4506 Brooks St NE · Washington, DC 20019

$115,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 23 Days on market

Built 1917 2,594 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 6/19/2026 @ 10:00 AM. Bidding ends 6/23/2026 @ 1:00 PM. List Price is Suggested Opening Bid. Deposit: $20,000. Detached Bungalow located in the Deanwood area of Northeast Washington, DC. The property is believed to be arranged as 2 bedrooms and 2 bathrooms with approximately 1,026+/- above grade finished square feet on a 2,594+/- square foot lot. JUST MINUTES to the Deanwood Metro Station and Minnesota Ave Metro Station, downtown Washington, DC, Route 295, and the H Street Corridor. Easy access to Capitol Hill, Union Station, and major commuter routes throughout the District and su

Key facts

• Detached bungalow
• 2,594 sq ft lot
• Built 1917

Tags

• DETACHED BUNGALOW
• EASY ACCESS TO CAPITOL HILL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached structure
• Construction: Brick, frame, and wood siding construction; Other foundation
• Exterior features: No tidal water

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (including two full on main level)
• Heating & cooling: Hot water heating; Natural gas heat and hot water
• Interior features: Unfinished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% 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; 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 $2,398/mo this rent would consume 49% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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.
• Current owner paid $55k; list at $115k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1917 — 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.76%
• DSCR: 2.64
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $335,502
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4267 Brooks St NE	0.17mi	2/2.0 (-1)	1,108 (+8%)	5mo	$397,000	$358	66
4502 Brooks St NE	0.01mi	2/1.0 (-1)	1,120 (+9%)	20mo	$299,000	$267	62
4106 Gault Pl NE #5	0.56mi	2/2.5 (-1)	1,009 (-2%)	5mo	$330,000	$327	56
5206 Banks Pl NE	0.55mi	3/1.0	1,116 (+9%)	6mo	$275,000	$246	55
5200 Ames St NE	0.53mi	2/2.0 (-1)	1,080 (+5%)	5mo	$415,000	$384	54
4525 Edson Pl NE	0.22mi	3/2.0	1,132 (+10%)	22mo	$432,500	$382	50
1014 48th St NE	0.74mi	2/1.0 (-1)	1,002 (-2%)	9mo	$175,000	$175	49
5109 Bass Pl SE	0.74mi	4/2.0 (+1)	1,091 (+6%)	4mo	$380,000	$348	43
726 49th Pl NE	0.54mi	2/1.0 (-1)	936 (-9%)	24mo	$239,000	$255	35

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: 36.3%
• Equity multiple: 2.61×
• Total profit: $51,909
• Equity at exit: $17,147

10-year hold

• IRR: 44.6%
• Equity multiple: 5.96×
• Total profit: $159,788
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$603
• Tax from tax record: −$257 /mo · $3,088/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $986

Break-even live

Break-even rent $1,150

Max offer price $115,000

Occupancy floor 54%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	24d	1	0.09mi
4523 Dix St NE Washington, DC	3.0	3.0	1292	$3,000	$2.32	7d	1	0.09mi
4724 Blaine St NE Washington, DC	3.0	2.0	1152	$3,085	$2.68	2d	1	0.17mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	18d	1	0.18mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	24d	1	0.19mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	24d	1	0.21mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	24d	1	0.31mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	24d	1	0.34mi
4230 Edson Pl NE Washington, DC	3.0	2.0	1190	$2,800	$2.35	24d	1	0.35mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	24d	1	0.35mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	24d	2	0.36mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	4d	1	0.36mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	4d	1	0.36mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	24d	1	0.37mi
4686 A St SE Washington, DC	4.0	3.0	1181	$3,500	$2.96	7d	1	0.38mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	24d	1	0.39mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	24d	1	0.39mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	22d	1	0.40mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	5d	3	0.41mi
4627 Gault Pl NE Washington, DC	3.0	1.0	1195	$3,800	$3.18	22d	1	0.42mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	24d	1	0.46mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	7d	1	0.47mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	4d	1	0.47mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	24d	1	0.49mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	24d	1	0.61mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	16d	1	0.61mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	7d	1	0.61mi
4013 Gault Pl NE Washington, DC	2.0	1.0	800	$2,108	$2.63	24d	1	0.61mi
5074 Central Ave SE Washington, DC	4.0	2.0	1349	$5,200	$3.85	22d	1	0.61mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	15d	1	0.63mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	22d	1	0.64mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	24d	1	0.68mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	24d	20	0.69mi
5347 Ames St NE Washington, DC	3.0	2.0	1428	$3,000	$2.10	24d	1	0.71mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	24d	1	0.71mi
814 51st St NE Washington, DC	3.0	1.0	1210	$2,200	$1.82	24d	1	0.72mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	5d	1	0.73mi
4950 Just St NE Washington, DC	3.0	2.0	1437	$4,000	$2.78	24d	1	0.73mi
4925 Just St NE Washington, DC	2.0	2.0	864	$2,299	$2.66	24d	1	0.74mi
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$2,449	$2.67	1d	1	0.74mi

Listing history 22 events

1. 2026-06-18
   days on market $115,000 Active 23 DOM
2. 2026-06-17
   days on market $115,000 Active 22 DOM
3. 2026-06-16
   days on market $115,000 Active 21 DOM
4. 2026-06-15
   days on market $115,000 Active 20 DOM
5. 2026-06-13
   days on market $115,000 Active 18 DOM
6. 2026-06-09
   days on market $115,000 Active 14 DOM
7. 2026-06-08
   days on market $115,000 Active 13 DOM
8. 2026-06-07
   days on market $115,000 Active 12 DOM
9. 2026-06-04
   days on market $115,000 Active 9 DOM
10. 2026-06-03
    days on market $115,000 Active 8 DOM
11. 2026-06-02
    days on market $115,000 Active 7 DOM
12. 2026-06-01
    days on market $115,000 Active 6 DOM
13. 2026-05-31
    days on market $115,000 Active 5 DOM
14. 2026-05-26
    listed $115,000 Active
15. 2023-08-25
    status Pending
16. 2023-07-06
    listed $150,000 Active
17. 2023-07-06
    historical
18. 2023-07-06
    historical
19. 2000-07-17
    soldstatus $55,000
20. 2000-07-17
    soldstatus $55,000
21. 1999-11-24
    historical
22. 1999-11-17
    listed

ⓘ 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: $3,088 · $257/mo
• Projected year-2 tax: $3,088 · $257/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: $28,781
• − Mortgage interest: −$6,442
• − Property taxes: −$3,088
• − Insurance: −$575
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$3,345
• Taxable income: $10,726
• Est. tax owed @ 24.0%: −$2,574
• After-tax cash flow: $9,263/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

+109.1% since first listed

9 events — show timeline

• 2026-05-26 Listed $115,000 BRIGHT MLS
• 2023-08-25 Pending — BRIGHT MLS
• 2023-07-06 Listing Removed — BRIGHT MLS
• 2023-07-06 Listing Removed — BRIGHT MLS
• 2023-07-06 Listed $150,000 BRIGHT MLS
• 2000-07-17 Sold (Public Records) $55,000 Public Records
• 2000-07-17 Sold (Public Records) $55,000 Public Records
• 1999-11-24 Delisted — MRIS
• 1999-11-17 Listed — MRIS

Property tax history

+2.2%/yr

Latest (2025): $3,088 · +2.5% YoY. Source: county tax records.