1151 44th Pl SE · Washington, DC 20019

$289,900

3 bd · 1.0 ba · 863 sqft · SingleFamily public records · 19 Days on market

Built 1944 5,190 sqft lot Est $324k · 11% under

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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 +14.8/30.0
• ARV discount +12.3/15.0
• DSCR +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market! Prime investor renovation opportunity in the rapidly developing Fort Dupont Park corridor of SE Washington, DC! Unlock the potential of this 3-bedroom, 2 full bath detached home featuring a full walk-up basement, private driveway, and a sizable fully fenced rear yard. This property with over 1,400 total square feet offers the ideal footprint with strong upside to add true value as a renovate and sell or long-term hold and cashflow strategy. The main level includes hardwood flooring, an existing brick wood-burning fireplace in the living room, and an updated kitchen with granite countertops, gas cooking, and upgraded cabinetry, providing a solid starting point for a moder

Key facts

• Private driveway
• Updated kitchen
• Granite countertops

Tags

• FULL WALK-UP BASEMENT
• PRIVATE DRIVEWAY
• FULLY FENCED REAR YARD
• BRICK WOOD-BURNING FIREPLACE
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Private concrete driveway; Driveway and on-street parking; Driveway fits 2 cars (2 driveway spaces, 2 total garage/parking spaces)
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Detached structure; Major rehab needed; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation; Above-grade and below-grade structures; Year built (source: assessor)
• Exterior features: Sidewalks; Rear yard, front yard and side yards; Deck(s); Enclosed and screened porch(es); Brick outdoor living elements; Chain link fencing; Walkout basement stairs; Outside and rear entrances to basement

Interior

• Kitchen: Upgraded countertops
• Bedrooms: 3 bedrooms on the upper level (includes master bedroom, bedroom 2, bedroom 3)
• Flooring: Hardwood; Wood; Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms (one on main level, one on upper level)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Hot water: natural gas
• Interior features: Traditional floor plan; Tub/shower; Recessed lighting; Upgraded countertops; Ceiling fan(s); Wood floors; Carpet
• Laundry & utility: Washer and dryer; Laundry on lower floor; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $80 ($958/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 $228k (21.4% below list).
• Recommended offer: $228k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Plummer Es (203 students, 0% FRL); Sousa Ms (215 students, 0% FRL); Anacostia Hs (287 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).
• At $2,278/mo this rent would consume 47% 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 $2k of loan paydown is wiped out by about $9k 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 19 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $23k; list at $290k implies a 1160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $227,757 (21.4% below list)

Questions for the listing agent

1. Built in 1944 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $324,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4119 Urn St	0.47mi	3/1.0	874 (+1%)	5mo	$289,000	$331	72
4108 Vine St	0.51mi	3/2.0	874 (+1%)	3mo	$340,000	$389	68
1404 Arcadia Ave	0.43mi	2/1.0 (-1)	858 (-1%)	9mo	$301,500	$351	66
1210 Balboa Ave	0.41mi	4/2.0 (+1)	858 (-1%)	7mo	$400,000	$466	66
4211 Torque St	0.48mi	3/1.5	900 (+4%)	9mo	$350,000	$389	61
4016 Vine St	0.47mi	2/1.5 (-1)	828 (-4%)	4mo	$275,000	$332	60
4113 Vine St	0.54mi	3/2.5	874 (+1%)	10mo	$384,999	$441	58
1420 Billings Ave	0.50mi	3/3.5	892 (+3%)	10mo	$335,000	$376	53
4014 Byers St	0.63mi	2/1.0 (-1)	936 (+8%)	2mo	$175,000	$187	50
5100 Queens Stroll Pl SE	0.61mi	2/1.0 (-1)	800 (-7%)	12mo	$186,000	$233	45
4000 Dent St	0.71mi	2/1.0 (-1)	768 (-11%)	0mo	$175,000	$228	43
4807 Fable St	0.71mi	3/2.0	984 (+14%)	8mo	$430,000	$437	33

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-34,805
• Equity at exit: $43,225

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $7,250
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $80

Break-even live

Break-even rent $2,177

Max offer price $289,900

Occupancy floor 92%

Sensitivity live

Price	-10% $244	-5% $162	+0% $80	+5% $-2	+10% $-84
Rent	-10% $-100	-5% $-10	+0% $80	+5% $170	+10% $260
Rate	-1.0pp $226	-0.5pp $154	base $80	+0.5pp $5	+1.0pp $-72

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	26d	1	0.21mi
1201 Benning Rd Capitol Heights, MD	1.0–3.0	1.0	854	$2,090	$2.45	0d	43	0.32mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	26d	1	0.34mi
4348 Southern Ave SE Washington, DC	2.0	1.0	650	$2,300	$3.54	26d	1	0.36mi
4348 Southern Ave SE Washington, DC	3.0	1.0	860	$2,400	$2.79	20d	1	0.36mi
4348 Southern Ave SE Unit Radiance Washington, DC	2.0	1.0	550	$2,200	$4.00	20d	1	0.37mi
1210 Balboa Ave Unit B Capitol Heights, MD	2.0	1.0	858	$1,095	$1.28	45d	1	0.38mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	19d	1	0.39mi
1111 Balboa Ave Capitol Heights, MD	3.0	1.0	864	$2,000	$2.31	20d	1	0.41mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	23d	1	0.42mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	20d	1	0.54mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	7d	1	0.55mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	9d	1	0.59mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	26d	1	0.63mi
912 Elfin Ave Capitol Heights, MD	3.0	2.0	1028	$2,000	$1.95	45d	1	0.68mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	23d	1	0.71mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	26d	2	0.75mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	26d	1	0.78mi
4308 Alton St Capitol Heights, MD	3.0	2.0	1100	$2,500	$2.27	45d	1	0.78mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$2,626	$2.40	3d	2	0.80mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	26d	1	0.80mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	26d	1	0.82mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	26d	1	0.82mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	26d	1	0.83mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	26d	1	0.83mi
1559 41st St SE Unit 1546448P Washington, DC	4.0	2.0	1022	$2,926	$2.86	9d	1	0.83mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	5d	1	0.84mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	26d	1	0.84mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	26d	1	0.85mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,549	$2.86	0d	10	0.88mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	26d	1	0.90mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,950	$2.39	0d	49	0.92mi
1513 Pacific Ave Capitol Heights, MD	3.0	1.0	1008	$2,450	$2.43	45d	1	0.96mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	26d	1	1.02mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	9d	1	1.03mi
3935 S St SE #304 Washington, DC	2.0	1.0	735	$2,500	$3.40	26d	1	1.05mi
3937 S St SE #108 Washington, DC	2.0	1.0	751	$1,750	$2.33	9d	1	1.05mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	26d	1	1.06mi
300 37th St SE Unit 101 Washington, DC	2.0	1.0	850	$1,550	$1.82	26d	1	1.08mi
3956 Pennsylvania Ave SE #203 Washington, DC	2.0	1.0	636	$1,600	$2.52	9d	1	1.08mi

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   status Active
3. 2026-05-01
   historical Active Under Contract
4. 2026-04-15
   listed $289,900 Active
5. 1972-03-17
   soldstatus $23,000

ⓘ 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: $941 · $78/mo
• Projected year-2 tax: $1,355 · $113/mo
• Expected delta: +$414/yr (+$34/mo · 44.0%)

ⓘ 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 · 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: $27,331
• − Mortgage interest: −$16,239
• − Property taxes: −$941
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$8,433
• Taxable loss: −$4,105
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $1,943/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

+1160.4% since first listed

5 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-08 Relisted — BRIGHT MLS
• 2026-05-01 Contingent — BRIGHT MLS
• 2026-04-15 Listed $289,900 BRIGHT MLS
• 1972-03-17 Sold (Public Records) $23,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $941 · -51.6% YoY. Source: county tax records.