5009 D St SE #202 · Washington, DC 20019

$133,000

2 bd · 1.0 ba · 825 sqft · Condo public records · 222 Days on market

Built 1940 $446/mo HOA · 24% of rent ↓ 33% since listing

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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 +20.2/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Investor Special! Amazing tenant conveys with the sale of the condo. This 2 bedroom, 1 bathroom 825 sqft condo present’s with stainless steel appliances, and carpet throughout. New HVAC unit recently installed. . This condo comes with assigned parking and storage. Tenant occupied with permanent DHS voucher with an approved rental amount of 1385.00 per month with all utilities included. Area rental comparable average over 1600.00 per month. TOPA requirements are in the process of being initiated. Conveniently located near Benning Rd metro station.

Key facts

• Storage
• New hvac unit
• Assigned parking

Tags

• STAINLESS STEEL APPLIANCES
• NEW HVAC UNIT
• ASSIGNED PARKING
• STORAGE
• NEAR BENNING RD METRO STATION

Property features AI

Finance

• Other: Condominium ownership; Pets allowed with no pet restrictions; In city limits; Road maintained by city/county; paved road surface; Transit nearby: bus stop under 1 mile, metro/subway 1–3 miles; Entry floor number recorded as 2
• HOA & community: Monthly condo fee of $446.88; HOA professionally managed off-site; Condo fee includes gas, water, sewer, and trash

Exterior

• Parking: 26 assigned parking spaces; On-street parking available; Parking lot available
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Condominium unit (Garden building, 1–4 floors); Unit/Flat structure type; Entry level: 2; Flat roof; Brick front
• Construction: Block foundation
• Exterior features: Not in a federal flood zone; Tidal water: No; Above grade and below grade structures noted

Interior

• Kitchen: Stove; Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms on main level (entry floor 2)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Estimated living area; Good property condition; No basement
• Laundry & utility: Shared laundry in basement (no in-unit washer/dryer hookup)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 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 38% 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 $920 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 8 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.
• Current owner paid $54k; list at $133k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent; built in 1940 — 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 $117,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-4,863
• Equity at exit: $19,831

10-year hold

• IRR: 10.4%
• Equity multiple: 1.96×
• Total profit: $35,816
• Equity at exit: $11,499

Cash invested: $37,240 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$697
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$55
• HOA: −$446
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $167

Break-even live

Break-even rent $1,616

Max offer price $133,000

Occupancy floor 86%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	5d	1	0.03mi
5045 Call Pl SE #203 Washington, DC	1.0	1.0	693	$2,000	$2.89	24d	1	0.06mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	8d	1	0.15mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	19d	1	0.17mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	24d	1	0.21mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	24d	1	0.22mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	24d	1	0.26mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	24d	1	0.27mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	24d	1	0.28mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	24d	1	0.30mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	24d	1	0.30mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	4d	1	0.30mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	24d	1	0.30mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$1,575	$1.44	2d	2	0.33mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	24d	1	0.35mi
5031 H St SE Unit 4 Washington, DC	1.0	1.0	530	$1,195	$2.25	24d	1	0.39mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	565	$1,095	$1.94	2d	1	0.39mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	530	$1,095	$2.07	14d	1	0.39mi
819 51st St SE Unit 5 Washington, DC	1.0	1.0	650	$1,000	$1.54	8d	1	0.40mi
5433 C St SE Unit 4 Washington, DC	1.0	1.0	860	$1,500	$1.74	24d	1	0.41mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	24d	2	0.42mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	24d	1	0.43mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	22d	1	0.46mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	24d	1	0.52mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	24d	1	0.53mi
1111 Balboa Ave Capitol Heights, MD	3.0	1.0	864	$2,000	$2.31	18d	1	0.53mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	24d	1	0.58mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	18d	1	0.58mi
912 Elfin Ave Capitol Heights, MD	3.0	2.0	1028	$2,000	$1.95	44d	1	0.59mi
1210 Balboa Ave Unit B Capitol Heights, MD	2.0	1.0	858	$1,095	$1.28	44d	1	0.60mi
1210 Balboa Ave Capitol Heights, MD	1.0	1.0	858	$1,095	$1.28	44d	1	0.60mi
1201 Benning Rd Capitol Heights, MD	1.0–3.0	1.0	854	$1,594	$1.87	2d	36	0.64mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	24d	1	0.64mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	22d	1	0.66mi
429 Burbank St SE Apt 4 Washington, DC	1.0	1.0	594	$1,235	$2.08	24d	1	0.72mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	24d	1	0.79mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	5d	1	0.80mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	24d	1	0.80mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	20d	1	0.80mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	22d	1	0.80mi

HOA detail condo

• Monthly dues: $446 · $5,352/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $133,000 Active 222 DOM
2. 2026-06-17
   days on market $133,000 Active 221 DOM
3. 2026-06-16
   days on market $133,000 Active 220 DOM
4. 2026-06-15
   days on market $133,000 Active 219 DOM
5. 2026-06-13
   days on market $133,000 Active 217 DOM
6. 2026-06-09
   days on market $133,000 Active 213 DOM
7. 2026-06-08
   days on market $133,000 Active 212 DOM
8. 2026-06-07
   days on market $133,000 Active 211 DOM
9. 2026-06-04
   days on market $133,000 Active 208 DOM
10. 2026-06-03
    days on market $133,000 Active 207 DOM
11. 2026-06-02
    days on market $133,000 Active 206 DOM
12. 2026-06-01
    days on market $133,000 Active 205 DOM
13. 2026-05-31
    days on market $133,000 Active 204 DOM
14. 2026-04-06
    status Active
15. 2026-03-10
    historical
16. 2026-02-21
    historical Active Under Contract
17. 2025-09-24
    listed $133,000 Active
18. 2025-09-24
    historical
19. 2025-06-10
    listed $139,000 Active
20. 2025-06-10
    historical
21. 2025-05-28
    price $144,900
22. 2025-03-01
    listed $145,000 Active
23. 2025-02-18
    historical
24. 2017-06-22
    historical Temporarily Off-Market
25. 2017-06-22
    historical
26. 2017-06-02
    listed Active
27. 2017-06-02
    listed $76,000
28. 2016-06-30
    soldstatus $54,500
29. 2016-06-30
    soldstatus $54,500 Sold
30. 2016-01-29
    soldstatus $54,500
31. 2015-10-10
    status Contingent (No Kick Out)
32. 2015-05-19
    price $59,000
33. 2015-03-31
    listed $69,000 Active
34. 2007-01-31
    soldstatus $199,000
35. 2006-12-26
    historical
36. 2006-06-09
    listed $199,000

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $935 · $78/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 ≥103°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: $21,932
• − Mortgage interest: −$7,450
• − Property taxes: −$935
• − Insurance: −$665
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$5,352
• − Depreciation: −$3,869
• Taxable income: $152
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,969/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

-33.2% since first listed

23 events — show timeline

• 2026-04-06 Relisted — BRIGHT MLS
• 2026-03-10 Listing Removed — BRIGHT MLS
• 2026-02-21 Contingent — BRIGHT MLS
• 2025-09-24 Listing Removed — BRIGHT MLS
• 2025-09-24 Listed $133,000 BRIGHT MLS
• 2025-06-10 Listing Removed — BRIGHT MLS
• 2025-06-10 Listed $139,000 BRIGHT MLS
• 2025-05-28 Price Changed $144,900 BRIGHT MLS
• 2025-03-01 Listed $145,000 BRIGHT MLS
• 2025-02-18 Coming Soon — BRIGHT MLS
• 2017-06-22 Listing Removed — BRIGHT MLS
• 2017-06-22 Delisted — MRIS
• 2017-06-02 Listed — MRIS
• 2017-06-02 Listed $76,000 BRIGHT MLS
• 2016-06-30 Sold (MLS) $54,500 MRIS
• 2016-06-30 Sold (MLS) $54,500 BRIGHT MLS
• 2016-01-29 Sold (Public Records) $54,500 Public Records
• 2015-10-10 Pending — MRIS
• 2015-05-19 Price Changed $59,000 MRIS
• 2015-03-31 Listed $69,000 MRIS
• 2007-01-31 Sold (MLS) $199,000 MRIS
• 2006-12-26 Delisted — MRIS
• 2006-06-09 Listed $199,000 MRIS

Property tax history

-3.1%/yr

Latest (2025): $935 · +20.5% YoY. Source: county tax records.