3919 R St SE · Washington, DC 20020

$649,000

4 bd · 4.0 ba · 3,440 sqft · MultiFamily public records · 7 Days on market

Built 1942 6,190 sqft lot

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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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Solid stand‑alone 4‑unit brick building situated on a large lot in the Fort Dupont community. Each apartment is a true 2‑bedroom layout, offering functional space and strong long‑term rental appeal. The property includes updated bathrooms, refreshed common‑area finishes, and a recent heavy‑up electrical upgrade, currently pending final TPF inspection. The building’s size and configuration make it suitable for an owner‑occupant seeking to live in one unit while leasing the others through traditional or program‑friendly rental options. Investors will appreciate the proximity to the Pennsylvania Ave corridor, providing access to retail, transit, and major commuter routes. All information

Key facts

• Large lot
• Access to retail
• Updated bathrooms

Tags

• LARGE LOT
• UPDATED BATHROOMS
• HEAVY UP ELECTRICAL UPGRADE
• ACCESS TO RETAIL
• ACCESS TO TRANSIT

Property features AI

Finance

• Financial info: Ownership: Fee simple; Total of 4 units with 2 currently leased; Rent control: No

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached building; Finished above-grade area: 3,440 (per assessor)
• Construction: Brick construction; Foundation: Other; Improvement assessed by assessor
• Exterior features: No tidal water; Soil type: Chillum–Urban Land Complex; Other above- and below-grade structures

Interior

• Bedrooms: Four 2-bedroom units (Unit 1, Unit 2, Unit 3, Unit 4)
• Heating & cooling: Radiator heating (natural gas); Cooling: Other
• Interior features: Radiator heating; Natural gas hot water

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $649k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive. Per door: $81/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $556k (14.4% below list).
• Recommended offer: $556k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+3.9%/yr); 296 active listings in the ZIP; 6 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 $5,556/mo this rent would consume 123% of the median local household income ($54k/yr) (locally 5148% 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 $4k of loan paydown is wiped out by about $19k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 6y 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 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $555,600 (14.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-84,873
• Equity at exit: $96,768

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-34,120
• Equity at exit: $56,114

Cash invested: $181,720 (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 20020

• Rents YoY: 3.9%
• Active inventory: 296
• Price-to-rent: 29.2×

Monthly cashflow live

• Estimated rent: $5,556 high
• Mortgage (P&I): −$3,403
• Tax from tax record: −$471 /mo · $5,651/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,167
• Net cashflow: $244

Break-even live

Break-even rent $5,247

Max offer price $649,000

Occupancy floor 91%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$5,556
Total (3 units)			$5,556

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3422 Pennsylvania Ave SE Washington, DC	5.0	2.5	2520	$5,500	$2.18	20d	1	0.38mi
2121 32nd Pl SE Unit Main Washington, DC	3.0	3.0	3100	$5,500	$1.77	22d	1	0.70mi
4630 Hillside Rd SE Washington, DC	5.0	2.0	3385	$5,999	$1.77	24d	1	1.11mi
4630 Hillside Rd SE Unit 3 & 4 Washington, DC	3.0	1.0	3385	$2,599	$0.77	24d	1	1.11mi
1205 30th St SE Washington, DC	3.0	1.0	3480	$1,750	$0.50	24d	1	1.12mi
2928 Nelson Pl SE Unit 1 Washington, DC	3.0	1.0	2720	$2,300	$0.85	24d	1	1.23mi

Listing history 6 events

1. 2026-06-18
   days on market $649,000 Active 7 DOM
2. 2026-06-17
   days on market $649,000 Active 6 DOM
3. 2026-06-16
   days on market $649,000 Active 5 DOM
4. 2026-06-15
   days on market $649,000 Active 4 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $649,000 Active 2 DOM

ⓘ 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: $5,651 · $471/mo
• Projected year-2 tax: $5,651 · $471/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 7/10 Severe 7 d/yr ≥104°F today · 16 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: $66,672
• − Mortgage interest: −$36,354
• − Property taxes: −$5,651
• − Insurance: −$3,245
• − Repairs & maintenance: −$5,334
• − Management: −$5,334
• − Depreciation: −$18,880
• Taxable loss: −$8,126
• Est. tax savings @ 24.0%: +$1,950
• After-tax cash flow: $4,884/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): 53,005
• Household income: $54,032
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 5148.0

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 (90%)
• Race & ethnicity: Black 90% Two or more races 3% Hispanic / Latino 3% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -415.44%
• Current HPI: 306.5068
• Rent YoY: ▲ 3.86%
• 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

+562.2% since first listed

30 events — show timeline

• 2026-06-12 Listed $649,000 BRIGHT MLS
• 2026-06-10 Coming Soon $649,000 BRIGHT MLS
• 2025-12-28 Listing Removed — BRIGHT MLS
• 2025-09-21 Relisted — BRIGHT MLS
• 2025-09-20 Listing Removed — BRIGHT MLS
• 2025-09-20 Listed $849,000 BRIGHT MLS
• 2025-09-18 Coming Soon — BRIGHT MLS
• 2024-07-10 Listing Removed — BRIGHT MLS
• 2024-05-30 Price Changed $799,000 BRIGHT MLS
• 2024-05-28 Listed $849,000 BRIGHT MLS
• 2024-02-03 Listing Removed — BRIGHT MLS
• 2023-10-07 Price Changed $880,000 BRIGHT MLS
• 2023-09-19 Relisted — BRIGHT MLS
• 2023-09-08 Listing Removed — BRIGHT MLS
• 2023-08-13 Price Changed $915,000 BRIGHT MLS
• 2023-05-26 Listed $935,000 BRIGHT MLS
• 2023-05-25 Coming Soon — BRIGHT MLS
• 2021-10-08 Pending — BRIGHT MLS
• 2021-08-21 Listing Removed — BRIGHT MLS
• 2021-08-03 Contingent — BRIGHT MLS
• 2021-08-01 Relisted — BRIGHT MLS
• 2021-04-29 Contingent — BRIGHT MLS
• 2021-04-28 Listed $849,000 BRIGHT MLS
• 2021-03-03 Sold (Public Records) $580,000 Public Records
• 2021-03-02 Sold (MLS) $580,000 BRIGHT MLS
• 2020-09-18 Pending — BRIGHT MLS
• 2020-04-14 Contingent — BRIGHT MLS
• 2020-01-27 Listed $660,000 BRIGHT MLS
• 1991-11-06 Sold (Public Records) $127,225 Public Records
• 1988-09-29 Sold (Public Records) $98,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $5,651 · +1.8% YoY. Source: county tax records.