensitivity live

Price	-10% $119	-5% $63	+0% $6	+5% $-50	+10% $-106
Rent	-10% $-120	-5% $-57	+0% $6	+5% $69	+10% $133
Rate	-1.0pp $107	-0.5pp $57	base $6	+0.5pp $-45	+1.0pp $-98

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Eastern Ave NE Unit 102 Washington, DC	1.0	1.0	650	$1,199	$1.84	26d	1	0.16mi
323 62nd St NE Washington, DC	1.0–3.0	1.0–2.0	908	$1,867	$2.06	26d	1	0.17mi
5601 Nannie Helen Burroughs Ave NE #103 Washington, DC	1.0	1.0	675	$1,375	$2.04	26d	1	0.40mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	26d	1	0.57mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	18d	1	0.62mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	26d	1	0.80mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	26d	1	0.81mi
927 52nd St NE Unit 4 Washington, DC	2.0	1.0	700	$1,500	$2.14	26d	1	0.83mi
945 52nd St NE Washington, DC	2.0–3.0	1.0	612	$1,610	$2.63	26d	4	0.84mi
1100 Eastern Ave NE Washington, DC	1.0	1.0	544	$1,359	$2.50	26d	1	0.86mi
6207 Old Central Ave Unit b1 Capitol Heights, MD	3.0	3.0	350	$1,000	$2.86	45d	1	0.93mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	26d	1	0.95mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	26d	20	0.96mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	26d	1	0.96mi
5045 Call Pl SE #203 Washington, DC	1.0	1.0	693	$2,000	$2.89	26d	1	1.01mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	7d	3	1.08mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	9d	1	1.12mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	26d	1	1.13mi
4800 C St SE #302 Washington, DC	1.0	1.0	502	$1,440	$2.87	26d	1	1.16mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	26d	1	1.18mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	26d	2	1.21mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	20d	1	1.23mi
1126 48th Pl NE Unit 2 Washington, DC	1.0	1.0	625	$1,500	$2.40	20d	1	1.24mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	26d	1	1.27mi
1407 Beaver Heights Ln Capitol Heights, MD	1.0	1.0	450	$1,350	$3.00	12d	1	1.27mi
1407 Beaver Heights Ln Unit Master Bedroom Capitol Heights, MD	1.0	1.0	450	$1,350	$3.00	26d	1	1.27mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	26d	1	1.29mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	26d	1	1.33mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	23d	1	1.34mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	530	$1,095	$2.07	15d	1	1.36mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	565	$1,095	$1.94	3d	1	1.36mi
5031 H St SE Unit 4 Washington, DC	1.0	1.0	530	$1,195	$2.25	26d	1	1.36mi
819 51st St SE Unit 5 Washington, DC	1.0	1.0	650	$1,000	$1.54	9d	1	1.37mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	5d	1	1.42mi

Listing history 27 events

1. 2026-06-21
   days on market $199,000 Active 270 DOM
2. 2026-06-18
   days on market $199,000 Active 267 DOM
3. 2026-06-17
   days on market $199,000 Active 266 DOM
4. 2026-06-16
   days on market $199,000 Active 265 DOM
5. 2026-06-15
   days on market $199,000 Active 264 DOM
6. 2026-06-13
   days on market $199,000 Active 262 DOM
7. 2026-06-09
   days on market $199,000 Active 258 DOM
8. 2026-06-08
   days on market $199,000 Active 257 DOM
9. 2026-06-07
   days on market $199,000 Active 256 DOM
10. 2026-06-04
    days on market $199,000 Active 253 DOM
11. 2026-06-03
    days on market $199,000 Active 252 DOM
12. 2026-06-02
    days on market $199,000 Active 251 DOM
13. 2026-06-01
    days on market $199,000 Active 250 DOM
14. 2026-05-31
    days on market $199,000 Active 249 DOM
15. 2025-10-22
    status Active
16. 2025-10-16
    historical
17. 2025-09-18
    listed $199,000 Active
18. 2017-11-30
    soldstatus $125,000
19. 2017-11-13
    soldstatus $125,000 Sold 86-char remark

    Show marketing remark (86 chars)

    Great opportunity for the savvy investor. Property possible tear down. Great lot size.

20. 2017-11-13
    soldstatus $125,000 86-char remark

    Show marketing remark (86 chars)

    Great opportunity for the savvy investor. Property possible tear down. Great lot size.

21. 2017-10-06
    status Contract 86-char remark

    Show marketing remark (86 chars)

    Great opportunity for the savvy investor. Property possible tear down. Great lot size.

22. 2017-10-03
    status Active 86-char remark

    Show marketing remark (86 chars)

    Great opportunity for the savvy investor. Property possible tear down. Great lot size.

23. 2017-09-29
    historical Temporarily Off-Market 86-char remark

    Show marketing remark (86 chars)

    Great opportunity for the savvy investor. Property possible tear down. Great lot size.

24. 2017-09-28
    status Active 86-char remark

    Show marketing remark (86 chars)

    Great opportunity for the savvy investor. Property possible tear down. Great lot size.

25. 2017-09-28
    historical Temporarily Off-Market 86-char remark

    Show marketing remark (86 chars)

    Great opportunity for the savvy investor. Property possible tear down. Great lot size.

26. 2017-09-27
    listed $134,900 Active 86-char remark

    Show marketing remark (86 chars)

    Great opportunity for the savvy investor. Property possible tear down. Great lot size.

27. 2017-09-27
    listed $134,900 86-char remark

    Show marketing remark (86 chars)

    Great opportunity for the savvy investor. Property possible tear down. Great lot size.

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $1,557 · $130/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 ≥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: $19,178
• − Mortgage interest: −$11,147
• − Property taxes: −$1,557
• − Insurance: −$995
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$5,789
• Taxable loss: −$3,379
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $887/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

+47.5% since first listed

13 events — show timeline

• 2025-10-22 Relisted — BRIGHT MLS
• 2025-10-16 Listing Removed — BRIGHT MLS
• 2025-09-18 Listed $199,000 BRIGHT MLS
• 2017-11-30 Sold (Public Records) $125,000 Public Records
• 2017-11-13 Sold (MLS) $125,000 BRIGHT MLS
• 2017-11-13 Sold (MLS) $125,000 MRIS
• 2017-10-06 Pending — MRIS
• 2017-10-03 Relisted — MRIS
• 2017-09-29 Delisted — MRIS
• 2017-09-28 Relisted — MRIS
• 2017-09-28 Delisted — MRIS
• 2017-09-27 Listed $134,900 MRIS
• 2017-09-27 Listed $134,900 BRIGHT MLS

Property tax history

+0.1%/yr

Latest (2025): $1,557 · +2.4% YoY. Source: county tax records.