4508 B St SE #4 · Washington, DC 20019

$159,990

2 bd · 2.0 ba · 770 sqft · Townhouse public records · 3 Days on market

Built 1947 751 sqft lot Est $182k · 12% under

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Why this score? — see what drove the B 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 +28.0/30.0
• ARV discount +13.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• 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 MLS

2BR, 2BA condo in gated community! HWF in main liv area & in-unit stacked washer/dryer! An investors dream!! Secure building w/ street parking. Steps away from Benning Rd Metro Station & easy access to major DC routes & MD line.

Key facts

• Built 1947
• Listed 3 days

Property features AI

Finance

• HOA & community: HOA covers exterior building maintenance, lawn maintenance, management, insurance, sewer, snow removal, water and trash; Common grounds available

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric for cooling
• Home design: Interior townhouse/rowhouse; Part of Marshall Heights building
• Construction: Brick construction; Other foundation
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures

Interior

• Kitchen: Stove; Microwave; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms on main level
• Bathrooms: 2 full bathrooms (including 2 full on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Combination dining and living area; Traditional floor plan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.0% 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: Nalle Es (285 students, 0% FRL); Kelly Miller Ms (351 students, 0% FRL); H.D. Woodson Hs (543 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).
• This rent runs 39% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $81k; list at $160k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,990

Questions for the listing agent

1. Built in 1947 — 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. 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: 1.19% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $182,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4620 B St SE	0.08mi	2/2.0	800 (+4%)	1mo	$384,000	$480	89
4621 A St SE	0.07mi	2/1.0	800 (+4%)	9mo	$315,000	$394	78
9 47th St SE	0.13mi	2/1.0	800 (+4%)	9mo	$310,000	$388	76
210 43rd Rd NE Unit B3	0.41mi	2/1.0	743 (-4%)	1mo	$155,000	$209	70
4803 Bass Pl SE	0.18mi	2/1.0	850 (+10%)	3mo	$310,000	$365	68
510 Ridge Rd SE #102	0.66mi	2/1.0	787 (+2%)	0mo	$72,000	$91	61
5420 B St SE	0.75mi	2/2.0	800 (+4%)	3mo	$170,000	$213	56
5007-5007 D St SE #302	0.46mi	1/1.0 (-1)	711 (-8%)	8mo	$72,000	$101	50
4110 Ames St NE #101	0.44mi	2/1.0	674 (-12%)	6mo	$160,000	$237	49
4414 Dubois Pl SE	0.31mi	3/2.0 (+1)	884 (+15%)	9mo	$230,000	$260	48
512 Ridge Rd SE #105	0.65mi	1/1.0 (-1)	704 (-9%)	8mo	$52,500	$75	39
512 Ridge Rd SE #305	0.65mi	1/1.0 (-1)	683 (-11%)	8mo	$64,999	$95	35

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $11,770
• Equity at exit: $23,855

10-year hold

• IRR: 18.3%
• Equity multiple: 2.73×
• Total profit: $77,338
• Equity at exit: $13,833

Cash invested: $44,797 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$839
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $497

Break-even live

Break-even rent $1,276

Max offer price $159,990

Occupancy floor 69%

Sensitivity live

Price	-10% $588	-5% $543	+0% $497	+5% $452	+10% $407
Rent	-10% $347	-5% $422	+0% $497	+5% $573	+10% $648
Rate	-1.0pp $578	-0.5pp $538	base $497	+0.5pp $456	+1.0pp $414

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: $39,998
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	26d	2	0.01mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	23d	1	0.10mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	26d	1	0.12mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	26d	1	0.14mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	26d	1	0.16mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	26d	1	0.21mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	26d	1	0.22mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	26d	1	0.26mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	26d	1	0.27mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	26d	1	0.27mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	9d	1	0.28mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	5d	1	0.30mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	26d	1	0.33mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	26d	1	0.38mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	26d	1	0.40mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	20d	1	0.41mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	6d	1	0.41mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	5d	1	0.43mi
4236 Benning Rd NE Unit 302 Washington, DC	1.0	1.0	770	$1,195	$1.55	26d	1	0.43mi
5045 Call Pl SE #203 Washington, DC	1.0	1.0	693	$2,000	$2.89	26d	1	0.46mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	26d	1	0.47mi
429 Burbank St SE Apt 4 Washington, DC	1.0	1.0	594	$1,235	$2.08	26d	1	0.49mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	26d	1	0.50mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	9d	1	0.50mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	19d	1	0.51mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	23d	1	0.56mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	23d	1	0.56mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	20d	1	0.59mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	26d	1	0.59mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	26d	1	0.64mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	26d	1	0.66mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	26d	1	0.66mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	5d	1	0.69mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	5d	1	0.69mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	26d	1	0.71mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	26d	1	0.71mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,549	$2.86	0d	10	0.71mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$1,575	$1.44	3d	2	0.72mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	18d	1	0.73mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	565	$1,095	$1.94	3d	1	0.73mi

Listing history 3 events

1. 2026-06-21
   days on market $159,990 Coming Soon 3 DOM
2. 2026-06-18
   remarks 11-char remark
3. 2026-06-18
   listed $159,990 Coming Soon 1 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: $1,229 · $102/mo
• Projected year-2 tax: $1,229 · $102/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°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: $22,868
• − Mortgage interest: −$8,962
• − Property taxes: −$1,229
• − Insurance: −$800
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$4,654
• Taxable income: $3,564
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $5,113/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

+128.9% since first listed

4 events — show timeline

• 2026-06-18 Coming Soon $159,990 BRIGHT MLS
• 2018-12-04 Sold (MLS) $81,000 BRIGHT MLS
• 2018-11-16 Pending — BRIGHT MLS
• 2018-10-19 Listed $69,900 BRIGHT MLS

Property tax history

+4.3%/yr

Latest (2025): $1,229 · +3.6% YoY. Source: county tax records.