1014 6th St NE · Washington, DC 20002

$674,900

4 bd · 2.0 ba · 2,404 sqft · MultiFamily public records · 12 Days on market

Built 1900 Est $803k · 16% under

---

Why this score? — see what drove the C+ 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 +23.1/30.0
• ARV discount +14.7/15.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Great opportunity to own a spacious 4-bedroom, 2-bathroom brick rowhouse offering approximately 2,404 sq ft of living space in Washington DCs sought-after Near Northeast corridor. The lower level has been updated around 2020 and is in good condition with hardwood flooring and a functional kitchen. The upper level also features hardwood flooring but requires kitchen replacement and cosmetic improvements, providing strong value-add potential. Roof was replaced in 2019 with no leaks reported. Property includes central HVAC for the lower level and a window unit for the upper level. Utilities are public water and sewer. Property is currently vacant and will require clean-out and general cleaning

Key facts

• Multifamily duplex
• Hardwood flooring
• Functional kitchen

Tags

• MULTIFAMILY DUPLEX
• TWO SEPARATE UNITS
• HARDWOOD FLOORING
• FUNCTIONAL KITCHEN
• KITCHEN REPLACEMENT
• COSMETIC IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/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 $660k (2.2% below list).
• Recommended offer: $660k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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: Langley Es (338 students, 0% FRL); Mckinley Ms (222 students, 0% FRL); Dunbar Hs (868 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 falling (-3.0%/yr); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $6,599/mo this rent would consume 66% of the median local household income ($120k/yr) (locally 3854% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $675k implies a 3274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $659,900 (2.2% below list)

Questions for the listing agent

1. Built in 1900 — 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 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: 0.98% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $802,936
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Florida Ave NE	0.41mi	4/—	2,288 (-5%)	0mo	$765,000	$334	73

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.73×
• Total profit: $-51,869
• Equity at exit: $100,630

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-21,822
• Equity at exit: $58,353

Cash invested: $188,972 (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 20002

• Rents YoY: -3.0%
• Active inventory: 548
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $6,599 high
• Mortgage (P&I): −$3,539
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,386
• Net cashflow: $1,211

Break-even live

Break-even rent $5,066

Max offer price $674,900

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,600
Total (2 units)			$6,599

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: $168,725
• Closing costs: $20,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 K St NE Washington, DC	3.0	1.0	1832	$4,500	$2.46	24d	1	0.20mi
1209 6th St NE Unit A Washington, DC	4.0	1.5	1648	$3,400	$2.06	24d	1	0.21mi
1011 8th St NE Washington, DC	3.0	2.5	1672	$4,495	$2.69	24d	1	0.23mi
723 5th St NE Unit 630P Washington, DC	3.0	3.0	3003	$7,500	$2.50	12d	1	0.23mi
1113 I St NE Washington, DC	3.0	1.0	1800	$3,325	$1.85	24d	1	0.45mi
1280 Union St NE Washington, DC	1.0–3.0	1.0–3.0	1122	$8,925	$7.95	1d	22	0.46mi
1169 Morse St NE Washington, DC	3.0	3.0	2274	$4,250	$1.87	4d	1	0.47mi
504 Capitol Ct NE Unit 170373P Washington, DC	3.0	2.0	2615	$7,350	$2.81	7d	1	0.50mi
1117 Montello Ave NE Washington, DC	4.0	3.5	2260	$4,500	$1.99	24d	1	0.50mi
7 New York Ave NE Washington, DC	4.0	1.0–3.0	1096	$7,800	$7.11	2d	11	0.58mi
1321 I St NE Washington, DC	4.0	3.5	1809	$4,600	$2.54	24d	1	0.63mi
1501 Harry Thomas Way NE Washington, DC	3.0	1.0–3.0	1220	$5,655	$4.64	2d	26	0.64mi
1324 H St NE Unit 2 Washington, DC	4.0	1.5	2100	$4,000	$1.90	24d	1	0.65mi
1222 Owen Pl NE Washington, DC	4.0	2.5	2164	$3,800	$1.76	24d	1	0.68mi
137 R St NE Washington, DC	3.0	1.5	2515	$3,550	$1.41	5d	1	0.73mi
45 R St NE Washington, DC	3.0	2.0	1656	$4,000	$2.42	7d	1	0.79mi
1213 Holbrook St NE #1 Washington, DC	3.0	2.5	1618	$3,850	$2.38	18d	1	0.80mi
1417 1st St NW Washington, DC	4.0	3.5	1763	$5,000	$2.84	24d	1	0.81mi
1417 G St NE Washington, DC	3.0	2.0	1982	$3,700	$1.87	18d	1	0.82mi
75 P St NW Washington, DC	3.0	2.0	1584	$3,900	$2.46	24d	1	0.82mi
1714 Montello Ave NE Washington, DC	4.0	3.0	2100	$4,350	$2.07	24d	1	0.84mi
27 3rd St NE Unit 1011176P Washington, DC	3.0	2.0	1991	$7,260	$3.65	22d	1	0.85mi
1331 Queen St NE Washington, DC	3.0	2.0	1708	$4,600	$2.69	17d	1	0.85mi
1331 Queen St NE Washington, DC	3.0	2.0	1708	$4,600	$2.69	15d	1	0.85mi
1638 Trinidad Ave NE #1 Washington, DC	3.0	2.5	1780	$5,950	$3.34	18d	1	0.85mi
1255 Raum St NE Unit 1388282P Washington, DC	2.0–8.0	1.0–5.0	3245	$6,967	$2.15	2d	2	0.87mi
19 R St NW Unit A Washington, DC	3.0	3.0	1908	$3,900	$2.04	5d	1	0.89mi
13 S St NE Unit A Washington, DC	3.0	3.5	2200	$3,800	$1.73	22d	1	0.91mi
13 S St NE Unit A Washington, DC	3.0	3.5	2200	$3,800	$1.73	24d	1	0.91mi
1613 1st St NW Washington, DC	4.0	4.0	1965	$4,750	$2.42	24d	1	0.91mi
58 R St NW Unit 1 Washington, DC	3.0	2.5	1806	$3,750	$2.08	24d	1	0.91mi
750 3rd St NW Washington, DC	1.0–3.0	1.0–2.5	1971	$7,729	$3.92	5d	5	0.93mi
1495 Gallaudet St NE Unit 1495B Washington, DC	3.0	2.5	1586	$4,141	$2.61	24d	1	0.94mi
1609 Levis St NE Washington, DC	4.0	4.5	2295	$3,900	$1.70	24d	1	0.95mi
1821 N Capitol St NE #2 Washington, DC	3.0	1.0	2719	$3,200	$1.18	24d	1	0.96mi
1916 W Virginia Ave NE Unit 2 Washington, DC	3.0	2.0	1800	$2,900	$1.61	20d	1	0.99mi
1414 C St NE Washington, DC	4.0	2.5	1824	$5,100	$2.80	24d	1	1.00mi
1917 Lincoln Rd NE Washington, DC	3.0	3.0	2200	$4,500	$2.05	24d	1	1.00mi
15 Seaton Pl NW #1 Washington, DC	3.0	2.5	2539	$3,700	$1.46	24d	1	1.01mi
1640 L St NE Washington, DC	3.0	2.0	2300	$3,700	$1.61	18d	1	1.01mi

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-04-10
   listed $674,900 Active
3. 1986-05-14
   soldstatus $20,000

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $3,148 · $262/mo
• Expected delta: +$969/yr (+$81/mo · 44.5%)

ⓘ 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 ≥106°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: $79,188
• − Mortgage interest: −$37,805
• − Property taxes: −$2,179
• − Insurance: −$3,374
• − Repairs & maintenance: −$6,335
• − Management: −$6,335
• − Depreciation: −$19,633
• Taxable income: $3,526
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $13,688/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): 72,397
• Household income: $120,337
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 3854.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 41% Black 40% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -852.61%
• Current HPI: 396.6033
• Rent YoY: ▼ -3.04%
• 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

+3274.5% since first listed

3 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-10 Listed $674,900 BRIGHT MLS
• 1986-05-14 Sold (Public Records) $20,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,179 · +1.4% YoY. Source: county tax records.