322 St Louis St SE Unit B · Washington, DC 20019

$150,000

2 bd · 1.0 ba · 639 sqft · Condo · 43 Days on market

Built 2019 Good condition $128/mo HOA · 8% 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 +19.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +6.1/10.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Appreciation +0.0/10.0

Listing remarks

AGENTS - PLEASE VIEW AGENT REMARKS IN BRIGHT MLS. Welcome to 322B St. Louis St SE, a well-maintained home offering a great opportunity for buyers seeking value and convenience. This charming residence features a functional layout with bright, open living spaces perfect for both everyday living and entertaining. The home includes a spacious kitchen with ample cabinetry, along with comfortable living and dining areas filled with natural light. Enjoy generously sized bedrooms and a well-appointed bathroom designed for practicality and comfort. Additional highlights include modern touches, ample storage, and a private outdoor space ideal for relaxing or hosting guests Offers may be entered ONLI

Key facts

• $128 HOA
• Built 2019
• Listed 42 days

Property features AI

Finance

• HOA & community: Condo fee of $128.48 monthly including lawn maintenance

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: Condominium unit/flat in MARSHALL HEIGHTS; Entry level: 1; Built year per assessor
• Construction: Brick construction; Above-grade and below-grade structures
• Exterior features: Garden-style building (1–4 floors); Tidal water: none; Pets allowed with size/weight restrictions

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 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 35% 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 $4k 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 43 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 7.4

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-8,550
• Equity at exit: $22,365

10-year hold

• IRR: 8.0%
• Equity multiple: 1.70×
• Total profit: $29,556
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$128
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $162

Break-even live

Break-even rent $1,474

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	7d	1	0.02mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	24d	1	0.09mi
4800 C St SE #302 Washington, DC	1.0	1.0	502	$1,440	$2.87	24d	1	0.12mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	24d	1	0.17mi
5045 Call Pl SE #203 Washington, DC	1.0	1.0	693	$2,000	$2.89	24d	1	0.18mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	24d	1	0.19mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	24d	1	0.21mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	24d	1	0.24mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	24d	2	0.29mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	24d	1	0.31mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	24d	1	0.45mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	565	$1,095	$1.94	2d	1	0.47mi
5031 H St SE Unit 4 Washington, DC	1.0	1.0	530	$1,195	$2.25	24d	1	0.47mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	530	$1,095	$2.07	14d	1	0.47mi
819 51st St SE Unit 5 Washington, DC	1.0	1.0	650	$1,000	$1.54	7d	1	0.48mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	24d	1	0.53mi
429 Burbank St SE Apt 4 Washington, DC	1.0	1.0	594	$1,235	$2.08	24d	1	0.62mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	4d	1	0.73mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	24d	1	0.77mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	7d	1	0.78mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	16d	1	0.78mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	22d	1	0.84mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	24d	1	0.84mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,549	$2.86	7d	12	0.90mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	5d	3	0.94mi
4348 Southern Ave SE Washington, DC	2.0	1.0	650	$2,300	$3.54	24d	1	0.95mi
4348 Southern Ave SE Unit Radiance Washington, DC	2.0	1.0	550	$2,200	$4.00	18d	1	0.95mi
5601 Nannie Helen Burroughs Ave NE #103 Washington, DC	1.0	1.0	675	$1,375	$2.04	24d	1	1.11mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	24d	20	1.14mi
305 37th St SE Washington, DC	1.0–2.0	1.0–1.5	787	$1,550	$1.97	24d	1	1.15mi
301 Anacostia Rd SE Unit 2 BEDROOM Washington, DC	2.0	1.0	600	$1,300	$2.17	24d	1	1.21mi
3600 Ely Pl SE Washington, DC	1.0–3.0	1.0	719	$2,088	$2.90	3d	10	1.21mi
212 36th St NE #3 Washington, DC	3.0	1.0	750	$3,450	$4.60	24d	1	1.21mi
212 36th St NE #1 Washington, DC	2.0	1.0	750	$2,550	$3.40	24d	1	1.21mi
3539 A St SE Washington, DC	1.0–2.0	1.0–2.0	807	$1,403	$1.74	17d	1	1.23mi
506 Eastern Ave NE Unit 102 Washington, DC	1.0	1.0	650	$1,199	$1.84	24d	1	1.24mi
323 62nd St NE Washington, DC	1.0–3.0	1.0–2.0	908	$1,867	$2.06	24d	1	1.24mi
195 35th St NE Unit 1 Washington, DC	2.0	1.0	716	$1,800	$2.51	24d	1	1.24mi
319 Anacostia Rd SE Unit 1 Washington, DC	2.0	1.0	724	$1,035	$1.43	24d	1	1.25mi
3516 Ely Pl SE Unit 4 Washington, DC	1.0	1.0	700	$1,450	$2.07	24d	1	1.26mi

HOA detail condo

• Monthly dues: $128 · $1,536/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 43 DOM
2. 2026-06-17
   days on market $150,000 Active 42 DOM
3. 2026-06-16
   days on market $150,000 Active 41 DOM
4. 2026-06-15
   days on market $150,000 Active 40 DOM
5. 2026-06-13
   days on market $150,000 Active 38 DOM
6. 2026-06-09
   days on market $150,000 Active 34 DOM
7. 2026-06-08
   days on market $150,000 Active 33 DOM
8. 2026-06-07
   days on market $150,000 Active 32 DOM
9. 2026-06-04
   days on market $150,000 Active 29 DOM
10. 2026-06-03
    days on market $150,000 Active 28 DOM
11. 2026-06-02
    days on market $150,000 Active 27 DOM
12. 2026-06-01
    days on market $150,000 Active 26 DOM
13. 2026-05-31
    days on market $150,000 Active 25 DOM
14. 2026-05-07
    listed $150,000 Active
15. 2026-05-04
    historical $150,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,152
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$1,536
• − Depreciation: −$4,364
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $2,035/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse offers a functional layout with modern updates and ample natural light, making it an attractive option for buyers seeking value and convenience.

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.
• Both New kitchen backsplash — Enhances aesthetics and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior brick — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New kitchen backsplash — Enhances aesthetics and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-05-07 Listed $150,000 BRIGHT MLS
• 2026-05-04 Coming Soon $150,000 BRIGHT MLS