4517 Dix St NE · Washington, DC 20019

$210,000

3 bd · 2.0 ba · 1,292 sqft · Townhouse public records · 17 Days on market

Built 1943 2,469 sqft lot Est $323k · 35% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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 MLS

Property Bank Owned

Key facts

• Built 1943
• Listed 16 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Hot water supplied by natural gas; Cooling powered by electricity
• Home design: Semi-detached property; Fee simple ownership; Property described in very good condition
• Construction: Brick construction; Block foundation; Roof type unknown; Above-grade and below-grade structures present; Built year source: Assessor
• Exterior features: No basement; Tidal water not present; Pets allowed on a case-by-case basis

Interior

• Kitchen: Dishwasher; Disposal; Gas oven/range
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Fully carpeted
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Hot water heating (natural gas); Central air conditioning (electric)
• Interior features: Carpeted surfaces throughout; Combination kitchen and dining area; Traditional floor plan; Eat-in kitchen; Galley-style kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• 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).
• At $2,688/mo this rent would consume 55% 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $89k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $210k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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 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: 1.28% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $323,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4416 Gault Pl NE	0.34mi	3/2.5	1,333 (+3%)	1mo	$435,000	$326	76
515 47th St NE	0.14mi	3/1.5	1,436 (+11%)	1mo	$211,000	$147	72
135 47th St NE	0.25mi	3/2.0	1,178 (-9%)	4mo	$460,000	$390	71
4545 Eads St NE	0.08mi	3/1.0	1,452 (+12%)	3mo	$291,200	$201	70
4644 Hayes St NE	0.40mi	4/2.0 (+1)	1,302 (+1%)	8mo	$275,000	$211	69
4226 Foote St NE	0.34mi	3/2.0	1,200 (-7%)	6mo	$210,000	$175	67
4614 B St SE	0.44mi	3/2.5	1,328 (+3%)	7mo	$331,500	$250	67
5019 Just St NE	0.69mi	3/1.5	1,364 (+6%)	1mo	$397,000	$291	55
827 48th St NE	0.47mi	2/2.5 (-1)	1,160 (-10%)	1mo	$225,000	$194	53
4400 Dubois Pl SE	0.64mi	4/2.5 (+1)	1,211 (-6%)	3mo	$431,000	$356	50
5345 Ames St NE	0.73mi	2/2.0 (-1)	1,358 (+5%)	7mo	$300,000	$221	46
808 Division Ave NE	0.74mi	2/1.0 (-1)	1,114 (-14%)	4mo	$325,000	$292	30

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: 9.8%
• Equity multiple: 1.40×
• Total profit: $23,520
• Equity at exit: $31,312

10-year hold

• IRR: 21.2%
• Equity multiple: 3.05×
• Total profit: $120,814
• Equity at exit: $18,157

Cash invested: $58,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $770

Break-even live

Break-even rent $1,713

Max offer price $210,000

Occupancy floor 66%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4523 Dix St NE Washington, DC	3.0	3.0	1292	$3,000	$2.32	7d	1	0.03mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	24d	1	0.21mi
4724 Blaine St NE Washington, DC	3.0	2.0	1152	$3,085	$2.68	1d	1	0.21mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	24d	1	0.28mi
4230 Edson Pl NE Washington, DC	3.0	2.0	1190	$2,800	$2.35	24d	1	0.29mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	3d	1	0.31mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	24d	1	0.32mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	24d	1	0.33mi
4627 Gault Pl NE Washington, DC	3.0	1.0	1195	$3,800	$3.18	21d	1	0.35mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	24d	1	0.37mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	24d	1	0.41mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	24d	1	0.42mi
4686 A St SE Washington, DC	4.0	3.0	1181	$3,500	$2.96	7d	1	0.44mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	24d	1	0.45mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	3d	1	0.52mi
5032 E Capitol St NE Washington, DC	2.0	3.5	1775	$2,950	$1.66	12d	1	0.53mi
4011 Blaine St NE Washington, DC	3.0	1.0	1632	$2,500	$1.53	24d	1	0.54mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	16d	1	0.54mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	24d	1	0.54mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	7d	1	0.54mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	14d	1	0.56mi
5020 Astor Pl SE Apt 3 Washington, DC	2.0	1.0	1600	$2,250	$1.41	24d	1	0.61mi
1009 46th St NE Unit 2 Washington, DC	2.0	1.0	1512	$2,250	$1.49	7d	1	0.64mi
1009 46th St NE Unit 1 Washington, DC	2.0	1.0	1512	$1,900	$1.26	10d	1	0.64mi
5074 Central Ave SE Washington, DC	4.0	2.0	1349	$5,200	$3.85	21d	1	0.65mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	24d	1	0.65mi
814 51st St NE Washington, DC	3.0	1.0	1210	$2,200	$1.82	24d	1	0.67mi
4950 Just St NE Washington, DC	3.0	2.0	1437	$4,000	$2.78	24d	1	0.67mi
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$2,449	$2.67	1d	1	0.69mi
5347 Ames St NE Washington, DC	3.0	2.0	1428	$3,000	$2.10	24d	1	0.73mi
700 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	798	$3,130	$3.92	1d	48	0.76mi
750 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	805	$2,650	$3.29	1d	5	0.76mi
337 54th St NE Unit A Washington, DC	3.0	1.5	1184	$2,850	$2.41	24d	1	0.77mi
621 Parkside Pl NE Washington, DC	4.0	4.5	1818	$4,000	$2.20	24d	1	0.81mi
4629 Meade St NE Washington, DC	3.0	1.5	960	$2,300	$2.40	24d	1	0.83mi
5126 Call Pl SE Washington, DC	2.0	1.5	1741	$3,050	$1.75	24d	1	0.84mi
716 55th St NE Unit 1 Washington, DC	2.0	2.0	1100	$2,200	$2.00	19d	1	0.87mi
5213 Just St NE Washington, DC	3.0	2.0	1114	$2,400	$2.15	24d	1	0.90mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	24d	1	0.92mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	24d	1	0.92mi

Listing history 16 events

1. 2026-06-07
   days on market $210,000 Active 17 DOM
2. 2026-06-04
   days on market $210,000 Active 14 DOM
3. 2026-06-03
   days on market $210,000 Active 13 DOM
4. 2026-06-02
   days on market $210,000 Active 12 DOM
5. 2026-06-02
   remarks 99-char remark
6. 2026-06-02
   price $210,000 Active 11 DOM
7. 2026-06-01
   days on market $299,000 Active 11 DOM
8. 2026-05-31
   days on market $299,000 Active 10 DOM
9. 2026-05-21
   listed $299,000 Active
10. 2026-05-20
    historical $299,000
11. 2005-01-06
    soldstatus $105,000
12. 2004-05-14
    soldstatus $105,000 19-char remark

    Show marketing remark (19 chars)

    Property Bank Owned

13. 2004-03-17
    historical 19-char remark

    Show marketing remark (19 chars)

    Property Bank Owned

14. 2004-01-16
    listed $89,900 19-char remark

    Show marketing remark (19 chars)

    Property Bank Owned

15. 1994-01-05
    soldstatus $81,000
16. 1979-02-01
    soldstatus $41,000

ⓘ 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: $1,973 · $164/mo
• Projected year-2 tax: $1,973 · $164/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: $32,251
• − Mortgage interest: −$11,763
• − Property taxes: −$1,973
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$6,109
• Taxable income: $6,195
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $7,753/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

+629.3% since first listed

8 events — show timeline

• 2026-05-21 Listed $299,000 BRIGHT MLS
• 2026-05-20 Coming Soon $299,000 BRIGHT MLS
• 2005-01-06 Sold (Public Records) $105,000 Public Records
• 2004-05-14 Sold (MLS) $105,000 MRIS
• 2004-03-17 Delisted — MRIS
• 2004-01-16 Listed $89,900 MRIS
• 1994-01-05 Sold (Public Records) $81,000 Public Records
• 1979-02-01 Sold (Public Records) $41,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,973 · +1.8% YoY. Source: county tax records.