405 60th St NE · Washington, DC 20019

$369,000

5 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 518 Days on market

Built 1940 9,760 sqft lot Est $358k · at est.

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• ARV discount +6.1/15.0
• 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 MLS

AS- IS Investor Special. Needs full rehab. Cash or Hard Money Only.

Key facts

• 9,760 sq ft lot
• Built 1940
• Listed 518 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Effective remodel year 1940
• Construction: Brick construction; Foundation: Other; Above-grade and below-grade structures
• Exterior features: Detached structure; Not in a federal flood zone

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Hot water heating; Natural gas heating and hot water
• Interior features: Not furnished; Level entry to main floor; Has fireplace (1)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $325k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,095/mo this rent would consume 84% 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 $3k of loan paydown is wiped out by about $11k 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 $103k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 518 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $410k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $268k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $324,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 518 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $357,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 62nd Pl	0.26mi	4/2.0 (-1)	1,152 (-9%)	8mo	$325,000	$282	62
5811 Dade St	0.54mi	4/2.0 (-1)	1,226 (-3%)	8mo	$407,450	$332	59
516 68th St	0.43mi	5/3.0	1,392 (+10%)	1mo	$420,000	$302	58
5522 Addison	0.37mi	4/2.0 (-1)	1,372 (+9%)	9mo	$340,000	$248	56
410 70th St	0.68mi	4/3.0 (-1)	1,215 (-4%)	1mo	$345,500	$284	53
5801 Crown St	0.60mi	4/1.5 (-1)	1,240 (-2%)	12mo	$344,900	$278	52
5807 Crown St	0.60mi	4/1.5 (-1)	1,240 (-2%)	14mo	$345,000	$278	51
5707 Coolidge St	0.55mi	4/3.0 (-1)	1,158 (-8%)	3mo	$385,000	$332	49
22 Maryland Park Dr	0.71mi	4/2.0 (-1)	1,296 (+3%)	14mo	$300,000	$231	45
5710 Addison Rd	0.35mi	4/1.0 (-1)	1,125 (-11%)	14mo	$304,000	$270	45
6501 Greig St	0.56mi	4/1.0 (-1)	1,125 (-11%)	14mo	$375,000	$333	35
909 Cypresstree Pl	0.72mi	5/2.0	1,079 (-14%)	9mo	$390,000	$361	34

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $9,507
• Equity at exit: $55,019

10-year hold

• IRR: 14.5%
• Equity multiple: 2.33×
• Total profit: $137,392
• Equity at exit: $31,904

Cash invested: $103,320 (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: 7.5×

Monthly cashflow live

• Estimated rent: $4,095 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$261 /mo · $3,131/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $885

Break-even live

Break-even rent $2,974

Max offer price $369,000

Occupancy floor 73%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6005 Eads St NE Apt 1 Washington, DC	5.0	3.0	1750	$6,100	$3.49	24d	1	0.05mi
324 61st St NE Unit 7 Washington, DC	5.0	2.0	1250	$7,000	$5.60	24d	1	0.09mi
6340 Southern Ave NE Washington, DC	4.0	2.0	1248	$4,200	$3.37	24d	1	0.32mi
520 56th St NE Washington, DC	5.0	2.0	1670	$5,500	$3.29	24d	1	0.32mi
805 Eastern Ave Fairmount Heights, MD	4.0	2.0	936	$2,400	$2.56	5d	1	0.41mi
5501 Jay St NE Washington, DC	4.0	3.0	1848	$3,300	$1.79	24d	1	0.48mi
818 Balsamtree Pl Capitol Heights, MD	4.0	1.5	1102	$2,275	$2.06	5d	1	0.52mi
522 70th St Capitol Heights, MD	4.0	1.5	1820	$3,000	$1.65	43d	1	0.60mi
522 70th St Capitol Heights, MD	4.0	1.5	1840	$3,000	$1.63	3d	1	0.60mi
17 Quire Ave Capitol Heights, MD	5.0	2.0	1300	$2,850	$2.19	43d	1	0.65mi
1105 61st Ave Fairmount Heights, MD	4.0	3.5	1352	$2,500	$1.85	18d	1	0.68mi
5074 Central Ave SE Washington, DC	4.0	2.0	1349	$5,200	$3.85	22d	1	0.78mi
574 49th Pl NE Unit Upper Washington, DC	5.0	2.0	1744	$6,500	$3.73	20d	1	0.91mi
4802 Leroy Gorham Dr Capitol Heights, MD	4.0	3.5	1482	$3,500	$2.36	3d	1	0.99mi
6400 Adak St Capitol Heights, MD	6.0	2.0	1405	$3,150	$2.24	43d	1	1.03mi
5005 Call Pl SE Unit 9 Washington, DC	5.0	2.0	1800	$6,000	$3.33	24d	1	1.10mi
4686 A St SE Washington, DC	4.0	3.0	1181	$3,500	$2.96	7d	1	1.11mi
1316 Eastern Ave NE Washington, DC	4.0	2.0	1548	$3,200	$2.07	24d	1	1.19mi
1604 Woodhill Ct Hyattsville, MD	6.0	3.0	1455	$3,600	$2.47	43d	1	1.24mi
5401 Riba Ct Capitol Heights, MD	4.0	3.0	1150	$3,300	$2.87	5d	1	1.32mi
5404 Vergo Rd Capitol Heights, MD	4.0	2.5	1680	$3,500	$2.08	43d	1	1.37mi
6812 Pepper St Capitol Heights, MD	4.0	2.0	1095	$2,750	$2.51	43d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $369,000 Active 518 DOM
2. 2026-06-17
   days on market $369,000 Active 517 DOM
3. 2026-06-16
   days on market $369,000 Active 516 DOM
4. 2026-06-15
   days on market $369,000 Active 515 DOM
5. 2026-06-13
   pricedays on market $369,000 Active 513 DOM
6. 2026-06-09
   days on market $389,000 Active 509 DOM
7. 2026-06-08
   days on market $389,000 Active 508 DOM
8. 2026-06-07
   days on market $389,000 Active 507 DOM
9. 2026-06-04
   days on market $389,000 Active 504 DOM
10. 2026-06-03
    days on market $389,000 Active 503 DOM
11. 2026-06-02
    days on market $389,000 Active 502 DOM
12. 2026-06-01
    days on market $389,000 Active 501 DOM
13. 2026-05-31
    days on market $389,000 Active 500 DOM
14. 2026-04-16
    price $399,900
15. 2026-03-10
    price $449,900
16. 2026-02-14
    price $499,900
17. 2026-01-02
    price $549,000
18. 2025-09-03
    price $589,000
19. 2025-06-13
    price $599,900
20. 2025-03-27
    price $624,000
21. 2025-02-26
    price $650,000
22. 2025-02-20
    price $699,990
23. 2025-01-16
    listed $779,000 Active
24. 2018-10-09
    soldstatus $268,000
25. 2018-10-04
    status Active 67-char remark

    Show marketing remark (67 chars)

    AS- IS Investor Special. Needs full rehab. Cash or Hard Money Only.

26. 2018-09-27
    soldstatus $270,000 Closed 67-char remark

    Show marketing remark (67 chars)

    AS- IS Investor Special. Needs full rehab. Cash or Hard Money Only.

27. 2018-09-15
    status Pending 67-char remark

    Show marketing remark (67 chars)

    AS- IS Investor Special. Needs full rehab. Cash or Hard Money Only.

28. 2018-09-03
    historical 67-char remark

    Show marketing remark (67 chars)

    AS- IS Investor Special. Needs full rehab. Cash or Hard Money Only.

29. 2018-08-18
    listed $249,000 Active 67-char remark

    Show marketing remark (67 chars)

    AS- IS Investor Special. Needs full rehab. Cash or Hard Money Only.

ⓘ 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: $3,131 · $261/mo
• Projected year-2 tax: $3,131 · $261/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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $49,136
• − Mortgage interest: −$20,670
• − Property taxes: −$3,131
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,931
• − Management: −$3,931
• − Depreciation: −$10,735
• Taxable income: $4,894
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $9,446/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

+60.6% since first listed

16 events — show timeline

• 2026-04-16 Price Changed $399,900 BRIGHT MLS
• 2026-03-10 Price Changed $449,900 BRIGHT MLS
• 2026-02-14 Price Changed $499,900 BRIGHT MLS
• 2026-01-02 Price Changed $549,000 BRIGHT MLS
• 2025-09-03 Price Changed $589,000 BRIGHT MLS
• 2025-06-13 Price Changed $599,900 BRIGHT MLS
• 2025-03-27 Price Changed $624,000 BRIGHT MLS
• 2025-02-26 Price Changed $650,000 BRIGHT MLS
• 2025-02-20 Price Changed $699,990 BRIGHT MLS
• 2025-01-16 Listed $779,000 BRIGHT MLS
• 2018-10-09 Sold (Public Records) $268,000 Public Records
• 2018-10-04 Relisted — BRIGHT MLS
• 2018-09-27 Sold (MLS) $270,000 BRIGHT MLS
• 2018-09-15 Pending — BRIGHT MLS
• 2018-09-03 Listing Removed — BRIGHT MLS
• 2018-08-18 Listed $249,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2025): $3,131 · -82.7% YoY. Source: county tax records.