4810 Quarles St NE #103 · Washington, DC 20019

$160,000

2 bd · 1.0 ba · 768 sqft · Condo public records · 83 Days on market

Built 1962 $300/mo HOA · 15% of rent ↓ 12% 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 +22.0/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Charming 2 bedroom 1 bathroom condo which offers a perfect blend of comfort and convenience. Located in a well-managed community with an easy commute to Downtown, this unit is ideal for a first time home buyer who no longer wishes to pay rent or an investor who is just beginning their portfolio. As you step inside, you are greeted by an inviting space filled with nice lighting due to windows from both sides of the unit. The kitchen is next to the living room and you also have a separate dining area. Towards the back you will find the 2 equally spacious bedrooms and a full bath. The condo is nestled on a quiet street and in a secured building. Residents has access to a shared laundry facilit

Key facts

• Secured building
• $300 HOA
• Built 1962

Tags

• WELL MANAGED COMMUNITY
• SHARED LAUNDRY FACILITY
• EASY COMMUTING ACCESS
• SECURED BUILDING

Property features AI

Finance

• Other: Ownership interest: Condominium; Finished above-grade area: 768 (assessor source)
• HOA & community: Condo fee $300 per month; Condo fee includes water, sewer and gas; Association offers extra storage

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit/Flat; Entry on floor 1
• Construction: Brick construction; Year built information sourced from assessor
• Exterior features: No tidal water; Other structures noted above and below grade; Pets allowed on a case-by-case basis

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating: Other; Cooling: Other; Hot water: Other
• Interior features: No basement; Living area information sourced from assessor
• Laundry & utility: No washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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).
• This rent runs 41% 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 83 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 6.7

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,104
• Equity at exit: $23,857

10-year hold

• IRR: 11.4%
• Equity multiple: 2.04×
• Total profit: $46,712
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$839
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$67
• HOA: −$300
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $256

Break-even live

Break-even rent $1,677

Max offer price $160,000

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4936 Nash St NE Unit 9 Washington, DC	3.0	1.0	800	$2,175	$2.72	8d	1	0.16mi
1516 Kenilworth Ave NE Washington, DC	1.0	1.0	669	$1,300	$1.94	2d	1	0.25mi
1126 48th Pl NE Unit 2 Washington, DC	1.0	1.0	625	$1,500	$2.40	19d	1	0.26mi
4629 Meade St NE Washington, DC	3.0	1.5	960	$2,300	$2.40	24d	1	0.27mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	19d	1	0.38mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	24d	1	0.46mi
4925 Just St NE Washington, DC	2.0	2.0	864	$2,299	$2.66	24d	1	0.47mi
4800 Addison Rd Capitol Heights, MD	1.0–3.0	1.0–3.0	998	$2,261	$2.26	2d	40	0.48mi
4336 Polk St NE Washington, DC	2.0	1.5	864	$3,400	$3.94	24d	1	0.48mi
4911 Just St NE Washington, DC	1.0	1.0	810	$2,500	$3.09	14d	1	0.49mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	15d	1	0.51mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	24d	20	0.53mi
1100 Eastern Ave NE Washington, DC	1.0	1.0	544	$1,359	$2.50	24d	1	0.53mi
945 52nd St NE Washington, DC	2.0–3.0	1.0	612	$1,610	$2.63	24d	4	0.54mi
927 52nd St NE Unit 4 Washington, DC	2.0	1.0	700	$1,500	$2.14	24d	1	0.55mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	17d	1	0.56mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	24d	1	0.56mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	8d	1	0.56mi
5213 Just St NE Washington, DC	3.0	2.0	1114	$2,400	$2.15	24d	1	0.59mi
4820 Hayes St NE Washington, DC	1.0	1.0	920	$1,400	$1.52	24d	1	0.63mi
5338 Jay St NE Washington, DC	3.0	1.5	1000	$2,795	$2.79	24d	1	0.73mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	5d	3	0.73mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	24d	1	0.84mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	24d	1	0.84mi
716 55th St NE Unit 1 Washington, DC	2.0	2.0	1100	$2,200	$2.00	20d	1	0.87mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	24d	1	0.91mi
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$1,840	$2.01	2d	1	0.92mi
3743 Jay St NE Washington, DC	1.0–2.0	1.0	685	$1,575	$2.30	24d	1	0.92mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	4d	1	0.94mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	4d	1	0.94mi
5601 Nannie Helen Burroughs Ave NE #103 Washington, DC	1.0	1.0	675	$1,375	$2.04	24d	1	0.98mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	17d	1	0.98mi
4013 Gault Pl NE Washington, DC	2.0	1.0	800	$2,108	$2.63	24d	1	1.00mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	22d	1	1.02mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	24d	1	1.03mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	22d	1	1.03mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	20d	1	1.03mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	5d	1	1.03mi
750 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	805	$2,650	$3.29	2d	5	1.04mi
3598 Hayes St NE Washington, DC	1.0–3.0	1.0	770	$1,204	$1.56	24d	1	1.04mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $160,000 Active 83 DOM
2. 2026-06-17
   days on market $160,000 Active 82 DOM
3. 2026-06-16
   days on market $160,000 Active 81 DOM
4. 2026-06-15
   days on market $160,000 Active 80 DOM
5. 2026-06-13
   days on market $160,000 Active 78 DOM
6. 2026-06-09
   days on market $160,000 Active 74 DOM
7. 2026-06-08
   days on market $160,000 Active 73 DOM
8. 2026-06-07
   days on market $160,000 Active 72 DOM
9. 2026-06-04
   pricedays on market $160,000 Active 69 DOM
10. 2026-06-03
    days on market $170,000 Active 68 DOM
11. 2026-06-02
    days on market $170,000 Active 67 DOM
12. 2026-06-01
    days on market $170,000 Active 66 DOM
13. 2026-05-31
    days on market $170,000 Active 65 DOM
14. 2026-03-27
    listed $170,000 Active
15. 2025-12-23
    historical
16. 2025-11-25
    price $210,000
17. 2025-03-31
    listed $220,000 Active
18. 2007-04-27
    soldstatus $192,900
19. 2007-04-20
    historical
20. 2006-10-17
    listed

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $1,427 · $119/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 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: $24,011
• − Mortgage interest: −$8,962
• − Property taxes: −$1,427
• − Insurance: −$800
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$3,600
• − Depreciation: −$4,655
• Taxable income: $725
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,899/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

-11.9% since first listed

7 events — show timeline

• 2026-03-27 Listed $170,000 BRIGHT MLS
• 2025-12-23 Listing Removed — BRIGHT MLS
• 2025-11-25 Price Changed $210,000 BRIGHT MLS
• 2025-03-31 Listed $220,000 BRIGHT MLS
• 2007-04-27 Sold (Public Records) $192,900 Public Records
• 2007-04-20 Delisted — MRIS
• 2006-10-17 Listed — MRIS

Property tax history

+2.5%/yr

Latest (2025): $1,427 · +21.5% YoY. Source: county tax records.