5106 F St SE #8 · Washington, DC 20019

$159,000

2 bd · 1.0 ba · 876 sqft · Condo public records · 86 Days on market

Built 2003 $300/mo HOA · 15% of rent

---

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 +22.8/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

IT DOES NOT GET ANY BETTER THAN THIS!!! CALLING ALL FIRST TIME HOME BUYERS. Also a FANTASTIC INVESTOR OPPORTUNITY. Great starter home or purchase as an investor. Rare Find - 2 Bedrooms with one bath, renovated kitchen with stainless steel appliances, and renovated bath. Living room and dining area with wood floors and a balcony overlooking the front of the building. The owner's bedroom features a large walk-in closet. There is brand new carpet in the bedrooms, freshly painted. Benning Rd Metro Station is a few blocks away. Investors, this is a great opportunity for positive cash flow. Condo Fee = $300.

Key facts

• Wood floors
• Walk-in closet
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED BATH
• WOOD FLOORS
• BALCONY OVERLOOKING FRONT
• WALK-IN CLOSET

Property features AI

Finance

• Other: Soil type: Urban Land-Beltsville-Chillum
• Financial info: Ownership: Condominium
• HOA & community: Monthly condo fee of $300; Condo fee includes custodial services, common area maintenance, exterior building maintenance, sewer, trash, and water; Community amenities include common grounds and laundry facilities; Pets not allowed

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit/flat; Marshall Heights building; Entry on the 2nd floor
• Construction: Brick construction; Above grade and below grade structures; Very good condition
• Exterior features: Garden-style building (1–4 floors); No tidal water

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: No basement; Assessor-reported living area source
• Laundry & utility: No in-unit washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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).
• This rent runs 42% 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask is 10279% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $159k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.28% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 6.5

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,552
• Equity at exit: $23,707

10-year hold

• IRR: 12.3%
• Equity multiple: 2.13×
• Total profit: $50,296
• Equity at exit: $13,747

Cash invested: $44,520 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$834
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$66
• HOA: −$300
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $276

Break-even live

Break-even rent $1,694

Max offer price $159,000

Occupancy floor 82%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	19d	1	0.01mi
5045 Call Pl SE #203 Washington, DC	1.0	1.0	693	$2,000	$2.89	24d	1	0.16mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	5d	1	0.18mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$1,575	$1.44	1d	2	0.25mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	24d	1	0.26mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	24d	1	0.26mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	530	$1,095	$2.07	13d	1	0.28mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	565	$1,095	$1.94	1d	1	0.28mi
5031 H St SE Unit 4 Washington, DC	1.0	1.0	530	$1,195	$2.25	24d	1	0.28mi
819 51st St SE Unit 5 Washington, DC	1.0	1.0	650	$1,000	$1.54	7d	1	0.29mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	24d	1	0.31mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	7d	1	0.32mi
5433 C St SE Unit 4 Washington, DC	1.0	1.0	860	$1,500	$1.74	24d	1	0.33mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	24d	1	0.35mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	24d	1	0.36mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	24d	1	0.37mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	24d	1	0.39mi
1111 Balboa Ave Capitol Heights, MD	3.0	1.0	864	$2,000	$2.31	18d	1	0.39mi
912 Elfin Ave Capitol Heights, MD	3.0	2.0	1028	$2,000	$1.95	43d	1	0.42mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	24d	1	0.44mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	3d	1	0.46mi
1210 Balboa Ave Unit B Capitol Heights, MD	2.0	1.0	858	$1,095	$1.28	43d	1	0.46mi
1210 Balboa Ave Capitol Heights, MD	1.0	1.0	858	$1,095	$1.28	43d	1	0.46mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	24d	1	0.47mi
1201 Benning Rd Capitol Heights, MD	1.0–3.0	1.0	854	$1,594	$1.87	1d	36	0.52mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	24d	1	0.52mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	24d	2	0.59mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	21d	1	0.63mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	17d	1	0.67mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	24d	1	0.70mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	24d	1	0.70mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	21d	1	0.74mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	24d	1	0.75mi
22 Chamber Ave Capitol Heights, MD	3.0	1.0	942	$3,000	$3.18	43d	1	0.76mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	24d	1	0.82mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	24d	1	0.82mi
429 Burbank St SE Apt 4 Washington, DC	1.0	1.0	594	$1,235	$2.08	24d	1	0.83mi
4348 Southern Ave SE Unit Radiance Washington, DC	2.0	1.0	550	$2,200	$4.00	18d	1	0.85mi
4348 Southern Ave SE Washington, DC	2.0	1.0	650	$2,300	$3.54	24d	1	0.85mi
4348 Southern Ave SE Washington, DC	3.0	1.0	860	$2,400	$2.79	18d	1	0.85mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $159,000 Active 86 DOM
2. 2026-06-17
   days on market $159,000 Active 85 DOM
3. 2026-06-16
   days on market $159,000 Active 84 DOM
4. 2026-06-15
   days on market $159,000 Active 83 DOM
5. 2026-06-13
   days on market $159,000 Active 81 DOM
6. 2026-06-09
   days on market $159,000 Active 77 DOM
7. 2026-06-08
   days on market $159,000 Active 76 DOM
8. 2026-06-07
   days on market $159,000 Active 75 DOM
9. 2026-06-04
   days on market $159,000 Active 72 DOM
10. 2026-06-03
    days on market $159,000 Active 71 DOM
11. 2026-06-02
    days on market $159,000 Active 70 DOM
12. 2026-06-01
    days on market $159,000 Active 69 DOM
13. 2026-05-31
    days on market $159,000 Active 68 DOM
14. 2026-05-16
    price $1,432
15. 2026-04-29
    listed $1,532
16. 2026-04-28
    historical $1,532
17. 2026-04-23
    listed $1,532
18. 2026-03-24
    listed $159,000 Active
19. 2024-08-01
    historical
20. 2024-06-29
    price $109,900
21. 2024-03-21
    price $139,000
22. 2023-10-27
    price $155,000
23. 2023-10-24
    listed $169,900 Active
24. 2023-09-30
    historical
25. 2023-07-30
    price $169,900
26. 2023-06-01
    listed $185,000 Active
27. 2021-08-31
    historical
28. 2021-06-07
    listed $185,000 Active
29. 2021-05-07
    historical
30. 2021-03-31
    price $199,900
31. 2021-03-07
    listed $210,000 Active
32. 2003-11-07
    soldstatus $94,530
33. 2003-11-07
    soldstatus $94,530

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,655 · $138/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: $24,511
• − Mortgage interest: −$8,906
• − Property taxes: −$1,655
• − Insurance: −$795
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$3,600
• − Depreciation: −$4,625
• Taxable income: $1,007
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $3,066/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

-98.5% since first listed

20 events — show timeline

• 2026-05-16 Price Changed $1,432 TURBOTENANT
• 2026-04-29 Listed for Rent $1,532 TURBOTENANT
• 2026-04-28 Rental Removed $1,532 TURBOTENANT
• 2026-04-23 Listed for Rent $1,532 TURBOTENANT
• 2026-03-24 Listed $159,000 BRIGHT MLS
• 2024-08-01 Listing Removed — BRIGHT MLS
• 2024-06-29 Price Changed $109,900 BRIGHT MLS
• 2024-03-21 Price Changed $139,000 BRIGHT MLS
• 2023-10-27 Price Changed $155,000 BRIGHT MLS
• 2023-10-24 Listed $169,900 BRIGHT MLS
• 2023-09-30 Listing Removed — BRIGHT MLS
• 2023-07-30 Price Changed $169,900 BRIGHT MLS
• 2023-06-01 Listed $185,000 BRIGHT MLS
• 2021-08-31 Listing Removed — BRIGHT MLS
• 2021-06-07 Listed $185,000 BRIGHT MLS
• 2021-05-07 Listing Removed — BRIGHT MLS
• 2021-03-31 Price Changed $199,900 BRIGHT MLS
• 2021-03-07 Listed $210,000 BRIGHT MLS
• 2003-11-07 Sold (Public Records) $94,530 Public Records
• 2003-11-07 Sold (Public Records) $94,530 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,655 · -2.4% YoY. Source: county tax records.