1025 44th St NE · Washington, DC 20019

$175,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 16 Days on market

Built 1908 2,928 sqft lot Est $322k · 46% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.7/10.0
• 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

Classic D. C. home with renovation potential near parks, Metro, and major commuter routes. This 2-bedroom, 1-bath detached home offers an opportunity to create something truly your own in a tucked-away NE DC setting near Deanwood and Minnesota Avenue metro stations. With solid bones, a functional kitchen and bath, and a roof replaced approximately 5 years ago, you can move forward with updates at your own pace while reimagining the space to fit your style and needs. The enclosed front porch has the potential to become a cozy hangout, reading nook, or morning coffee spot with the right vision and improvements. Outside, the gated front yard and extended driveway are already set for parking a

Key facts

• Near metro
• Gated front yard
• Extended driveway

Tags

• GATED FRONT YARD
• EXTENDED DRIVEWAY
• ENCLOSED FRONT PORCH
• NEAR PARKS
• NEAR METRO
• NEARBY RESTAURANTS

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Two off-street parking spaces; On-street parking available; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached structure; Combination construction; Permanent foundation
• Construction: Combination construction materials; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Fenced; Not on tidal water

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump(s); Natural gas heating fuel; Natural gas hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Houston Es (281 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; 40 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 42% 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 $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $175k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $321,768
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 48th St NE	0.26mi	2/1.0	1,002 (+2%)	9mo	$175,000	$175	77
4106 Gault Pl NE #5	0.41mi	2/2.5	1,009 (+2%)	5mo	$330,000	$327	66
726 49th Pl NE	0.51mi	2/1.0	936 (-5%)	24mo	$239,000	$255	48
1303 Eastern Ave	0.66mi	3/2.0 (+1)	930 (-6%)	13mo	$400,000	$430	41
4267 Brooks St NE	0.70mi	2/2.0	1,108 (+13%)	5mo	$397,000	$358	38
4502 Brooks St NE	0.70mi	2/1.0	1,120 (+14%)	20mo	$299,000	$267	27

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $7,748
• Equity at exit: $26,093

10-year hold

• IRR: 16.1%
• Equity multiple: 2.50×
• Total profit: $73,320
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$918
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $465

Break-even live

Break-even rent $1,465

Max offer price $175,000

Occupancy floor 72%

Sensitivity live

Price	-10% $564	-5% $514	+0% $465	+5% $415	+10% $366
Rent	-10% $302	-5% $383	+0% $465	+5% $546	+10% $627
Rate	-1.0pp $553	-0.5pp $509	base $465	+0.5pp $419	+1.0pp $373

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4629 Meade St NE Washington, DC	3.0	1.5	960	$2,300	$2.40	25d	1	0.25mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	20d	1	0.27mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	16d	1	0.28mi
1126 48th Pl NE Unit 2 Washington, DC	1.0	1.0	625	$1,500	$2.40	20d	1	0.34mi
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$1,840	$2.01	3d	1	0.41mi
4336 Polk St NE Washington, DC	2.0	1.5	864	$3,400	$3.94	25d	1	0.42mi
4820 Hayes St NE Washington, DC	1.0	1.0	920	$1,400	$1.52	25d	1	0.43mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	25d	1	0.44mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	18d	1	0.44mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	25d	1	0.44mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	9d	1	0.44mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	6d	3	0.46mi
3743 Jay St NE Washington, DC	1.0–2.0	1.0	685	$1,575	$2.30	25d	1	0.46mi
4911 Just St NE Washington, DC	1.0	1.0	810	$2,500	$3.09	15d	1	0.47mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	5d	1	0.47mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	5d	1	0.47mi
4925 Just St NE Washington, DC	2.0	2.0	864	$2,299	$2.66	25d	1	0.48mi
4013 Gault Pl NE Washington, DC	2.0	1.0	800	$2,108	$2.63	25d	1	0.49mi
1516 Kenilworth Ave NE Washington, DC	1.0	1.0	669	$1,300	$1.94	3d	1	0.51mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	25d	20	0.51mi
750 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	800	$2,650	$3.31	0d	8	0.54mi
4936 Nash St NE Unit 9 Washington, DC	3.0	1.0	800	$2,175	$2.72	9d	1	0.55mi
700 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	798	$3,130	$3.92	0d	49	0.58mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	23d	1	0.59mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	25d	1	0.62mi
3598 Hayes St NE Washington, DC	1.0–3.0	1.0	770	$1,204	$1.56	25d	1	0.65mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	25d	1	0.70mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	25d	1	0.70mi
600 Kenilworth Ter NE Washington, DC	1.0	1.0	550	$1,626	$2.96	25d	1	0.72mi
927 52nd St NE Unit 4 Washington, DC	2.0	1.0	700	$1,500	$2.14	25d	1	0.77mi
945 52nd St NE Washington, DC	2.0–3.0	1.0	612	$1,610	$2.63	25d	4	0.77mi
600 Barnes St NE Washington, DC	1.0–2.0	1.0–2.0	820	$1,286	$1.57	4d	1	0.77mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	20d	1	0.77mi
5213 Just St NE Washington, DC	3.0	2.0	1114	$2,400	$2.15	25d	1	0.78mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	25d	1	0.78mi
4236 Benning Rd NE Unit 302 Washington, DC	1.0	1.0	770	$1,195	$1.55	25d	1	0.79mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	5d	1	0.79mi
1100 Eastern Ave NE Washington, DC	1.0	1.0	544	$1,359	$2.50	25d	1	0.79mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	25d	1	0.86mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	18d	1	0.90mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $175,000 Pending 16 DOM
2. 2026-06-04
   days on market $175,000 Active 15 DOM
3. 2026-06-03
   days on market $175,000 Active 14 DOM
4. 2026-06-02
   days on market $175,000 Active 13 DOM
5. 2026-06-01
   days on market $175,000 Active 12 DOM
6. 2026-05-31
   days on market $175,000 Active 11 DOM
7. 2026-05-20
   listed $175,000 Active
8. 1988-02-12
   soldstatus $57,500
9. 1988-02-12
   soldstatus $57,500

ⓘ 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: $2,004 · $167/mo
• Projected year-2 tax: $2,004 · $167/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 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $24,642
• − Mortgage interest: −$9,803
• − Property taxes: −$2,004
• − Insurance: −$875
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$5,091
• Taxable income: $2,926
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $4,873/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

+204.3% since first listed

3 events — show timeline

• 2026-05-20 Listed $175,000 BRIGHT MLS
• 1988-02-12 Sold (Public Records) $57,500 Public Records
• 1988-02-12 Sold (Public Records) $57,500 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,004 · +37.5% YoY. Source: county tax records.