4116 Ames St NE #203 · Washington, DC 20019

$169,000

2 bd · 1.0 ba · 740 sqft · Condo public records · 158 Days on market

Built 1963 $370/mo HOA · 21% of rent ↓ 19% since listing

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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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional Value in NE DC — 2BR Condo Near Capitol Hill & Major Redevelopment Don’t miss this opportunity to own in one of Northeast D. C. ’s fastest-evolving areas. This cozy 2-bedroom, 1-bathroom condo delivers comfort, convenience, and long-term upside — perfect for both owner-occupants and investors. You'll find this is a functional layout with generous natural light, a comfortable living space, and two true bedrooms. Reserved off-street parking and private storage add rare value — features hard to find at this price point. Enjoy quick access to Capitol Hill, downtown D. C. , and major commuter routes, including DC-295, I-295, and Metrobus. Just mome

Key facts

• Private storage
• $370 HOA
• Built 1963

Tags

• RESERVED OFF-STREET PARKING
• PRIVATE STORAGE
• QUICK ACCESS TO CAPITOL HILL
• MAJOR COMMUTER ROUTES

Property features AI

Finance

• Other: Pets allowed with no pet restrictions; Storage bin available
• HOA & community: Monthly condo fee of $370; HOA covers exterior building maintenance, lawn maintenance, insurance, management, snow removal, trash, water, and parking fee; Community amenities include storage bin and reserved/assigned parking

Exterior

• Parking: On-street parking; Reserved/assigned parking available through the condo association
• Utilities: Public water; Public sewer; Natural gas service; Electric cooling
• Home design: Condominium unit/flat; Garden-style building (1–4 floors); Entry on level 2; Gateway Commons building
• Construction: Combination construction materials; No basement; Major remodel/effective year 2005; Year built source: assessor
• Exterior features: Above-grade and below-grade structures noted; In city limits

Interior

• Kitchen: Disposal
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning (electric); Natural gas hot water
• Interior features: Open floor plan with combined kitchen and dining area; Living room
• Laundry & utility: Washer/dryer hookup in unit; Condominium provides on-site laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-58 ($-697/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.1% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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; 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 36% 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.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $148,720 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.03% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 8.1

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: -14.5%
• Equity multiple: 0.46×
• Total profit: $-25,355
• Equity at exit: $25,198

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,870
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$886
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$70
• HOA: −$370
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-58

Break-even live

Break-even rent $1,818

Max offer price $158,743

Occupancy floor 98%

Sensitivity live

Price	-10% $38	-5% $-10	+0% $-58	+5% $-106	+10% $-154
Rent	-10% $-196	-5% $-127	+0% $-58	+5% $11	+10% $80
Rate	-1.0pp $27	-0.5pp $-15	base $-58	+0.5pp $-102	+1.0pp $-146

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	8d	1	0.12mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	5d	1	0.15mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	25d	1	0.27mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	25d	1	0.35mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	23d	1	0.35mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	25d	2	0.44mi
212 36th St NE #3 Washington, DC	3.0	1.0	750	$3,450	$4.60	25d	1	0.50mi
212 36th St NE #1 Washington, DC	2.0	1.0	750	$2,550	$3.40	25d	1	0.50mi
429 Burbank St SE Apt 4 Washington, DC	1.0	1.0	594	$1,235	$2.08	25d	1	0.51mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,549	$2.86	0d	11	0.51mi
165 35th St NE Unit 2 Washington, DC	1.0	1.0	700	$1,495	$2.14	25d	1	0.57mi
165 35th St NE Unit 3 Washington, DC	1.0	1.0	750	$1,625	$2.17	25d	1	0.57mi
4800 C St SE #302 Washington, DC	1.0	1.0	502	$1,440	$2.87	25d	1	0.60mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	25d	1	0.64mi
3539 A St SE Washington, DC	1.0–2.0	1.0–2.0	807	$1,403	$1.74	19d	1	0.64mi
600 Kenilworth Ter NE Washington, DC	1.0	1.0	550	$1,626	$2.96	25d	1	0.67mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	25d	1	0.67mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	25d	1	0.68mi
305 37th St SE Washington, DC	1.0–2.0	1.0–1.5	787	$1,550	$1.97	25d	1	0.68mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	25d	1	0.69mi
301 Anacostia Rd SE Unit 2 BEDROOM Washington, DC	2.0	1.0	600	$1,300	$2.17	25d	1	0.70mi
700 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	798	$3,130	$3.92	0d	46	0.70mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	8d	1	0.70mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	6d	3	0.70mi
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$1,840	$2.01	3d	1	0.73mi
750 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	800	$2,650	$3.31	0d	8	0.73mi
208 Kenilworth Ave NE Unit 3B Washington, DC	1.0	1.0	465	$1,122	$2.41	25d	1	0.75mi
208 Kenilworth Ave NE Unit 1C Washington, DC	1.0	1.0	465	$1,163	$2.50	25d	1	0.75mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	25d	1	0.76mi
3427 B St SE Unit 4 Washington, DC	1.0	1.0	558	$1,300	$2.33	25d	1	0.76mi
319 Anacostia Rd SE Unit 1 Washington, DC	2.0	1.0	724	$1,035	$1.43	25d	1	0.77mi
3600 Ely Pl SE Washington, DC	1.0–3.0	1.0	719	$2,088	$2.90	4d	10	0.79mi
140 Kenilworth Ave NE Unit 3B Washington, DC	1.0	1.0	455	$1,160	$2.55	25d	1	0.79mi
140 Kenilworth Ave NE Unit 1A Washington, DC	2.0	1.0	573	$1,567	$2.73	25d	1	0.79mi
600 Barnes St NE Washington, DC	1.0–2.0	1.0–2.0	820	$1,286	$1.57	4d	1	0.81mi
3516 Ely Pl SE Unit 4 Washington, DC	1.0	1.0	700	$1,450	$2.07	25d	1	0.83mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	25d	1	0.83mi
3743 Jay St NE Washington, DC	1.0–2.0	1.0	685	$1,575	$2.30	25d	1	0.88mi
5045 Call Pl SE #203 Washington, DC	1.0	1.0	693	$2,000	$2.89	25d	1	0.89mi
3306 E Capitol St NE Unit C Washington, DC	1.0	1.0	525	$1,175	$2.24	4d	1	0.90mi

HOA detail condo

• Monthly dues: $370 · $4,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $169,000 Active 158 DOM
2. 2026-06-18
   days on market $169,000 Active 155 DOM
3. 2026-06-17
   days on market $169,000 Active 154 DOM
4. 2026-06-16
   days on market $169,000 Active 153 DOM
5. 2026-06-15
   days on market $169,000 Active 152 DOM
6. 2026-06-13
   days on market $169,000 Active 150 DOM
7. 2026-06-09
   days on market $169,000 Active 146 DOM
8. 2026-06-08
   days on market $169,000 Active 145 DOM
9. 2026-06-07
   days on market $169,000 Active 144 DOM
10. 2026-06-04
    days on market $169,000 Active 141 DOM
11. 2026-06-03
    days on market $169,000 Active 140 DOM
12. 2026-06-02
    days on market $169,000 Active 139 DOM
13. 2026-06-01
    days on market $169,000 Active 138 DOM
14. 2026-05-31
    days on market $169,000 Active 137 DOM
15. 2026-01-14
    listed $169,000 Active
16. 2024-05-31
    historical
17. 2024-01-18
    listed $189,000 Active
18. 2024-01-09
    historical
19. 2023-11-08
    historical
20. 2023-09-25
    listed $198,000 Active
21. 2017-12-30
    status Active
22. 2017-12-30
    historical Withdrawn
23. 2017-12-30
    historical Expired
24. 2017-09-19
    listed Active
25. 2017-09-18
    listed $249,500 Active
26. 2007-03-13
    soldstatus $199,000
27. 2007-03-09
    soldstatus $199,000
28. 2007-02-14
    historical
29. 2007-01-26
    listed $209,000
30. 2007-01-26
    historical
31. 2006-09-29
    listed

ⓘ 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: $1,318 · $110/mo
• Projected year-2 tax: $1,318 · $110/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 ≥104°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: $20,938
• − Mortgage interest: −$9,467
• − Property taxes: −$1,318
• − Insurance: −$845
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$4,440
• − Depreciation: −$4,916
• Taxable loss: −$3,398
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $119/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

-19.1% since first listed

17 events — show timeline

• 2026-01-14 Listed $169,000 BRIGHT MLS
• 2024-05-31 Listing Removed — BRIGHT MLS
• 2024-01-18 Listed $189,000 BRIGHT MLS
• 2024-01-09 Coming Soon — BRIGHT MLS
• 2023-11-08 Listing Removed — BRIGHT MLS
• 2023-09-25 Listed $198,000 BRIGHT MLS
• 2017-12-30 Relisted — MRIS
• 2017-12-30 Delisted — MRIS
• 2017-12-30 Delisted — MRIS
• 2017-09-19 Listed — MRIS
• 2017-09-18 Listed $249,500 BRIGHT MLS
• 2007-03-13 Sold (Public Records) $199,000 Public Records
• 2007-03-09 Sold (MLS) $199,000 MRIS
• 2007-02-14 Delisted — MRIS
• 2007-01-26 Delisted — MRIS
• 2007-01-26 Listed $209,000 MRIS
• 2006-09-29 Listed — MRIS

Property tax history

+4.9%/yr

Latest (2025): $1,318 · +4.7% YoY. Source: county tax records.