5501 Foote St NE · Washington, DC 20019

$1,150,000

48 bd · 24.0 ba · 5,112 sqft · MultiFamily public records · 45 Days on market

Built 1960 2,614 sqft lot

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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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This property is a 6-unit multifamily asset, not 4 as listed.

Key facts

• Multi-family asset
• Deanwood corridor
• Market-rate units

Tags

• MULTI-FAMILY ASSET
• INVESTMENT OPPORTUNITY
• DEANWOOD CORRIDOR
• MARKET-RATE UNITS
• VOUCHER-ASSISTED UNITS
• CASH FLOW

Property features AI

Finance

• Other: Fee simple ownership
• Financial info: Net operating income approximately $65,100; Total actual rent approximately $82,800; Income includes apartment rentals; Operating expenses include trash; Existing long-term leases; No rent control

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade finished area (estimated 3,540)
• Construction: Masonry construction; Brick/mortar foundation; Other above-grade structures
• Exterior features: Annually paid ground rent; No tidal water

Interior

• Bedrooms: Six two-bedroom units (multi-unit property)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Estimated living area
• Laundry & utility: Multi-tank hot water

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/4.0-bath units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $8k ($97k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.15M).
• Recommended offer: $1.12M (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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.
• Zoned schools: 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); 276 active listings in the ZIP; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $18,847/mo this rent would consume 388% of the median local household income ($58k/yr) (locally 5115% 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 $8k of loan paydown is wiped out by about $34k 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 $322k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 30y 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 $950k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $1,115,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.64% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.09%
• DSCR: 2.34
• GRM: 5.1

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: 27.9%
• Equity multiple: 2.20×
• Total profit: $387,301
• Equity at exit: $171,469

10-year hold

• IRR: 37.0%
• Equity multiple: 4.91×
• Total profit: $1,259,104
• Equity at exit: $99,431

Cash invested: $322,000 (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: 276
• Price-to-rent: 30.5×

Monthly cashflow live

• Estimated rent: $18,847 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$305 /mo · $3,659/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,958
• Net cashflow: $8,074

Break-even live

Break-even rent $8,626

Max offer price $1,150,000

Occupancy floor 52%

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

Units	Beds	Baths	Est. rent
▸ 6× units	8	4	$18,846
Total (6 units)			$18,847

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $1,150,000 Active 45 DOM
2. 2026-06-17
   days on market $1,150,000 Active 44 DOM
3. 2026-06-16
   days on market $1,150,000 Active 43 DOM
4. 2026-06-15
   days on market $1,150,000 Active 42 DOM
5. 2026-06-13
   days on market $1,150,000 Active 40 DOM
6. 2026-06-09
   days on market $1,150,000 Active 36 DOM
7. 2026-06-08
   days on market $1,150,000 Active 35 DOM
8. 2026-06-07
   days on market $1,150,000 Active 34 DOM
9. 2026-06-04
   days on market $1,150,000 Active 31 DOM
10. 2026-06-03
    days on market $1,150,000 Active 30 DOM
11. 2026-06-02
    days on market $1,150,000 Active 29 DOM
12. 2026-06-02
    price $1,150,000 Active 28 DOM
13. 2026-06-01
    days on market $1,200,000 Active 28 DOM
14. 2026-05-31
    days on market $1,200,000 Active 27 DOM
15. 2026-05-04
    listed $1,200,000 Active
16. 2019-09-18
    soldstatus $950,000
17. 2019-08-14
    soldstatus $950,000 Closed 61-char remark

    Show marketing remark (61 chars)

    This property is a 6-unit multifamily asset, not 4 as listed.

18. 2019-04-25
    status Pending 61-char remark

    Show marketing remark (61 chars)

    This property is a 6-unit multifamily asset, not 4 as listed.

19. 2019-04-03
    historical Active Under Contract 61-char remark

    Show marketing remark (61 chars)

    This property is a 6-unit multifamily asset, not 4 as listed.

20. 2019-01-22
    status Pending 61-char remark

    Show marketing remark (61 chars)

    This property is a 6-unit multifamily asset, not 4 as listed.

21. 2018-12-19
    listed $1,000,000 Active 61-char remark

    Show marketing remark (61 chars)

    This property is a 6-unit multifamily asset, not 4 as listed.

22. 2010-10-01
    historical Expired
23. 2010-10-01
    historical
24. 2010-05-11
    price
25. 2010-02-12
    price
26. 2009-06-04
    status
27. 2009-06-01
    historical
28. 2009-05-28
    price
29. 2009-02-14
    listed
30. 2009-02-13
    listed $290,000
31. 2007-11-14
    soldstatus $250,000
32. 2007-11-01
    historical
33. 2007-02-05
    listed
34. 2001-06-28
    soldstatus $117,000
35. 1997-04-19
    historical
36. 1996-05-05
    listed
37. 1990-04-27
    soldstatus $75,000

ⓘ 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: $3,659 · $305/mo
• Projected year-2 tax: $5,337 · $445/mo
• Expected delta: +$1,678/yr (+$140/mo · 45.9%)

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

Taxation est. · year 1

• Rental income: $226,164
• − Mortgage interest: −$64,418
• − Property taxes: −$3,659
• − Insurance: −$5,750
• − Repairs & maintenance: −$18,093
• − Management: −$18,093
• − Depreciation: −$33,455
• Taxable income: $82,697
• Est. tax owed @ 24.0%: −$19,847
• After-tax cash flow: $77,045/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

+1500.0% since first listed

23 events — show timeline

• 2026-05-04 Listed $1,200,000 BRIGHT MLS
• 2019-09-18 Sold (Public Records) $950,000 Public Records
• 2019-08-14 Sold (MLS) $950,000 BRIGHT MLS
• 2019-04-25 Pending — BRIGHT MLS
• 2019-04-03 Contingent — BRIGHT MLS
• 2019-01-22 Pending — BRIGHT MLS
• 2018-12-19 Listed $1,000,000 BRIGHT MLS
• 2010-10-01 Delisted — MRIS
• 2010-10-01 Listing Removed — BRIGHT MLS
• 2010-05-11 Price Changed — MRIS
• 2010-02-12 Price Changed — MRIS
• 2009-06-04 Relisted — MRIS
• 2009-06-01 Delisted — MRIS
• 2009-05-28 Price Changed — MRIS
• 2009-02-14 Listed — MRIS
• 2009-02-13 Listed $290,000 BRIGHT MLS
• 2007-11-14 Sold (Public Records) $250,000 Public Records
• 2007-11-01 Delisted — MRIS
• 2007-02-05 Listed — MRIS
• 2001-06-28 Sold (Public Records) $117,000 Public Records
• 1997-04-19 Delisted — MRIS
• 1996-05-05 Listed — MRIS
• 1990-04-27 Sold (Public Records) $75,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,659 · -24.9% YoY. Source: county tax records.