510 Ridge Rd SE #102 · Washington, DC 20019

$79,999

2 bd · 1.0 ba · 787 sqft · Condo public records · 101 Days on market

Built 1958 $374/mo HOA · 21% of rent

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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

Listing remarks

Discover a hidden gem in the heart of Fort Dupont Park, where comfort meets investment potential. This charming 2-bedroom, 1-bathroom unit offers 787 square feet of traditional brick architecture, perfect for those seeking a solid addition to their portfolio. Built in 1958, this well-maintained garden-style apartment is not just a home; it's a strategic investment opportunity. Imagine the benefits of a condo association fee that covers essential services such as heat, water, sewer, lawn maintenance, and trash removal, allowing for hassle-free management. The on-street parking adds convenience for residents and guests alike. The inviting layout provides a cozy atmosphere, ideal for tenants l

Key facts

• Accessibility
• On street parking
• $374 HOA

Tags

• TRADITIONAL BRICK ARCHITECTURE
• GARDEN STYLE APARTMENT
• CONDO ASSOCIATION FEE
• ON STREET PARKING
• ACCESSIBILITY

Property features AI

Finance

• Financial info: Property managed by a property manager
• HOA & community: Monthly condo fee of $374; Professionally managed off-site; Condo fee covers heat, lawn maintenance, sewer, trash and water

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric for cooling
• Home design: Penthouse unit; Condominium; Entry on floor 1
• Construction: Brick construction
• Exterior features: Garden-style building (1–4 floors); Above-grade structure

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Radiator heating (natural gas hot water); Window air conditioning units (electric)
• Interior features: Estimated living area; No basement; 3 total rooms
• Laundry & utility: No in-unit washer/dryer or hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $52k; list at $80k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.23% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.35%
• DSCR: 2.26
• GRM: 3.7

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: 27.2%
• Equity multiple: 2.19×
• Total profit: $26,625
• Equity at exit: $11,928

10-year hold

• IRR: 37.0%
• Equity multiple: 5.12×
• Total profit: $92,227
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$420
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$33
• HOA: −$374
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $529

Break-even live

Break-even rent $1,113

Max offer price $79,999

Occupancy floor 65%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Burbank St SE Apt 4 Washington, DC	1.0	1.0	594	$1,235	$2.08	24d	1	0.19mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	22d	1	0.24mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,549	$2.86	7d	12	0.26mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	18d	1	0.31mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	24d	1	0.35mi
300 37th St SE Unit 101 Washington, DC	2.0	1.0	850	$1,550	$1.82	24d	1	0.44mi
305 37th St SE Washington, DC	1.0–2.0	1.0–1.5	787	$1,550	$1.97	24d	1	0.46mi
3600 Ely Pl SE Washington, DC	1.0–3.0	1.0	719	$2,088	$2.90	3d	10	0.47mi
3516 Ely Pl SE Unit 4 Washington, DC	1.0	1.0	700	$1,450	$2.07	24d	1	0.51mi
301 Anacostia Rd SE Unit 2 BEDROOM Washington, DC	2.0	1.0	600	$1,300	$2.17	24d	1	0.53mi
319 Anacostia Rd SE Unit 1 Washington, DC	2.0	1.0	724	$1,035	$1.43	24d	1	0.54mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	7d	1	0.57mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	22d	1	0.58mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	24d	1	0.60mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	24d	1	0.61mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	24d	1	0.61mi
3532 Minnesota Ave SE Unit 3 Washington, DC	3.0	1.0	1100	$2,500	$2.27	24d	1	0.62mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	24d	1	0.64mi
3539 A St SE Washington, DC	1.0–2.0	1.0–2.0	807	$1,403	$1.74	17d	1	0.64mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	24d	1	0.67mi
3427 B St SE Unit 4 Washington, DC	1.0	1.0	558	$1,300	$2.33	24d	1	0.67mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	24d	2	0.68mi
3315 Dubois Pl SE Washington, DC	1.0	1.0	650	$1,000	$1.54	24d	1	0.73mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	24d	1	0.74mi
3313 C St SE Washington, DC	1.0–2.0	1.0	750	$1,343	$1.79	1d	2	0.75mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	7d	1	0.77mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	24d	1	0.78mi
4236 Benning Rd NE Unit 302 Washington, DC	1.0	1.0	770	$1,195	$1.55	24d	1	0.78mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	4d	1	0.78mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	24d	1	0.78mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	24d	1	0.80mi
3217 Dubois Pl SE Unit 2 Washington, DC	1.0	1.0	800	$1,150	$1.44	11d	1	0.80mi
165 35th St NE Unit 3 Washington, DC	1.0	1.0	750	$1,625	$2.17	24d	1	0.80mi
165 35th St NE Unit 2 Washington, DC	1.0	1.0	700	$1,495	$2.14	24d	1	0.80mi
134 35th St NE Washington, DC	2.0	1.5	832	$2,275	$2.73	24d	1	0.80mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	18d	1	0.81mi
195 35th St NE Unit 1 Washington, DC	2.0	1.0	716	$1,800	$2.51	24d	1	0.82mi
212 36th St NE #1 Washington, DC	2.0	1.0	750	$2,550	$3.40	24d	1	0.83mi
212 36th St NE #3 Washington, DC	3.0	1.0	750	$3,450	$4.60	24d	1	0.83mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	24d	1	0.84mi

HOA detail condo

• Monthly dues: $374 · $4,488/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-22
   status Pending
2. 2026-05-04
   status Active
3. 2026-03-23
   status Pending
4. 2025-12-30
   listed $79,999 Active
5. 2019-12-04
   soldstatus $52,000
6. 1989-03-06
   soldstatus $40,000
7. 1975-12-19
   soldstatus $19,500

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $627 · $52/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 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: $21,392
• − Mortgage interest: −$4,481
• − Property taxes: −$627
• − Insurance: −$400
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$4,488
• − Depreciation: −$2,327
• Taxable income: $5,646
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $4,995/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

+310.3% since first listed

7 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-04 Relisted — BRIGHT MLS
• 2026-03-23 Pending — BRIGHT MLS
• 2025-12-30 Listed $79,999 BRIGHT MLS
• 2019-12-04 Sold (Public Records) $52,000 Public Records
• 1989-03-06 Sold (Public Records) $40,000 Public Records
• 1975-12-19 Sold (Public Records) $19,500 Public Records

Property tax history

-2.2%/yr

Latest (2025): $627 · +8.1% YoY. Source: county tax records.