4706-4710 Quarles St NE · Washington, DC 20019

$535,000

12 bd · None ba · 2,376 sqft · MultiFamily · 109 Days on market

Built 1951 2,970 sqft lot

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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 +9.6/10.0
• 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

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 109 days

Property features AI

Finance

• Financial info: Improvement assessed at $216,080; Land assessed at $125,510; Total 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 water; Public sewer; Natural gas service
• Home design: Brick construction; Multifamily building with 4 total units; Above-grade and below-grade structures; Fee simple ownership; Estimated year built
• Construction: Brick construction
• Exterior features: Ground rent exists; Property is inside city limits; Directions available from local streets

Interior

• Bedrooms: Four one-bedroom units
• Heating & cooling: Forced air heating; Wall unit cooling (electric); Natural gas hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/?-bath units multifamily listed at $535k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $820/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $535k).
• Recommended offer: $487k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• Market conditions: Rents rising fast (+6.1%/yr); 276 active listings in the ZIP; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $7,793/mo this rent would consume 160% 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 $4k of loan paydown is wiped out by about $16k 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 $150k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($487k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $85k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $450k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $486,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.46% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.70%
• DSCR: 1.88
• GRM: 5.7

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: 15.2%
• Equity multiple: 1.63×
• Total profit: $94,781
• Equity at exit: $79,770

10-year hold

• IRR: 26.1%
• Equity multiple: 3.62×
• Total profit: $392,752
• Equity at exit: $46,257

Cash invested: $149,800 (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: 17.2×

Monthly cashflow live

• Estimated rent: $7,793 high
• Mortgage (P&I): −$2,806
• Tax est. 1.5%: −$669 /mo · $8,025/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,637
• Net cashflow: $2,459

Break-even live

Break-even rent $4,680

Max offer price $535,000

Occupancy floor 63%

Sensitivity live

Price	-10% $2,829	-5% $2,644	+0% $2,459	+5% $2,274	+10% $2,089
Rent	-10% $1,844	-5% $2,151	+0% $2,459	+5% $2,767	+10% $3,075
Rate	-1.0pp $2,729	-0.5pp $2,595	base $2,459	+0.5pp $2,321	+1.0pp $2,180

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	—	$7,794
Total (3 units)			$7,793

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $535,000 Active 109 DOM
2. 2026-06-17
   days on market $535,000 Active 108 DOM
3. 2026-06-16
   days on market $535,000 Active 107 DOM
4. 2026-06-15
   days on market $535,000 Active 106 DOM
5. 2026-06-13
   pricedays on market $535,000 Active 104 DOM
6. 2026-06-09
   days on market $550,000 Active 100 DOM
7. 2026-06-08
   days on market $550,000 Active 99 DOM
8. 2026-06-07
   days on market $550,000 Active 98 DOM
9. 2026-06-04
   days on market $550,000 Active 95 DOM
10. 2026-06-03
    days on market $550,000 Active 94 DOM
11. 2026-06-02
    days on market $550,000 Active 93 DOM
12. 2026-06-01
    days on market $550,000 Active 92 DOM
13. 2026-05-31
    price $550,000 Active 91 DOM
14. 2026-05-07
    price $600,000
15. 2026-02-28
    listed $620,000 Active
16. 2026-01-30
    historical $620,000
17. 2019-01-15
    soldstatus $450,000 Closed 378-char remark

    Show marketing remark (378 chars)

    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.

18. 2019-01-10
    status Pending 378-char remark

    Show marketing remark (378 chars)

    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.

19. 2018-11-23
    historical Active Under Contract 378-char remark

    Show marketing remark (378 chars)

    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.

20. 2018-11-15
    listed $455,000 Active 378-char remark

    Show marketing remark (378 chars)

    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.

21. 2015-08-31
    soldstatus $375,000 371-char remark

    Show marketing remark (371 chars)

    BACK ON THE MARKET reat investment opportunity and a chance to purchase the entire block of buildings. Walk to metro. Hosting an open house for all potential buyers June 2 Noon-4pm. Come tour the property and surrounding buildings. Potential to remodel all buildings and own the entire block. Do not miss this great potential. Get on the list and for updates. Sold As Is.

ⓘ 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: $93,516
• − Mortgage interest: −$29,968
• − Property taxes: −$8,025
• − Insurance: −$2,675
• − Repairs & maintenance: −$7,481
• − Management: −$7,481
• − Depreciation: −$15,564
• Taxable income: $22,321
• Est. tax owed @ 24.0%: −$5,357
• After-tax cash flow: $24,153/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

+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