4336 Southern Ave SE · Washington, DC 20019

$299,000

3 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 82 Days on market

Built 1924 4,667 sqft lot Est $341k · 12% under

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Why this score? — see what drove the D+ 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 +14.3/30.0
• ARV discount +13.1/15.0
• DSCR +4.4/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity! 3-bedroom single-family home with 2,400+ sq ft being sold as-is. Currently configured as a 3-bedroom with potential to expand to 4 or 5 bedrooms. Previously issued permit and full architectural plans available to contracted buyers. Two adjoining lots (4338 & 4340 Southern Ave SE) are available for separate purchase, offering the opportunity to develop three semi-detached properties and transform the entire corner. Don't miss this value-add play in a prime location. Proof of funds required with all offers.

Key facts

• 4,667 sq ft lot
• Built 1924
• Listed 82 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Detached structure; Above-grade and below-grade living areas
• Construction: Brick construction; Permanent foundation; Estimated year built
• Exterior features: No tidal water

Interior

• Bedrooms: One bedroom on the main level; Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Estimated living area; Has one fireplace; Basement with interior access; Partially finished basement; Doors swing in (accessibility)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $57 ($681/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.3% below list).
• Recommended offer: $250k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Beers Es (372 students, 0% FRL); Sousa Ms (215 students, 0% FRL); Anacostia Hs (287 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); 281 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 $2,501/mo this rent would consume 51% 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 $2k of loan paydown is wiped out by about $9k 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 82 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $100k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,137 (16.3% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.84% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $341,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4012 Will St	0.14mi	4/1.0 (+1)	1,089 (+2%)	7mo	$190,000	$174	80
4214 Vine St	0.26mi	3/2.0	1,170 (+9%)	4mo	$305,000	$261	65
1402 Edgewick Ave	0.41mi	2/1.5 (-1)	1,010 (-6%)	2mo	$210,150	$208	63
4014 Byers St	0.26mi	2/1.0 (-1)	936 (-12%)	2mo	$175,000	$187	60
1135 46th St SE	0.43mi	2/1.0 (-1)	1,160 (+8%)	6mo	$370,000	$319	56
4602 Boosa St	0.44mi	4/3.0 (+1)	1,074 (+0%)	16mo	$375,000	$349	53
4308 Byers St	0.47mi	4/2.0 (+1)	966 (-10%)	3mo	$330,000	$342	50
1011 Balboa	0.64mi	3/2.0	1,152 (+8%)	6mo	$190,000	$165	48
1915 Lakewood St	0.61mi	4/2.0 (+1)	1,100 (+3%)	13mo	$445,000	$405	47
4814 Gunther St	0.74mi	3/2.0	1,160 (+8%)	12mo	$320,000	$276	37
1122 Drum Ave	0.61mi	4/2.0 (+1)	960 (-10%)	14mo	$400,000	$417	34
4728 Quadrant St	0.65mi	4/3.0 (+1)	1,224 (+14%)	14mo	$444,000	$363	22

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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-36,953
• Equity at exit: $44,582

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $6,946
• Equity at exit: $25,852

Cash invested: $83,720 (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: 281
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,501 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$227 /mo · $2,721/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $57

Break-even live

Break-even rent $2,430

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $226	-5% $141	+0% $57	+5% $-28	+10% $-113
Rent	-10% $-141	-5% $-42	+0% $57	+5% $156	+10% $254
Rate	-1.0pp $207	-0.5pp $133	base $57	+0.5pp $-21	+1.0pp $-100

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4348 Southern Ave SE Washington, DC	3.0	1.0	860	$2,400	$2.79	20d	1	0.02mi
1201 Benning Rd Capitol Heights, MD	1.0–3.0	1.0	854	$2,090	$2.45	1d	43	0.39mi
4632 Hillside Rd SE Unit 1 Washington, DC	4.0	2.0	1222	$3,000	$2.45	26d	1	0.40mi
4648 Hillside Rd SE Apt 1 Washington, DC	4.0	2.0	1389	$4,200	$3.02	26d	1	0.42mi
4308 Alton St Capitol Heights, MD	3.0	2.0	1100	$2,500	$2.27	45d	1	0.47mi
812 Burns St SE Washington, DC	3.0	2.5	1280	$3,300	$2.58	26d	1	0.47mi
5037 Benning Rd SE Washington, DC	3.0	2.0	1184	$3,100	$2.62	26d	1	0.48mi
1210 Balboa Ave Unit B Capitol Heights, MD	2.0	1.0	858	$1,095	$1.28	45d	1	0.48mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	26d	1	0.49mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	26d	1	0.49mi
1559 41st St SE Unit 1546448P Washington, DC	4.0	2.0	1022	$2,926	$2.86	9d	1	0.53mi
1111 Balboa Ave Capitol Heights, MD	3.0	1.0	864	$2,000	$2.31	20d	1	0.55mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,950	$2.39	1d	49	0.60mi
4601 Pistachio Ln Capitol Heights, MD	3.0	2.5	1376	$2,795	$2.03	19d	1	0.63mi
4318 G St SE Washington, DC	2.0	2.5	1376	$2,500	$1.82	20d	1	0.67mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	20d	1	0.68mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	24d	1	0.68mi
3935 S St SE #304 Washington, DC	2.0	1.0	735	$2,500	$3.40	26d	1	0.77mi
3937 S St SE #108 Washington, DC	2.0	1.0	751	$1,750	$2.33	9d	1	0.77mi
912 Elfin Ave Capitol Heights, MD	3.0	2.0	1028	$2,000	$1.95	45d	1	0.82mi
3915 Pennsylvania Ave SE Washington, DC	2.0	1.0	782	$2,500	$3.20	26d	1	0.83mi
2217 Gaylord Dr Suitland, MD	3.0	1.0	1216	$2,450	$2.01	6d	1	0.84mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	21d	1	0.84mi
1513 Pacific Ave Capitol Heights, MD	3.0	1.0	1008	$2,450	$2.43	45d	1	0.84mi
1205 Mentor Ave Capitol Heights, MD	3.0	1.0	1400	$3,000	$2.14	45d	1	0.86mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	7d	1	0.88mi
3930 Suitland Rd Suitland, MD	1.0–2.0	1.0	772	$1,650	$2.14	0d	27	0.89mi
2232 Houston St Suitland, MD	3.0	1.0	1216	$2,500	$2.06	45d	1	0.92mi
2301 Houston St Suitland, MD	3.0	1.0	1216	$2,200	$1.81	24d	1	0.93mi
3930 Stone Gate Dr Suitland, MD	2.0	1.0	1050	$1,750	$1.67	45d	1	0.93mi
3936 Stone Gate Dr Unit D Suitland, MD	2.0	1.0	870	$1,800	$2.07	15d	1	0.93mi
3928 Stone Gate Dr Unit D Suitland, MD	3.0	1.5	1031	$1,700	$1.65	20d	1	0.94mi
3901 Suitland Rd Suitland, MD	1.0–2.0	1.0	816	$1,555	$1.90	1d	9	1.04mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	24d	1	1.05mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$2,626	$2.40	4d	2	1.07mi
5225 Marlboro Pike Capitol Heights, MD	2.0–4.0	1.0–2.0	1050	$2,038	$1.94	3d	3	1.08mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	26d	2	1.10mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,549	$2.86	0d	10	1.10mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	26d	1	1.11mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	26d	1	1.11mi

Listing history 28 events

1. 2026-06-21
   days on market $299,000 Active 82 DOM
2. 2026-06-18
   days on market $299,000 Active 79 DOM
3. 2026-06-17
   days on market $299,000 Active 78 DOM
4. 2026-06-16
   days on market $299,000 Active 77 DOM
5. 2026-06-15
   days on market $299,000 Active 76 DOM
6. 2026-06-13
   days on market $299,000 Active 74 DOM
7. 2026-06-09
   days on market $299,000 Active 70 DOM
8. 2026-06-08
   days on market $299,000 Active 69 DOM
9. 2026-06-07
   days on market $299,000 Active 68 DOM
10. 2026-06-04
    days on market $299,000 Active 65 DOM
11. 2026-06-03
    days on market $299,000 Active 64 DOM
12. 2026-06-02
    days on market $299,000 Active 63 DOM
13. 2026-06-01
    days on market $299,000 Active 62 DOM
14. 2026-05-31
    days on market $299,000 Active 61 DOM
15. 2026-04-13
    price $299,000
16. 2026-03-31
    listed $399,000 Active
17. 2025-12-17
    historical
18. 2025-09-25
    listed $425,000 Active
19. 2025-09-24
    historical
20. 2025-06-16
    listed $425,000 Active
21. 2025-06-09
    historical
22. 2022-11-01
    historical
23. 2022-09-06
    listed $825,000 Active
24. 2020-08-18
    historical
25. 2020-06-17
    listed $800,000 Active
26. 2006-10-04
    soldstatus $335,000
27. 1991-01-03
    soldstatus $100,000
28. 1990-07-12
    soldstatus $51,583

ⓘ 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: $2,721 · $227/mo
• Projected year-2 tax: $2,721 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,016
• − Mortgage interest: −$16,749
• − Property taxes: −$2,721
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$8,698
• Taxable loss: −$4,449
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $1,749/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

+479.6% since first listed

14 events — show timeline

• 2026-04-13 Price Changed $299,000 BRIGHT MLS
• 2026-03-31 Listed $399,000 BRIGHT MLS
• 2025-12-17 Listing Removed — BRIGHT MLS
• 2025-09-25 Listed $425,000 BRIGHT MLS
• 2025-09-24 Listing Removed — BRIGHT MLS
• 2025-06-16 Listed $425,000 BRIGHT MLS
• 2025-06-09 Coming Soon — BRIGHT MLS
• 2022-11-01 Listing Removed — BRIGHT MLS
• 2022-09-06 Listed $825,000 BRIGHT MLS
• 2020-08-18 Listing Removed — BRIGHT MLS
• 2020-06-17 Listed $800,000 BRIGHT MLS
• 2006-10-04 Sold (Public Records) $335,000 Public Records
• 1991-01-03 Sold (Public Records) $100,000 Public Records
• 1990-07-12 Sold (Public Records) $51,583 Public Records

Property tax history

-0.3%/yr

Latest (2025): $2,721 · -82.7% YoY. Source: county tax records.