4235 Meade St NE · Washington, DC 20019

$180,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 25 Days on market

Built 1929 2,940 sqft lot Est $303k · 41% 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).

• Cash flow +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• 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

Property is being sold STRICTLY AS IS , Seller will NOT make any repairs. Tear down or full rehab — the choice is yours! Bring your vision and creativity to transform this property into something special. Short sale approval required.

Key facts

• 2,940 sq ft lot
• Built 1929
• Listed 24 days

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking; Other parking
• Utilities: Public water; Public sewer
• Home design: Detached structure
• Construction: Aluminum siding; Brick/mortar foundation; Major rehab needed
• Exterior features: No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Interior features: Basement present (finished and unfinished areas)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $179k (0.5% below list).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); 281 active listings in the ZIP; 40 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).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $302,940
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 47th Pl NE	0.46mi	2/1.0	832 (+11%)	1mo	$125,000	$150	59
4702 Jay St NE	0.44mi	2/1.0	776 (+4%)	17mo	$314,000	$405	59

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-10,625
• Equity at exit: $26,839

10-year hold

• IRR: 7.4%
• Equity multiple: 1.64×
• Total profit: $32,164
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$944
• Tax from tax record: −$194 /mo · $2,331/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $202

Break-even live

Break-even rent $1,536

Max offer price $180,000

Occupancy floor 84%

Sensitivity live

Price	-10% $304	-5% $253	+0% $202	+5% $151	+10% $100
Rent	-10% $60	-5% $131	+0% $202	+5% $273	+10% $343
Rate	-1.0pp $292	-0.5pp $248	base $202	+0.5pp $155	+1.0pp $108

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3743 Jay St NE Washington, DC	1.0–2.0	1.0	685	$1,575	$2.30	25d	1	0.32mi
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$1,840	$2.01	3d	1	0.33mi
1449 Olive St NE #4 Washington, DC	1.0	1.0	500	$1,275	$2.55	25d	1	0.44mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	19d	1	0.44mi
750 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	805	$2,650	$3.29	2d	5	0.44mi
3598 Hayes St NE Washington, DC	1.0–3.0	1.0	770	$1,204	$1.56	25d	1	0.48mi
700 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	798	$3,130	$3.92	3d	48	0.49mi
1126 48th Pl NE Unit 2 Washington, DC	1.0	1.0	625	$1,500	$2.40	19d	1	0.49mi
1516 Kenilworth Ave NE Washington, DC	1.0	1.0	669	$1,300	$1.94	3d	1	0.53mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	6d	3	0.61mi
600 Kenilworth Ter NE Washington, DC	1.0	1.0	550	$1,626	$2.96	25d	1	0.63mi
600 Barnes St NE Washington, DC	1.0–2.0	1.0–2.0	820	$1,286	$1.57	4d	1	0.65mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	23d	1	0.67mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	25d	20	0.69mi
1407 Beaver Heights Ln Capitol Heights, MD	1.0	1.0	450	$1,350	$3.00	12d	1	0.79mi
1407 Beaver Heights Ln Unit Master Bedroom Capitol Heights, MD	1.0	1.0	450	$1,350	$3.00	25d	1	0.79mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	5d	1	0.85mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	25d	1	0.87mi
927 52nd St NE Unit 4 Washington, DC	2.0	1.0	700	$1,500	$2.14	25d	1	0.93mi
945 52nd St NE Washington, DC	2.0–3.0	1.0	612	$1,610	$2.63	25d	4	0.94mi
1100 Eastern Ave NE Washington, DC	1.0	1.0	544	$1,359	$2.50	25d	1	0.96mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	25d	1	0.96mi
212 36th St NE #1 Washington, DC	2.0	1.0	750	$2,550	$3.40	25d	1	0.98mi
212 36th St NE #3 Washington, DC	3.0	1.0	750	$3,450	$4.60	25d	1	0.98mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	8d	1	1.03mi
195 35th St NE Unit 1 Washington, DC	2.0	1.0	716	$1,800	$2.51	25d	1	1.04mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	18d	1	1.07mi
165 35th St NE Unit 3 Washington, DC	1.0	1.0	750	$1,625	$2.17	25d	1	1.09mi
165 35th St NE Unit 2 Washington, DC	1.0	1.0	700	$1,495	$2.14	25d	1	1.09mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	25d	1	1.13mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	25d	1	1.13mi
208 Kenilworth Ave NE Unit 1C Washington, DC	1.0	1.0	465	$1,163	$2.50	25d	1	1.20mi
208 Kenilworth Ave NE Unit 3B Washington, DC	1.0	1.0	465	$1,122	$2.41	25d	1	1.20mi
3311 Clay Pl NE Washington, DC	2.0	1.0	709	$1,995	$2.81	25d	1	1.20mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	25d	2	1.23mi
140 Kenilworth Ave NE Unit 1A Washington, DC	2.0	1.0	573	$1,567	$2.73	25d	1	1.25mi
140 Kenilworth Ave NE Unit 3B Washington, DC	1.0	1.0	455	$1,160	$2.55	25d	1	1.25mi
5601 Nannie Helen Burroughs Ave NE #103 Washington, DC	1.0	1.0	675	$1,375	$2.04	25d	1	1.26mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	25d	1	1.29mi
3539 A St SE Washington, DC	1.0–2.0	1.0–2.0	807	$1,403	$1.74	19d	1	1.31mi

Listing history 15 events

1. 2026-06-21
   days on market $180,000 Active 25 DOM
2. 2026-06-18
   days on market $180,000 Active 22 DOM
3. 2026-06-17
   days on market $180,000 Active 21 DOM
4. 2026-06-16
   days on market $180,000 Active 20 DOM
5. 2026-06-15
   days on market $180,000 Active 19 DOM
6. 2026-06-13
   days on market $180,000 Active 17 DOM
7. 2026-06-09
   days on market $180,000 Active 13 DOM
8. 2026-06-08
   days on market $180,000 Active 12 DOM
9. 2026-06-07
   days on market $180,000 Active 11 DOM
10. 2026-06-04
    days on market $180,000 Active 8 DOM
11. 2026-06-03
    days on market $180,000 Active 7 DOM
12. 2026-06-02
    pricedays on market $180,000 Active 6 DOM
13. 2026-06-01
    days on market $212,000 Active 5 DOM
14. 2026-05-31
    days on market $212,000 Active 4 DOM
15. 2026-05-27
    historical $212,000

ⓘ 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: $2,331 · $194/mo
• Projected year-2 tax: $2,331 · $194/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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $21,493
• − Mortgage interest: −$10,083
• − Property taxes: −$2,331
• − Insurance: −$900
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,236
• Taxable loss: −$496
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,540/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

1 event — show timeline

• 2026-05-27 Coming Soon $212,000 BRIGHT MLS

Property tax history

+38.0%/yr

Latest (2025): $2,331 · +1.3% YoY. Source: county tax records.