4230 6th St SE · Washington, DC 20032

$799,900

10 bd · 5.0 ba · 3,236 sqft · MultiFamily public records · 51 Days on market

Built 1953 6,462 sqft lot

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Why this score? — see what drove the C- 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Turnkey 5-unit multifamily in Congress Heights offering strong cash flow and long-term appreciation potential. This fully renovated asset features five well-designed 2BR/1BA units ( 625 sq ft each Aprox), with four units located inside the main building and one unit with a separate exterior entrance—ideal for added privacy or flexible leasing options. All units have been updated with stainless steel appliances, in-unit washer/dryer, LVP flooring, central heating & cooling, and modern finishes to attract and retain quality tenants. Comprehensively renovated in 2025, the property requires no major capital improvements and delivers projected gross annual rents exceeding $94,000 wit

Key facts

• 6,462 sq ft lot
• Built 1953
• Listed 50 days

Property features AI

Finance

• Other: Above-grade finished area reported as 3,236 (source: Assessor)
• Financial info: Fee simple ownership; Total actual rent reported: $93,420

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 120/240V electric service; Hot water: natural gas
• Home design: Detached structure; 3 total levels; Flat / built-up roof
• Construction: Brick construction; Slab foundation; Effective year of major renovation: 2025; Year built source: Assessor
• Exterior features: Level lot; Walkout-level basement

Interior

• Kitchen: Refrigerator; Stove; Dishwasher
• Bedrooms: Five 2-bedroom units (multi-unit property)
• Flooring: Vinyl
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: 9'+ ceilings; Vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5 × 2.0-bed/1.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $240/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $753k (5.8% below list).
• Recommended offer: $753k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Hendley Es (289 students, 0% FRL); Hart Ms (386 students, 0% FRL); Ballou Hs (657 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 (+4.0%/yr); 145 active listings in the ZIP; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $7,534/mo this rent would consume 184% of the median local household income ($49k/yr) (locally 4530% 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 $6k of loan paydown is wiped out by about $24k 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 51 days — a 3% lower offer ($776k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 32y ago; this cycle's ask has dropped $50k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $229k; list at $800k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $753,400 (5.8% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 6% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-46,281
• Equity at exit: $119,268

10-year hold

• IRR: 5.1%
• Equity multiple: 1.39×
• Total profit: $87,284
• Equity at exit: $69,161

Cash invested: $223,972 (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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 145
• Price-to-rent: 44.2×

Monthly cashflow live

• Estimated rent: $7,534 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$225 /mo · $2,700/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,582
• Net cashflow: $1,199

Break-even live

Break-even rent $6,017

Max offer price $799,900

Occupancy floor 79%

Sensitivity live

Price	-10% $1,652	-5% $1,425	+0% $1,199	+5% $972	+10% $746
Rent	-10% $604	-5% $901	+0% $1,199	+5% $1,496	+10% $1,794
Rate	-1.0pp $1,602	-0.5pp $1,402	base $1,199	+0.5pp $992	+1.0pp $781

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

Units	Beds	Baths	Est. rent
▸ 5× units	2.0	1	$7,535
Total (5 units)			$7,534

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $799,900 Active 51 DOM
2. 2026-06-17
   days on market $799,900 Active 50 DOM
3. 2026-06-16
   days on market $799,900 Active 49 DOM
4. 2026-06-15
   pricedays on market $799,900 Active 48 DOM
5. 2026-06-13
   days on market $849,900 Active 46 DOM
6. 2026-06-09
   days on market $849,900 Active 42 DOM
7. 2026-06-08
   days on market $849,900 Active 41 DOM
8. 2026-06-07
   days on market $849,900 Active 40 DOM
9. 2026-06-04
   days on market $849,900 Active 37 DOM
10. 2026-06-03
    days on market $849,900 Active 36 DOM
11. 2026-06-02
    days on market $849,900 Active 35 DOM
12. 2026-06-01
    days on market $849,900 Active 34 DOM
13. 2026-05-31
    days on market $849,900 Active 33 DOM
14. 2026-04-29
    listed $849,900 Active
15. 2026-04-23
    historical $849,900
16. 2025-09-15
    historical
17. 2025-08-13
    listed $850,000 Active
18. 2022-12-02
    historical
19. 2021-11-02
    historical
20. 2021-06-09
    price $775,000
21. 2021-05-24
    listed $799,900 Active
22. 2008-07-23
    soldstatus $229,000
23. 2005-04-26
    soldstatus $345,000
24. 2004-04-21
    soldstatus $245,000
25. 2004-03-31
    soldstatus $250,000
26. 2003-12-09
    historical
27. 2003-11-22
    listed $250,000
28. 2002-10-17
    soldstatus $160,000
29. 2001-06-18
    soldstatus $62,800
30. 2001-02-07
    historical
31. 2000-08-31
    listed $31,500
32. 1994-10-31
    soldstatus $34,000
33. 1994-07-21
    historical
34. 1994-07-21
    listed $34,000

ⓘ 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: $2,700 · $225/mo
• Projected year-2 tax: $3,790 · $316/mo
• Expected delta: +$1,090/yr (+$91/mo · 40.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,408
• − Mortgage interest: −$44,807
• − Property taxes: −$2,700
• − Insurance: −$4,000
• − Repairs & maintenance: −$7,233
• − Management: −$7,233
• − Depreciation: −$23,270
• Taxable income: $1,167
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $14,106/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): 40,920
• Household income: $49,139
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 4530.0

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 (80%)
• Race & ethnicity: Black 80% White 8% Two or more races 7% Hispanic / Latino 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -60.34%
• Current HPI: 326.4077
• Rent YoY: ▲ 3.96%
• 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

+2399.7% since first listed

21 events — show timeline

• 2026-04-29 Listed $849,900 BRIGHT MLS
• 2026-04-23 Coming Soon $849,900 BRIGHT MLS
• 2025-09-15 Listing Removed — BRIGHT MLS
• 2025-08-13 Listed $850,000 BRIGHT MLS
• 2022-12-02 Rental Removed — BRIGHTMLS
• 2021-11-02 Listing Removed — BRIGHT MLS
• 2021-06-09 Price Changed $775,000 BRIGHT MLS
• 2021-05-24 Listed $799,900 BRIGHT MLS
• 2008-07-23 Sold (Public Records) $229,000 Public Records
• 2005-04-26 Sold (Public Records) $345,000 Public Records
• 2004-04-21 Sold (Public Records) $245,000 Public Records
• 2004-03-31 Sold (MLS) $250,000 MRIS
• 2003-12-09 Delisted — MRIS
• 2003-11-22 Listed $250,000 MRIS
• 2002-10-17 Sold (Public Records) $160,000 Public Records
• 2001-06-18 Sold (MLS) $62,800 MRIS
• 2001-02-07 Delisted — MRIS
• 2000-08-31 Listed $31,500 MRIS
• 1994-10-31 Sold (MLS) $34,000 MRIS
• 1994-07-21 Listed $34,000 MRIS
• 1994-07-21 Delisted — MRIS

Property tax history

-12.5%/yr

Latest (2025): $2,700 · -18.0% YoY. Source: county tax records.