813 51st St NE · Washington, DC 20019

$239,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 79 Days on market

Built 1945 2,233 sqft lot Est $328k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 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 MLS

This is a Best Buy / Best Value opportunity. Get a totally redone home in a convenient neighborhood. HPAP , VPAP and other programs welcomed. This home will pass the test. This home is very airy and has lots of natural light. Both bedrooms are large. The finished basement with full bath is a great feature. Won't last.

Key facts

• Built 1945
• Listed 79 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Semi-detached property; Effective major renovation in 2006
• Construction: Vinyl siding and brick exterior; Concrete perimeter foundation; Above grade and below grade structures
• Exterior features: On-street parking; No tidal water

Interior

• Bedrooms: Two bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Basement with rear entrance and interior access; Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $41 ($494/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 $201k (16.1% below list).
• Recommended offer: $201k (16.1% 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: Burrville Es (278 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); 281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 79 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $200,528 (16.1% below list)

Questions for the listing agent

1. It's been on market 79 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 1945 — 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: 0.84% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $328,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 47th Pl NE	0.41mi	2/1.0	832 (+3%)	1mo	$125,000	$150	76
1113 Booth Ln	0.40mi	3/2.0 (+1)	816 (+1%)	9mo	$360,000	$441	64
5901 L St	0.73mi	2/1.0	792 (-2%)	1mo	$210,000	$265	62
4702 Jay St NE	0.44mi	2/1.0	776 (-4%)	17mo	$314,000	$405	58
5104 Brooks St NE	0.56mi	2/2.0	825 (+2%)	17mo	$418,500	$507	53
833 Eastern Ave	0.41mi	3/2.0 (+1)	696 (-14%)	6mo	$362,000	$520	43
702 60th	0.70mi	2/1.0	864 (+7%)	16mo	$306,500	$355	43
5014 Leroy Gorham Dr	0.49mi	3/2.0 (+1)	700 (-14%)	6mo	$330,000	$471	40
1303 Eastern Ave	0.50mi	3/2.0 (+1)	930 (+15%)	13mo	$400,000	$430	32
905 59th Ave	0.66mi	3/1.0 (+1)	900 (+11%)	23mo	$335,000	$372	27
1420 Nye St	0.73mi	3/1.0 (+1)	912 (+13%)	22mo	$335,000	$367	21
714 60th Ave	0.68mi	3/2.0 (+1)	931 (+15%)	19mo	$350,000	$376	19

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-29,778
• Equity at exit: $35,636

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $5,105
• Equity at exit: $20,664

Cash invested: $66,920 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $41

Break-even live

Break-even rent $1,953

Max offer price $239,000

Occupancy floor 93%

Sensitivity live

Price	-10% $176	-5% $109	+0% $41	+5% $-26	+10% $-94
Rent	-10% $-117	-5% $-38	+0% $41	+5% $120	+10% $200
Rate	-1.0pp $162	-0.5pp $102	base $41	+0.5pp $-21	+1.0pp $-84

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	26d	20	0.19mi
5213 Just St NE Washington, DC	3.0	2.0	1114	$2,400	$2.15	26d	1	0.23mi
4925 Just St NE Washington, DC	2.0	2.0	864	$2,299	$2.66	26d	1	0.24mi
4911 Just St NE Washington, DC	1.0	1.0	810	$2,500	$3.09	15d	1	0.24mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	26d	1	0.25mi
927 52nd St NE Unit 4 Washington, DC	2.0	1.0	700	$1,500	$2.14	26d	1	0.25mi
5338 Jay St NE Washington, DC	3.0	1.5	1000	$2,795	$2.79	26d	1	0.25mi
716 55th St NE Unit 1 Washington, DC	2.0	2.0	1100	$2,200	$2.00	22d	1	0.27mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	26d	1	0.27mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	18d	1	0.27mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	9d	1	0.27mi
945 52nd St NE Washington, DC	2.0–3.0	1.0	612	$1,610	$2.63	26d	4	0.28mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	26d	1	0.28mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	18d	1	0.31mi
4820 Hayes St NE Washington, DC	1.0	1.0	920	$1,400	$1.52	26d	1	0.32mi
1100 Eastern Ave NE Washington, DC	1.0	1.0	544	$1,359	$2.50	26d	1	0.32mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	26d	1	0.35mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	7d	1	0.36mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	26d	1	0.36mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	24d	1	0.36mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	22d	1	0.36mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	26d	1	0.38mi
5601 Nannie Helen Burroughs Ave NE #103 Washington, DC	1.0	1.0	675	$1,375	$2.04	26d	1	0.39mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	7d	3	0.40mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	16d	1	0.42mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	20d	1	0.46mi
1126 48th Pl NE Unit 2 Washington, DC	1.0	1.0	625	$1,500	$2.40	20d	1	0.49mi
4936 Nash St NE Unit 9 Washington, DC	3.0	1.0	800	$2,175	$2.72	9d	1	0.54mi
5811 Field Pl NE Unit 304 Washington, DC	3.0	1.0	779	$2,922	$3.75	26d	1	0.55mi
4629 Meade St NE Washington, DC	3.0	1.5	960	$2,300	$2.40	26d	1	0.59mi
622 Eastern Ave NE #301 Washington, DC	2.0	1.0	755	$1,900	$2.52	26d	1	0.61mi
611 60th Pl Fairmount Heights, MD	1.0	2.0	828	$1,550	$1.87	45d	1	0.70mi
506 Eastern Ave NE Unit 102 Washington, DC	1.0	1.0	650	$1,199	$1.84	26d	1	0.74mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	24d	1	0.76mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	6d	1	0.77mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	6d	1	0.77mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	26d	1	0.77mi
4800 Addison Rd Capitol Heights, MD	1.0–3.0	1.0–3.0	998	$2,374	$2.38	1d	41	0.80mi
324 61st St NE Unit 4 Washington, DC	3.0	1.5	850	$2,800	$3.29	26d	1	0.82mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	26d	1	0.82mi

Listing history 16 events

1. 2026-04-29
   price $239,000
2. 2026-04-29
   status Active
3. 2025-08-15
   status Pending
4. 2025-08-05
   price $199,999
5. 2025-06-30
   price $265,000
6. 2025-06-29
   status Active
7. 2025-05-13
   status Pending
8. 2025-05-10
   listed $239,999 Active
9. 2025-04-22
   historical $239,999
10. 2007-04-10
    soldstatus $220,000
11. 2007-03-09
    soldstatus $220,000 319-char remark

    Show marketing remark (319 chars)

    This is a Best Buy / Best Value opportunity. Get a totally redone home in a convenient neighborhood. HPAP , VPAP and other programs welcomed. This home will pass the test. This home is very airy and has lots of natural light. Both bedrooms are large. The finished basement with full bath is a great feature. Won't last.

12. 2007-02-03
    historical 319-char remark

    Show marketing remark (319 chars)

    This is a Best Buy / Best Value opportunity. Get a totally redone home in a convenient neighborhood. HPAP , VPAP and other programs welcomed. This home will pass the test. This home is very airy and has lots of natural light. Both bedrooms are large. The finished basement with full bath is a great feature. Won't last.

13. 2007-01-31
    listed $240,000 319-char remark

    Show marketing remark (319 chars)

    This is a Best Buy / Best Value opportunity. Get a totally redone home in a convenient neighborhood. HPAP , VPAP and other programs welcomed. This home will pass the test. This home is very airy and has lots of natural light. Both bedrooms are large. The finished basement with full bath is a great feature. Won't last.

14. 2006-12-01
    historical
15. 2006-07-14
    listed
16. 2004-12-15
    soldstatus $75,000

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,281 · $190/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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $24,063
• − Mortgage interest: −$13,388
• − Property taxes: −$2,281
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$6,953
• Taxable loss: −$3,603
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $1,359/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

+218.7% since first listed

16 events — show timeline

• 2026-04-29 Price Changed $239,000 BRIGHT MLS
• 2026-04-29 Relisted — BRIGHT MLS
• 2025-08-15 Pending — BRIGHT MLS
• 2025-08-05 Price Changed $199,999 BRIGHT MLS
• 2025-06-30 Price Changed $265,000 BRIGHT MLS
• 2025-06-29 Relisted — BRIGHT MLS
• 2025-05-13 Pending — BRIGHT MLS
• 2025-05-10 Listed $239,999 BRIGHT MLS
• 2025-04-22 Coming Soon $239,999 BRIGHT MLS
• 2007-04-10 Sold (Public Records) $220,000 Public Records
• 2007-03-09 Sold (MLS) $220,000 MRIS
• 2007-02-03 Delisted — MRIS
• 2007-01-31 Listed $240,000 MRIS
• 2006-12-01 Delisted — MRIS
• 2006-07-14 Listed — MRIS
• 2004-12-15 Sold (Public Records) $75,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,281 · +414.2% YoY. Source: county tax records.