227 54th St NE · Washington, DC 20019

$299,000

3 bd · 1.0 ba · 1,476 sqft · Townhouse public records · 44 Days on market

Built 2003 3,255 sqft lot Est $298k · at est. ↓ 8% 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 +20.6/30.0
• ARV discount +7.4/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• 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

PRICE REDUCED!! This is an affordable homeownership opportunity offered in partnership with Habitat for Humanity and Douglass Community Land Trust. This adorable home will amaze you as soon as you walk inside. It features 3 spacious bedrooms, 1 full bathroom, large living room/dining room combination, spacious eat-in gourmet kitchen, laundry room, engineered wood floors and is in mint move-in condition. There is a total of 1,476 sf of interior living space, large front/rear yard with shed and 2-car off street parking. Habitat for Humanity requires you complete their application form to confirm that you qualify for purchasing this home. Please check out "View Documents" for the app

Key facts

• Parking
• Built 2003
• Listed 44 days

Property features AI

Finance

• Other: Ground rent paid annually; Pets allowed with no restrictions

Exterior

• Parking: Total of 1 garage/parking space; Driveway with 1 space; Off-street parking and off-site parking available; Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Semi-detached; Fee simple ownership; Property in excellent condition; Effective remodel year 2025
• Construction: Vinyl siding; Block foundation; Double-pane windows; Roof details unknown; Building not winterized; Year built (effective): 2025
• Exterior features: No basement; Above-grade and below-grade other structures

Interior

• Kitchen: Built-in range; Stove; Range hood; Dishwasher; Disposal; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms on the main level
• Flooring: Engineered wood; Carpet; Ceramic tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Breakfast area; Carpeted areas
• Laundry & utility: Washer in unit (main floor); Dryer in unit, electric (main floor)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/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 $282k (5.8% below list).
• Recommended offer: $282k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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).
• At $2,815/mo this rent would consume 58% 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 44 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $281,518 (5.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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: 0.94% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $298,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5225 Central Ave SE	0.38mi	3/1.5	1,512 (+2%)	8mo	$270,000	$179	70
5345 Ames St NE	0.16mi	2/2.0 (-1)	1,358 (-8%)	7mo	$300,000	$221	64
5755 East Capitol St SE	0.35mi	3/1.5	1,328 (-10%)	2mo	$375,000	$282	64
4545 Eads St NE	0.68mi	3/1.0	1,452 (-2%)	3mo	$291,200	$201	63
515 47th St NE	0.64mi	3/1.5	1,436 (-3%)	1mo	$211,000	$147	63
4942 Blaine St NE	0.41mi	2/1.0 (-1)	1,589 (+8%)	4mo	$240,000	$151	59
5303 Jay St NE	0.60mi	4/1.0 (+1)	1,404 (-5%)	5mo	$200,000	$142	54
5103 Jay St NE	0.64mi	3/2.5	1,414 (-4%)	4mo	$401,000	$284	54
5545 Bass Pl SE	0.59mi	3/2.5	1,584 (+7%)	1mo	$320,000	$202	53
5019 Just St NE	0.74mi	3/1.5	1,364 (-8%)	1mo	$397,000	$291	50
5716 Foote St NE	0.42mi	2/2.0 (-1)	1,260 (-15%)	6mo	$199,500	$158	42
4614 B St SE	0.71mi	3/2.5	1,328 (-10%)	7mo	$331,500	$250	38

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-14,147
• Equity at exit: $44,582

10-year hold

• IRR: 8.2%
• Equity multiple: 1.71×
• Total profit: $59,091
• Equity at exit: $25,852

Cash invested: $83,720 (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 20019

• Rents YoY: 6.1%
• Active inventory: 276
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,815 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $400

Break-even live

Break-even rent $2,309

Max offer price $299,000

Occupancy floor 81%

Sensitivity live

Price	-10% $569	-5% $485	+0% $400	+5% $315	+10% $231
Rent	-10% $178	-5% $289	+0% $400	+5% $511	+10% $622
Rate	-1.0pp $551	-0.5pp $476	base $400	+0.5pp $323	+1.0pp $244

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 54th St NE Unit A Washington, DC	3.0	1.5	1184	$2,850	$2.41	25d	1	0.09mi
5347 Ames St NE Washington, DC	3.0	2.0	1428	$3,000	$2.10	25d	1	0.18mi
5032 E Capitol St NE Washington, DC	2.0	3.5	1775	$2,950	$1.66	13d	1	0.36mi
5074 Central Ave SE Washington, DC	4.0	2.0	1349	$5,200	$3.85	22d	1	0.37mi
113 56th St SE Washington, DC	3.0	2.0	1764	$3,000	$1.70	12d	1	0.40mi
716 55th St NE Unit 1 Washington, DC	2.0	2.0	1100	$2,200	$2.00	20d	1	0.42mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	25d	1	0.45mi
5501 Jay St NE Washington, DC	4.0	3.0	1848	$3,300	$1.79	25d	1	0.49mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	25d	1	0.50mi
5539 Central Ave SE Washington, DC	3.0	2.0	1140	$2,300	$2.02	22d	1	0.51mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	4d	1	0.52mi
5020 Astor Pl SE Apt 3 Washington, DC	2.0	1.0	1600	$2,250	$1.41	25d	1	0.52mi
5532 B St SE Washington, DC	2.0	2.0	1188	$2,800	$2.36	25d	1	0.53mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	25d	1	0.56mi
805 Eastern Ave Fairmount Heights, MD	4.0	2.0	936	$2,400	$2.56	5d	1	0.56mi
809 Eastern Ave Fairmount Heights, MD	3.0	2.0	1246	$2,400	$1.93	5d	1	0.57mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	25d	1	0.58mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	25d	1	0.58mi
814 51st St NE Washington, DC	3.0	1.0	1210	$2,200	$1.82	25d	1	0.58mi
5338 Jay St NE Washington, DC	3.0	1.5	1000	$2,795	$2.79	25d	1	0.58mi
4724 Blaine St NE Washington, DC	3.0	2.0	1152	$3,085	$2.68	2d	1	0.60mi
323 62nd St NE Washington, DC	1.0–3.0	1.0–2.0	908	$2,435	$2.68	25d	1	0.60mi
5126 Call Pl SE Washington, DC	2.0	1.5	1741	$3,050	$1.75	25d	1	0.64mi
22 Chamber Ave Capitol Heights, MD	3.0	1.0	942	$3,000	$3.18	44d	1	0.65mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$2,626	$2.40	2d	2	0.65mi
4686 A St SE Washington, DC	4.0	3.0	1181	$3,500	$2.96	8d	1	0.66mi
5213 Just St NE Washington, DC	3.0	2.0	1114	$2,400	$2.15	25d	1	0.67mi
6340 Southern Ave NE Washington, DC	4.0	2.0	1248	$4,200	$3.37	25d	1	0.71mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	25d	1	0.72mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	8d	1	0.73mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	17d	1	0.73mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	25d	1	0.73mi
4523 Dix St NE Washington, DC	3.0	3.0	1292	$3,000	$2.32	8d	1	0.74mi
4627 Gault Pl NE Washington, DC	3.0	1.0	1195	$3,800	$3.18	22d	1	0.77mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	25d	1	0.78mi
4950 Just St NE Washington, DC	3.0	2.0	1437	$4,000	$2.78	25d	1	0.78mi
6313 Field St Capitol Heights, MD	3.0	2.0	1700	$2,250	$1.32	18d	1	0.79mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	19d	1	0.81mi
6801 James Farmer Way Capitol Heights, MD	3.0	1.5	1512	$2,150	$1.42	18d	1	0.84mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	15d	1	0.87mi

Listing history 20 events

1. 2026-06-18
   days on market $299,000 Active 44 DOM
2. 2026-06-17
   days on market $299,000 Active 43 DOM
3. 2026-06-16
   days on market $299,000 Active 42 DOM
4. 2026-06-15
   days on market $299,000 Active 41 DOM
5. 2026-06-13
   days on market $299,000 Active 39 DOM
6. 2026-06-09
   days on market $299,000 Active 35 DOM
7. 2026-06-08
   days on market $299,000 Active 34 DOM
8. 2026-06-07
   days on market $299,000 Active 33 DOM
9. 2026-06-04
   days on market $299,000 Active 30 DOM
10. 2026-06-03
    days on market $299,000 Active 29 DOM
11. 2026-06-02
    days on market $299,000 Active 28 DOM
12. 2026-06-01
    days on market $299,000 Active 27 DOM
13. 2026-05-31
    days on market $299,000 Active 26 DOM
14. 2026-05-05
    historical
15. 2026-05-05
    listed $299,000 Active
16. 2026-04-26
    listed $325,000 Active
17. 2026-04-26
    historical
18. 2026-04-06
    historical
19. 2026-04-06
    listed $325,000 Active
20. 2026-02-26
    listed $325,000 Active

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,700 · $142/mo
• Expected delta: +$124/yr (+$10/mo · 7.8%)

ⓘ 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 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: $33,782
• − Mortgage interest: −$16,749
• − Property taxes: −$1,577
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,703
• − Management: −$2,703
• − Depreciation: −$8,698
• Taxable loss: −$142
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $4,834/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

-8.0% since first listed

7 events — show timeline

• 2026-05-05 Listed $299,000 BRIGHT MLS
• 2026-05-05 Listing Removed — BRIGHT MLS
• 2026-04-26 Listing Removed — BRIGHT MLS
• 2026-04-26 Listed $325,000 BRIGHT MLS
• 2026-04-06 Listed $325,000 BRIGHT MLS
• 2026-04-06 Listing Removed — BRIGHT MLS
• 2026-02-26 Listed $325,000 BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2025): $1,577 · +8.4% YoY. Source: county tax records.