4706-4710 Quarles St NE · Washington, DC 20019

$515,000

12 bd · None ba · 2,376 sqft · MultiFamily · 187 Days on market

Built 1951 Good condition 2,970 sqft lot $217/sqft · 12% below area Est $584k · 12% 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 +30.0/30.0
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This is a four unit sale for investors. The units are one bedroom and one bath. There are two units on the ground level and two upstairs. There are currently two occupied units and two vacnat units. This property is near 295 and metro for convenience. Do not disturb tenants for any reason and please no drive by views Showings available on vacant units. This property is AS-IS.

Key facts

• 2,970 sq ft lot
• Built 1951
• Listed 186 days

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/?-bath units multifamily listed at $515k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $928/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $515k).
• Recommended offer: $453k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Houston Es (281 students, 0% FRL); Kelly Miller Ms (351 students, 0% FRL); 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); 416 active listings in the ZIP; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $2,676/mo per unit this rent would consume 55% of the median local household income ($58k/yr) — 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 $4k of loan paydown is wiped out by about $15k 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 $144k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $105k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $453,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.56% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.16%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $584,011
• List price: $515,000
• Delta: -11.82%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.06% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.83×
• Total profit: $119,398
• Equity at exit: $76,788

10-year hold

• IRR: 29.9%
• Equity multiple: 4.08×
• Total profit: $444,022
• Equity at exit: $44,528

Cash invested: $144,200 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $630,000 ($265/sqft)
• Median days on market: 3 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 20019

• Rents YoY: 6.1%
• Active inventory: 416
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $8,028 high
• Mortgage (P&I): −$2,701
• Tax est. 1.5%: −$644 /mo · $7,725/yr
• Insurance: −$215
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,686
• Net cashflow: $2,783

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	—	$8,028
Total (3 units)			$8,028

Break-even live

Break-even rent $4,505

Max offer price $515,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,139	-5% $2,961	+0% $2,783	+5% $2,605	+10% $2,427
Rent	-10% $2,149	-5% $2,466	+0% $2,783	+5% $3,100	+10% $3,417
Rate	-1.0pp $3,042	-0.5pp $2,914	base $2,783	+0.5pp $2,650	+1.0pp $2,514

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: $128,750
• Closing costs: $15,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 Olive St NE Unit 1 Washington, DC	2.0	1.0	—	$2,400	—	120d	1	0.04mi
4811 Minnesota Ave NE #201 Washington, DC	1.0	1.0	—	$1,223	—	31d	1	0.07mi
1449 Olive St NE #4 Washington, DC	1.0	1.0	500	$1,275	$2.55	42d	1	0.16mi
1449 Olive St NE #4 Washington, DC	1.0	1.0	500	$1,275	$2.55	120d	1	0.16mi
1516 Kenilworth Ave NE Washington, DC	1.0–2.0	1.0–2.0	856	$1,300	$1.52	1d	1	0.17mi
4921 Quarles St NE Apt 203 Washington, DC	1.0	1.0	—	$1,395	—	11d	1	0.19mi
4921 Quarles St NE Unit 103 Washington, DC	1.0	1.0	—	$1,800	—	49d	1	0.19mi
1221 47th Pl NE Washington, DC	1.0	1.0	600	$1,300	$2.17	41d	1	0.23mi
4936 Nash St NE Unit 9 Washington, DC	2.0	1.0	800	$2,175	$2.72	75d	1	0.24mi
4936 Nash St NE Washington, DC	1.0–3.0	1.0	775	$1,475	$1.90	62d	1	0.25mi
1407 Beaver Heights Ln Unit Master Bedroom Capitol Heights, MD	1.0	1.0	450	$1,350	$3.00	120d	1	0.26mi
1407 Beaver Heights Ln Capitol Heights, MD	1.0	1.0	450	$1,350	$3.00	107d	1	0.26mi
1126 48th Pl NE Washington, DC	1.0	1.0	2632	$1,500	$0.57	86d	1	0.32mi
1126 48th Pl NE Unit 2 Washington, DC	1.0	1.0	625	$1,500	$2.40	114d	1	0.32mi
4426 Ord St NE Washington, DC	1.0	1.0	—	$1,300	—	63d	1	0.35mi
1120 46th St NE Unit 2 Washington, DC	1.0	1.0	750	$1,250	$1.67	20d	1	0.36mi
1136 45th St NE Unit 4 Washington, DC	1.0	1.0	700	$1,595	$2.28	76d	1	0.36mi
4700 Leroy Gorham Dr Capitol Heights, MD	1.0	1.0	—	$900	—	27d	1	0.39mi
1114 45th St NE Washington, DC	1.0	1.0	1680	$1,400	$0.83	5d	1	0.39mi
1405 Doewood Ln Capitol Heights, MD	2.0	1.0	—	$1,300	—	139d	1	0.42mi
4336 Polk St NE Washington, DC	2.0	1.5	864	$3,400	$3.94	120d	1	0.42mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	114d	1	0.43mi
1012 48th St NE Apt 2 Washington, DC	1.0	1.0	580	$1,600	$2.76	70d	1	0.43mi
5055 Meade St NE Unit 102 Washington, DC	1.0	1.0	—	$1,299	—	42d	1	0.45mi
1014 48th Pl NE Apt 4 Washington, DC	1.0	1.0	2310	$1,100	$0.48	71d	1	0.45mi
1150 51st St NE Unit 101 Washington, DC	1.0	1.0	—	$1,299	—	120d	1	0.45mi
4732 Sheriff Rd NE Washington, DC	1.0	1.0	—	$3,500	—	86d	1	0.48mi
5007 Sheriff Rd NE Washington, DC	2.0	1.0	—	$1,375	—	120d	1	0.49mi
4712 Sheriff Rd NE Washington, DC	1.0	1.0	—	$1,600	—	120d	1	0.49mi
4712 Sheriff Rd NE Washington, DC	2.0	2.0	—	$2,200	—	77d	1	0.49mi
4712 Sheriff Rd NE Apt 202 Washington, DC	2.0	2.0	—	$2,200	—	89d	1	0.49mi
1026 45th St NE Unit 201 Washington, DC	1.0	1.0	—	$1,111	—	38d	1	0.50mi
1009 46th St NE Unit 1 Washington, DC	2.0	1.0	1512	$1,943	$1.29	65d	1	0.50mi
1009 46th St NE Unit 2 Washington, DC	2.0	1.0	1512	$2,250	$1.49	103d	1	0.50mi
935 48th Pl NE Unit 3 Washington, DC	1.0	1.0	2560	$1,275	$0.50	120d	1	0.50mi
4800 Addison Rd Capitol Heights, MD	1.0–3.0	1.0–3.0	998	$1,720	$1.72	0d	47	0.51mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,000	$2.07	35d	1	0.54mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	120d	1	0.54mi
4925 Just St NE Washington, DC	2.0	2.0	864	$2,299	$2.66	120d	1	0.55mi
917 48th St NE Unit 203 Washington, DC	2.0	1.0	—	$1,532	—	120d	1	0.55mi

Property features AI

Finance

• Financial info: Improvement assessed at $216,080Land assessed at $125,510Total tax assessed value $341,590 (2017)Annual city/town tax $2,828 (2017)Annual ground rent listed as an income/expense item

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewerNatural gas service
• Home design: Brick constructionMultifamily building with 4 total unitsAbove-grade and below-grade structuresFee simple ownershipEstimated year built
• Construction: Brick construction
• Exterior features: Ground rent existsProperty is inside city limitsDirections available from local streets

Interior

• Bedrooms: Four one-bedroom units
• Heating & cooling: Forced air heatingWall unit cooling (electric)Natural gas hot water
• Interior features: Estimated living areaNo basement

Listing history 50 events

1. 2026-09-04
   days on market $515,000 Active 187 DOM
2. 2026-09-03
   pricedays on market $515,000 Active 186 DOM
3. 2026-08-31
   days on market $535,000 Active 183 DOM
4. 2026-08-30
   days on market $535,000 Active 182 DOM
5. 2026-08-29
   days on market $535,000 Active 181 DOM
6. 2026-08-28
   days on market $535,000 Active 180 DOM
7. 2026-08-27
   days on market $535,000 Active 179 DOM
8. 2026-08-25
   days on market $535,000 Active 177 DOM
9. 2026-08-24
   days on market $535,000 Active 176 DOM
10. 2026-08-23
    days on market $535,000 Active 175 DOM
11. 2026-08-22
    days on market $535,000 Active 174 DOM
12. 2026-08-21
    days on market $535,000 Active 173 DOM
13. 2026-08-20
    days on market $535,000 Active 172 DOM
14. 2026-08-19
    days on market $535,000 Active 171 DOM
15. 2026-08-18
    days on market $535,000 Active 170 DOM
16. 2026-08-17
    days on market $535,000 Active 169 DOM
17. 2026-08-16
    days on market $535,000 Active 168 DOM
18. 2026-08-15
    days on market $535,000 Active 167 DOM
19. 2026-08-14
    days on market $535,000 Active 166 DOM
20. 2026-08-13
    days on market $535,000 Active 165 DOM
21. 2026-08-12
    days on market $535,000 Active 164 DOM
22. 2026-08-11
    days on market $535,000 Active 163 DOM
23. 2026-08-10
    days on market $535,000 Active 162 DOM
24. 2026-08-09
    days on market $535,000 Active 161 DOM
25. 2026-08-08
    days on market $535,000 Active 160 DOM
26. 2026-08-06
    days on market $535,000 Active 158 DOM
27. 2026-08-05
    days on market $535,000 Active 157 DOM
28. 2026-08-04
    days on market $535,000 Active 156 DOM
29. 2026-08-03
    days on market $535,000 Active 155 DOM
30. 2026-07-31
    days on market $535,000 Active 152 DOM
31. 2026-07-30
    days on market $535,000 Active 150 DOM
32. 2026-07-28
    days on market $535,000 Active 149 DOM
33. 2026-07-26
    days on market $535,000 Active 147 DOM
34. 2026-07-24
    days on market $535,000 Active 145 DOM
35. 2026-07-23
    days on market $535,000 Active 144 DOM
36. 2026-07-22
    days on market $535,000 Active 143 DOM
37. 2026-07-21
    days on market $535,000 Active 142 DOM
38. 2026-07-20
    days on market $535,000 Active 141 DOM
39. 2026-07-18
    days on market $535,000 Active 139 DOM
40. 2026-07-18
    days on market $535,000 Active 138 DOM
41. 2026-07-16
    days on market $535,000 Active 137 DOM
42. 2026-07-15
    days on market $535,000 Active 136 DOM
43. 2026-07-14
    days on market $535,000 Active 135 DOM
44. 2026-07-13
    days on market $535,000 Active 134 DOM
45. 2026-07-13
    days on market $535,000 Active 133 DOM
46. 2026-07-11
    days on market $535,000 Active 132 DOM
47. 2026-07-10
    days on market $535,000 Active 131 DOM
48. 2026-07-09
    days on market $535,000 Active 130 DOM
49. 2026-07-07
    days on market $535,000 Active 128 DOM
50. 2026-07-06
    days on market $535,000 Active 127 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 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: $96,336
• − Mortgage interest: −$28,848
• − Property taxes: −$7,725
• − Insurance: −$2,575
• − Repairs & maintenance: −$7,707
• − Management: −$7,707
• − Depreciation: −$14,982
• Taxable income: $26,792
• Est. tax owed @ 24.0%: −$6,430
• After-tax cash flow: $26,967/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.

Condition & rehab AI · 8 photos

Good 75/100 Cosmetic rehab Est. rehab $11,880–$35,640 screening

This multi-family property is in good condition with minimal repairs needed. Painting and updating the flooring and kitchen appliances can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the flooring — Updating the flooring can improve the overall look and feel of the property, making it more attractive to potential buyers and renters. ↑
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the property more appealing to potential buyers and renters, as it can add value and make the space more functional. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Houston Es Middle Kelly Miller Ms High H.d. Woodson Hs

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

B Composite livability gradescore 73/100

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 · 821,926 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: 10% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in DC)

Industry	F500 HQs	Revenue
▸Financial Services	1	$153B
▸Life Sciences / Industrials	1	$25B
▸Industrial Machinery	1	$8B

Property features AI

Finance

• Financial info: Improvement assessed at $216,080Land assessed at $125,510Total tax assessed value $341,590 (2017)Annual city/town tax $2,828 (2017)Annual ground rent listed as an income/expense item

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewerNatural gas service
• Home design: Brick constructionMultifamily building with 4 total unitsAbove-grade and below-grade structuresFee simple ownershipEstimated year built
• Construction: Brick construction
• Exterior features: Ground rent existsProperty is inside city limitsDirections available from local streets

Interior

• Bedrooms: Four one-bedroom units
• Heating & cooling: Forced air heatingWall unit cooling (electric)Natural gas hot water
• Interior features: Estimated living areaNo basement

Price history

+60.0% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $600,000 BRIGHT MLS
• 2026-02-28 Listed $620,000 BRIGHT MLS
• 2026-01-30 Coming Soon $620,000 BRIGHT MLS
• 2019-01-15 Sold (MLS) $450,000 BRIGHT MLS
• 2019-01-10 Pending — BRIGHT MLS
• 2018-11-23 Contingent — BRIGHT MLS
• 2018-11-15 Listed $455,000 BRIGHT MLS
• 2015-08-31 Sold (MLS) $375,000 BRIGHT MLS