5307 E St SE · Washington, DC 20019

$369,900

6 bd · 2.5 ba · 1,570 sqft · SingleFamily public records · 16 Days on market

Built 1986 4,000 sqft lot Est $345k · 7% over

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +4.3/15.0
• 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

Welcome to 5307 E Street SE. Rarely available, this renovated 5-bedroom, 2.5-bath home offers a flexible floor plan with two private bedroom suites, making it an excellent option for multi-generational living, extended guests, or household members seeking additional privacy. Featuring approximately 1,570 square feet, the home has been thoughtfully updated throughout. The fully remodeled 2026 kitchen serves as the centerpiece of the home, showcasing an oversized island, new cabinetry with chrome hardware, stainless steel appliances, an ice-maker refrigerator, and an open layout that flows into the living and dining areas. Recessed lighting, hardwood flooring throughout the main living spaces

Key facts

• 4,000 sq ft lot
• Built 1986
• Listed 15 days

Property features AI

Finance

• Other: Fee simple ownership; Pets allowed with no pet restrictions; Ground rent paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Improved condition rated Good to Very Good; Year of major renovation/effective year 2026; Not in a federal flood zone
• Construction: Brick construction; Brick/mortar and slab foundation; Outdoor living areas with brick elements
• Exterior features: Sidewalks and street lights; Porch(es) and deck(s); Fully wood fenced yard

Interior

• Kitchen: Built-in range; Stove; Microwave and built-in microwave; Dishwasher; Disposal; Icemaker; Refrigerator; Stainless steel appliances; Kitchen island
• Bedrooms: Five bedrooms on the main level
• Flooring: Hardwood floors; Carpet (partially carpeted); Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floor plan with recessed lighting and upgraded countertops; Combination dining/living and kitchen/dining layouts; Eat-in kitchen with island and table space; Master bathroom; Attic; Tub/shower; Ceiling fans; Drywall walls and ceilings; Flat, entry-level bedroom
• Laundry & utility: Washer and dryer in unit (main floor laundry); Water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $370k).
• Recommended offer: $364k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Market conditions: Rents rising fast (+6.1%/yr); 281 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $5,030/mo this rent would consume 104% 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 $3k of loan paydown is wiped out by about $11k 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 $104k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 23y 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 $149k; list at $370k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $364,351 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.27%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $345,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5308 Cumberland St	0.60mi	5/3.0 (-1)	1,548 (-1%)	1mo	$314,900	$203	62
5109 Cumberland St	0.44mi	5/2.0 (-1)	1,517 (-3%)	15mo	$385,000	$254	54
1316 Edgewick Ave	0.70mi	6/2.0	1,540 (-2%)	16mo	$270,000	$175	49
5025 Fable St	0.54mi	5/2.0 (-1)	1,680 (+7%)	10mo	$370,000	$220	48
913 Brooke Rd	0.72mi	5/3.0 (-1)	1,551 (-1%)	12mo	$399,000	$257	48
805 Glacier Ave	0.36mi	5/2.5 (-1)	1,744 (+11%)	18mo	$490,000	$281	45
5116 Doppler St	0.41mi	5/2.0 (-1)	1,800 (+15%)	8mo	$350,000	$194	43
5027 Fable St	0.54mi	5/2.5 (-1)	1,696 (+8%)	22mo	$367,500	$217	38
5325 B St SE	0.29mi	5/3.0 (-1)	1,344 (-14%)	22mo	$575,000	$428	37
1019 Glacier Ave	0.41mi	5/3.0 (-1)	1,784 (+14%)	22mo	$350,000	$196	33

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: 13.2%
• Equity multiple: 1.54×
• Total profit: $56,431
• Equity at exit: $55,153

10-year hold

• IRR: 24.2%
• Equity multiple: 3.40×
• Total profit: $248,115
• Equity at exit: $31,982

Cash invested: $103,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $5,030 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$303 /mo · $3,633/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,056
• Net cashflow: $1,577

Break-even live

Break-even rent $3,034

Max offer price $369,900

Occupancy floor 64%

Sensitivity live

Price	-10% $1,786	-5% $1,682	+0% $1,577	+5% $1,472	+10% $1,367
Rent	-10% $1,180	-5% $1,378	+0% $1,577	+5% $1,776	+10% $1,974
Rate	-1.0pp $1,763	-0.5pp $1,671	base $1,577	+0.5pp $1,481	+1.0pp $1,384

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5005 Call Pl SE Unit 9 Washington, DC	5.0	2.0	1800	$6,000	$3.33	25d	1	0.29mi
17 Quire Ave Capitol Heights, MD	5.0	2.0	1300	$2,850	$2.19	44d	1	0.79mi
520 56th St NE Washington, DC	5.0	2.0	1670	$5,500	$3.29	25d	1	1.03mi
324 61st St NE Unit 7 Washington, DC	5.0	2.0	1250	$7,000	$5.60	25d	1	1.05mi
574 49th Pl NE Unit Upper Washington, DC	5.0	2.0	1744	$6,500	$3.73	21d	1	1.09mi
6005 Eads St NE Apt 1 Washington, DC	5.0	3.0	1750	$6,100	$3.49	25d	1	1.13mi

Listing history 10 events

1. 2026-06-21
   days on market $369,900 Active 16 DOM
2. 2026-06-18
   days on market $369,900 Active 13 DOM
3. 2026-06-17
   days on market $369,900 Active 12 DOM
4. 2026-06-16
   days on market $369,900 Active 11 DOM
5. 2026-06-15
   days on market $369,900 Active 10 DOM
6. 2026-06-13
   days on market $369,900 Active 8 DOM
7. 2026-06-09
   days on market $369,900 Active 4 DOM
8. 2026-06-08
   days on market $369,900 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $369,900 Active 2 DOM

ⓘ 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: $3,633 · $303/mo
• Projected year-2 tax: $3,633 · $303/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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $60,358
• − Mortgage interest: −$20,720
• − Property taxes: −$3,633
• − Insurance: −$1,850
• − Repairs & maintenance: −$4,829
• − Management: −$4,829
• − Depreciation: −$10,761
• Taxable income: $13,737
• Est. tax owed @ 24.0%: −$3,297
• After-tax cash flow: $15,626/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

+1413.1% since first listed

64 events — show timeline

• 2026-06-06 Listed $369,900 BRIGHT MLS
• 2026-06-06 Coming Soon $369,900 BRIGHT MLS
• 2017-08-23 Listing Removed — BRIGHT MLS
• 2017-08-23 Delisted — MRIS
• 2017-08-13 Relisted — MRIS
• 2017-08-01 Pending — MRIS
• 2017-07-06 Listed — MRIS
• 2017-07-05 Listed $289,000 BRIGHT MLS
• 2012-01-23 Sold (MLS) $149,000 MRIS
• 2012-01-23 Sold (MLS) $149,000 BRIGHT MLS
• 2011-12-30 Pending — MRIS
• 2011-12-20 Listing Removed — BRIGHT MLS
• 2011-11-03 Relisted — MRIS
• 2011-11-01 Delisted — MRIS
• 2011-09-01 Delisted — MRIS
• 2011-09-01 Listing Removed — BRIGHT MLS
• 2011-08-01 Relisted — MRIS
• 2011-08-01 Delisted — MRIS
• 2011-07-15 Relisted — MRIS
• 2011-07-01 Delisted — MRIS
• 2011-06-02 Relisted — MRIS
• 2011-06-01 Delisted — MRIS
• 2011-05-02 Relisted — MRIS
• 2011-05-01 Delisted — MRIS
• 2011-04-26 Price Changed — MRIS
• 2011-04-26 Price Changed $149,000 MRIS
• 2011-04-07 Price Changed — MRIS
• 2011-04-07 Price Changed $159,000 MRIS
• 2011-03-13 Listed — MRIS
• 2011-03-13 Listed $149,000 BRIGHT MLS
• 2011-03-01 Relisted — MRIS
• 2011-03-01 Listing Removed — BRIGHT MLS
• 2011-03-01 Delisted — MRIS
• 2011-03-01 Delisted — MRIS
• 2010-11-10 Price Changed — MRIS
• 2010-10-31 Listed — MRIS
• 2010-10-31 Listed $175,900 BRIGHT MLS
• 2010-10-29 Price Changed $175,900 MRIS
• 2010-10-23 Listed $189,900 MRIS
• 2010-10-23 Listed $149,000 BRIGHT MLS
• 2010-10-01 Delisted — MRIS
• 2010-10-01 Listing Removed — BRIGHT MLS
• 2010-07-01 Listed — MRIS
• 2010-06-30 Listed $189,900 BRIGHT MLS
• 2010-05-29 Sold (MLS) $72,000 MRIS
• 2010-05-29 Sold (MLS) $72,000 BRIGHT MLS
• 2010-05-24 Pending — MRIS
• 2010-05-21 Listing Removed — BRIGHT MLS
• 2010-05-17 Listed $50,000 MRIS
• 2010-05-17 Listed $50,000 BRIGHT MLS
• 2006-02-24 Sold (Public Records) $265,000 Public Records
• 2005-09-12 Delisted — MRIS
• 2005-07-21 Listed — MRIS
• 2005-03-17 Sold (Public Records) $250,000 Public Records
• 2004-12-17 Sold (MLS) $250,000 MRIS
• 2004-11-05 Delisted — MRIS
• 2004-10-08 Listed $259,900 MRIS
• 2004-02-13 Sold (Public Records) $89,000 Public Records
• 2004-02-10 Sold (MLS) $89,000 MRIS
• 2004-01-11 Delisted — MRIS
• 2003-12-03 Listed $89,000 MRIS
• 2003-11-30 Delisted — MRIS
• 2003-05-05 Listed — MRIS
• 1990-11-01 Sold (Public Records) $24,447 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,633 · +1.6% YoY. Source: county tax records.