4914-4916 Just St NE · Washington, DC 20019

$289,000

4 bd · 4.0 ba · 1,420 sqft · MultiFamily · 109 Days on market

Built 1941 Fair condition 2,614 sqft lot Est $459k · 37% under ↓ 4% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor opportunity in Deanwood! Imagine the possibilities with this 2-unit duplex featuring two 1-bedroom, 1-bathroom units. Ideal for generating rental income or house hacking by living in one unit and renting the other. Conveniently located less than a mile from Metro and bus lines, this property offers easy access to Capitol Hill and Downtown DC; an attractive feature for future tenants. Property is being sold AS-IS.

Key facts

• Metro accessible
• 2 unit duplex
• Good condition

Tags

• 2 UNIT DUPLEX
• GOOD CONDITION
• PUBLIC TRANSPORTATION
• METRO ACCESSIBLE
• GROWING AREA

Property features AI

Finance

• Financial info: Two total units; Two units currently leased; Two units currently vacant; Income derived from apartment rentals; Lease not considered

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Brick construction; Fee simple ownership; Estimated year built
• Construction: Brick/mortar foundation
• Exterior features: Semi-detached building; Above-grade structures; No tidal water on the lot

Interior

• Bedrooms: Two one-bedroom units
• Heating & cooling: Central air conditioning (electric); Natural gas heating; Natural gas hot water
• Interior features: Good condition; Estimated finished living area of 1,420

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $289k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive. Per door: $178/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $263k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 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).
• At $2,979/mo this rent would consume 61% 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 109 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $262,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $458,660
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4329-4331 Hunt Pl NE	0.50mi	3/— (-1)	1,326 (-7%)	9mo	$345,050	$260	53
300 49th St NE	0.59mi	4/2.0	1,330 (-6%)	3mo	$430,000	$323	51
4811 Quarles St NE	0.48mi	4/2.0	1,548 (+9%)	4mo	$405,000	$262	51
4131 Hunt Pl NE	0.64mi	4/—	1,258 (-11%)	6mo	$430,000	$342	46

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-14,647
• Equity at exit: $43,091

10-year hold

• IRR: 8.3%
• Equity multiple: 1.72×
• Total profit: $57,948
• Equity at exit: $24,987

Cash invested: $80,920 (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: 16.2×

Monthly cashflow live

• Estimated rent: $2,979 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $356

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 83%

Sensitivity live

Price	-10% $556	-5% $456	+0% $356	+5% $256	+10% $156
Rent	-10% $121	-5% $239	+0% $356	+5% $474	+10% $592
Rate	-1.0pp $502	-0.5pp $430	base $356	+0.5pp $281	+1.0pp $205

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,978
Total (2 units)			$2,979

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4950 Just St NE Washington, DC	3.0	2.0	1437	$4,000	$2.78	25d	1	0.03mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	8d	1	0.10mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	25d	1	0.10mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	18d	1	0.10mi
814 51st St NE Washington, DC	3.0	1.0	1210	$2,200	$1.82	25d	1	0.20mi
4627 Gault Pl NE Washington, DC	3.0	1.0	1195	$3,800	$3.18	23d	1	0.31mi
574 49th Pl NE Unit Upper Washington, DC	5.0	2.0	1744	$6,500	$3.73	21d	1	0.33mi
4629 Meade St NE Washington, DC	3.0	1.5	960	$2,300	$2.40	25d	1	0.34mi
5213 Just St NE Washington, DC	3.0	2.0	1114	$2,400	$2.15	25d	1	0.35mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	25d	1	0.36mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	25d	1	0.43mi
1316 Eastern Ave NE Washington, DC	4.0	2.0	1548	$3,200	$2.07	25d	1	0.43mi
5338 Jay St NE Washington, DC	3.0	1.5	1000	$2,795	$2.79	25d	1	0.45mi
4802 Leroy Gorham Dr Capitol Heights, MD	4.0	3.5	1482	$3,500	$2.36	4d	1	0.55mi
5501 Jay St NE Washington, DC	4.0	3.0	1848	$3,300	$1.79	25d	1	0.55mi
4523 Dix St NE Washington, DC	3.0	3.0	1292	$3,000	$2.32	8d	1	0.61mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	5d	1	0.62mi
4230 Edson Pl NE Washington, DC	3.0	2.0	1190	$2,800	$2.35	25d	1	0.64mi
809 Eastern Ave Fairmount Heights, MD	3.0	2.0	1246	$2,400	$1.93	6d	1	0.67mi
520 56th St NE Washington, DC	5.0	2.0	1670	$5,500	$3.29	25d	1	0.67mi
805 Eastern Ave Fairmount Heights, MD	4.0	2.0	936	$2,400	$2.56	6d	1	0.69mi
337 54th St NE Unit A Washington, DC	3.0	1.5	1184	$2,850	$2.41	25d	1	0.69mi
4409 Polk St NE Washington, DC	3.0	1.5	1200	$2,500	$2.08	25d	1	0.70mi
4724 Blaine St NE Washington, DC	3.0	2.0	1152	$3,085	$2.68	3d	1	0.70mi
4800 Addison Rd Capitol Heights, MD	1.0–3.0	1.0–3.0	998	$2,981	$2.99	0d	41	0.75mi
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$2,449	$2.67	3d	1	0.80mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	25d	1	0.82mi
5347 Ames St NE Washington, DC	3.0	2.0	1428	$3,000	$2.10	25d	1	0.87mi
5074 Central Ave SE Washington, DC	4.0	2.0	1349	$5,200	$3.85	23d	1	0.94mi
4686 A St SE Washington, DC	4.0	3.0	1181	$3,500	$2.96	8d	1	0.96mi
6005 Eads St NE Apt 1 Washington, DC	5.0	3.0	1750	$6,100	$3.49	25d	1	0.99mi
1105 61st Ave Fairmount Heights, MD	4.0	3.5	1352	$2,500	$1.85	19d	1	1.03mi
621 Parkside Pl NE Washington, DC	4.0	4.5	1818	$4,000	$2.20	25d	1	1.06mi
324 61st St NE Apt 5 Washington, DC	5.0	2.0	1250	$6,100	$4.88	0d	1	1.07mi
324 61st St NE Unit 7 Washington, DC	5.0	2.0	1250	$4,300	$3.44	0d	1	1.07mi
4011 Blaine St NE Washington, DC	3.0	1.0	1632	$2,500	$1.53	25d	1	1.10mi
113 56th St SE Washington, DC	3.0	2.0	1764	$3,000	$1.70	13d	1	1.14mi
818 Balsamtree Pl Capitol Heights, MD	4.0	1.5	1102	$2,275	$2.06	6d	1	1.14mi
323 62nd St NE Washington, DC	1.0–3.0	1.0–2.0	908	$2,435	$2.68	25d	1	1.17mi
5005 Call Pl SE Unit 10 Washington, DC	5.0	2.0	1800	$6,000	$3.33	0d	1	1.21mi

Listing history 16 events

1. 2026-06-21
   days on market $289,000 Active 109 DOM
2. 2026-06-18
   days on market $289,000 Active 106 DOM
3. 2026-06-17
   days on market $289,000 Active 105 DOM
4. 2026-06-16
   days on market $289,000 Active 104 DOM
5. 2026-06-15
   days on market $289,000 Active 103 DOM
6. 2026-06-13
   days on market $289,000 Active 101 DOM
7. 2026-06-09
   days on market $289,000 Active 97 DOM
8. 2026-06-08
   days on market $289,000 Active 96 DOM
9. 2026-06-07
   days on market $289,000 Active 95 DOM
10. 2026-06-04
    days on market $289,000 Active 92 DOM
11. 2026-06-03
    days on market $289,000 Active 91 DOM
12. 2026-06-02
    days on market $289,000 Active 90 DOM
13. 2026-06-01
    days on market $289,000 Active 89 DOM
14. 2026-05-31
    days on market $289,000 Active 88 DOM
15. 2026-05-11
    price $289,000
16. 2026-03-04
    listed $300,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $35,748
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,860
• − Management: −$2,860
• − Depreciation: −$8,407
• Taxable loss: −$347
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $4,358/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

Fair 45/100 Moderate rehab

This 2-unit duplex requires moderate repairs and maintenance, with potential for significant value increase through updates to the kitchen and bathrooms, and landscaping improvements.

Repairs flagged

• Minor Roof inspection — No visible signs of damage, but may need inspection.
• Minor Paint touch-up — Paint appears worn in some areas.
• Minor Window cleaning/replacement — Windows may need cleaning or replacement.

Value-add opportunities

• Both Painting and updating the kitchen and bathrooms — These updates will enhance the home's appearance and appeal to both buyers and renters.
• Both Landscaping improvements — Aesthetic improvements can increase curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof inspection · No visible signs of damage, but may need inspection.	Minor	$500–3,000
Paint touch-up · Paint appears worn in some areas.	Minor	$500–3,000
Window cleaning/replacement · Windows may need cleaning or replacement.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and updating the kitchen and bathrooms — These updates will enhance the home's appearance and appeal to both buyers and renters. ↑
• Both Landscaping improvements — Aesthetic improvements can increase curb appeal and property value. ↑

ⓘ 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

-3.7% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $289,000 BRIGHT MLS
• 2026-03-04 Listed $300,000 BRIGHT MLS