133 35th St NE · Washington, DC 20019

$599,000

4 bd · 4.0 ba · 2,720 sqft · MultiFamily public records · 45 Days on market

Built 1942 3,626 sqft lot Est $598k · at est.

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Presenting a prime investment opportunity in Washington, DC, this meticulously maintained property boasts a 2,720 SF building with 4 units, ideal for multifamily lowrise/garden investors. Built in 1942 and zoned RA-1, this well-situated property offers a solid foundation for a lucrative real estate portfolio. With its strategic location in the Washington area, this promising investment showcases a winning combination of historical charm and modern potential, making it an attractive option for investors seeking a multifamily property with enduring value and significant growth opportunity. Delivered vacant

Key facts

• 3,626 sq ft lot
• Built 1942
• Listed 45 days

Property features AI

Finance

• Financial info: Improvement assessed value reported; Land assessed value reported; Tax assessed value reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Block foundation; Built year according to assessor
• Exterior features: Above-grade and below-grade structures present; No tidal water on property; Ground rent paid annually

Interior

• Bedrooms: Four one-bedroom units
• Heating & cooling: Hot water heating; Natural gas heating fuel; Electric cooling fuel
• Interior features: Average property condition; Building not winterized

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $599k).
• Recommended offer: $581k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Market conditions: Rents rising fast (+6.1%/yr); 276 active listings in the ZIP; 19 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).
• At $6,911/mo this rent would consume 142% 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 $4k of loan paydown is wiped out by about $18k 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 $168k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $581,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.15% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $598,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 35th St NE	0.03mi	4/—	2,720 (0%)	3mo	$445,000	$164	96
121 35th St NE	0.02mi	4/—	2,720 (0%)	4mo	$599,000	$220	96
195 35th St NE	0.10mi	4/—	2,720 (0%)	4mo	$662,500	$244	92
129 35th St NE	0.01mi	4/—	2,720 (0%)	15mo	$601,000	$221	87
165 35th St NE	0.05mi	4/4.0	3,060 (+12%)	9mo	$629,000	$206	69

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $30,751
• Equity at exit: $89,313

10-year hold

• IRR: 16.6%
• Equity multiple: 2.54×
• Total profit: $258,653
• Equity at exit: $51,791

Cash invested: $167,720 (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: 28.9×

Monthly cashflow live

• Estimated rent: $6,911 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$405 /mo · $4,856/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,451
• Net cashflow: $1,664

Break-even live

Break-even rent $4,804

Max offer price $599,000

Occupancy floor 71%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,912
Total (4 units)			$6,911

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 36th St SE Unit 2 Washington, DC	3.0	1.0	2720	$2,650	$0.97	4d	1	0.12mi
621 Parkside Pl NE Washington, DC	4.0	4.5	1818	$4,000	$2.20	24d	1	0.61mi
721 Parkside Pl NE Washington, DC	4.0	3.5	2100	$5,500	$2.62	24d	1	0.71mi
4262 Clay St NE Washington, DC	5.0	2.0	3000	$7,400	$2.47	15d	1	0.82mi
525 21st St NE Washington, DC	4.0	3.5	1890	$3,545	$1.88	18d	1	1.16mi
525 21st St NE Washington, DC	4.0	3.5	1860	$3,545	$1.91	24d	1	1.16mi
221 20th St NE Unit 4 Washington, DC	3.0	1.0	3360	$2,999	$0.89	24d	1	1.19mi
2025 E St NE Unit 4 Washington, DC	5.0	3.0	1936	$6,593	$3.41	24d	1	1.20mi
2928 Nelson Pl SE Unit 1 Washington, DC	3.0	1.0	2720	$2,300	$0.85	24d	1	1.21mi
1205 30th St SE Washington, DC	3.0	1.0	3480	$1,750	$0.50	24d	1	1.24mi
847 20th St NE Washington, DC	4.0	2.5	1802	$4,100	$2.28	12d	1	1.34mi
847 20th St NE Washington, DC	3.0	2.5	1802	$4,100	$2.28	15d	1	1.34mi
5005 Call Pl SE Unit 9 Washington, DC	5.0	2.0	1800	$6,000	$3.33	24d	1	1.35mi
1825 Massachusetts Ave SE Washington, DC	3.0	2.5	1957	$4,000	$2.04	24d	1	1.38mi
1724 C St NE Washington, DC	3.0	2.5	2040	$4,950	$2.43	7d	1	1.39mi
333 17th Pl NE Washington, DC	3.0	1.5	2300	$3,400	$1.48	24d	1	1.40mi
5115 Bass Pl SE Washington, DC	3.0	2.5	2000	$2,950	$1.48	20d	1	1.47mi
5115 Bass Pl SE Washington, DC	3.0	2.5	2832	$2,900	$1.02	24d	1	1.47mi
223 17th St SE #2 Washington, DC	3.0	2.5	1900	$5,200	$2.74	24d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $599,000 Active 45 DOM
2. 2026-06-17
   days on market $599,000 Active 44 DOM
3. 2026-06-16
   days on market $599,000 Active 43 DOM
4. 2026-06-15
   days on market $599,000 Active 42 DOM
5. 2026-06-13
   days on market $599,000 Active 40 DOM
6. 2026-06-09
   days on market $599,000 Active 36 DOM
7. 2026-06-08
   days on market $599,000 Active 35 DOM
8. 2026-06-07
   days on market $599,000 Active 34 DOM
9. 2026-06-04
   days on market $599,000 Active 31 DOM
10. 2026-06-03
    days on market $599,000 Active 30 DOM
11. 2026-06-02
    days on market $599,000 Active 29 DOM
12. 2026-06-01
    days on market $599,000 Active 28 DOM
13. 2026-05-31
    days on market $599,000 Active 27 DOM
14. 2026-05-04
    listed $599,000 Active
15. 2025-05-08
    historical
16. 2024-11-14
    listed $625,000 Active
17. 2011-12-15
    historical Withdrawn
18. 2011-12-15
    historical
19. 2011-12-13
    listed Active
20. 2011-12-12
    listed $165,000

ⓘ 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: $4,856 · $405/mo
• Projected year-2 tax: $4,856 · $405/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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $82,932
• − Mortgage interest: −$33,553
• − Property taxes: −$4,856
• − Insurance: −$2,995
• − Repairs & maintenance: −$6,635
• − Management: −$6,635
• − Depreciation: −$17,425
• Taxable income: $10,833
• Est. tax owed @ 24.0%: −$2,600
• After-tax cash flow: $17,370/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

+263.0% since first listed

7 events — show timeline

• 2026-05-04 Listed $599,000 BRIGHT MLS
• 2025-05-08 Listing Removed — BRIGHT MLS
• 2024-11-14 Listed $625,000 BRIGHT MLS
• 2011-12-15 Delisted — MRIS
• 2011-12-15 Listing Removed — BRIGHT MLS
• 2011-12-13 Listed — MRIS
• 2011-12-12 Listed $165,000 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2025): $4,856 · +1.2% YoY. Source: county tax records.