4530 Dix St NE · Washington, DC 20019

$194,900

2 bd · 1.0 ba · 922 sqft · SingleFamily public records · 44 Days on market

Built 1930 3,457 sqft lot Est $235k · 17% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• 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

Great opportunity in NE DC! This detached home with a welcoming front porch offers tremendous potential for buyers looking to customize and create value. Situated on a generous lot, the property provides a solid footprint and flexible layout ready for your vision. Surrounded by renovated homes, this location supports strong upside and long-term value. Ideal for investors, renovators, or buyers looking to design their dream home. Conveniently located near major commuter routes, public transportation, parks, and local amenities. Priced to sell—don’t miss this chance to bring your ideas to life and unlock the full potential of this property.

Key facts

• Generous lot
• Renovated homes
• Flexible layout

Tags

• DETACHED HOME
• WELCOMING FRONT PORCH
• GENEROUS LOT
• SOLID FOOTPRINT
• FLEXIBLE LAYOUT
• RENOVATED HOMES

Property features AI

Finance

• Financial info: Ownership is fee simple

Exterior

• Parking: Other parking type
• Utilities: Public water; Public sewer
• Home design: Detached structure; Living area and square footage reported by assessor
• Construction: Brick and vinyl siding exterior; Crawl space foundation; Above-grade finished area and below-grade finished/unfinished areas recorded by assessor
• Exterior features: Property is detached; Above-grade and below-grade structures noted; No tidal water

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Interior features: Has one fireplace; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 $6k 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 $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y 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.
• Current owner paid $111k; list at $195k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $189,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1930 — 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 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: 1.02% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $235,110
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 47th Pl NE	0.54mi	2/1.0	832 (-10%)	1mo	$125,000	$150	58
726 49th Pl NE	0.43mi	2/1.0	936 (+2%)	24mo	$239,000	$255	57
4106 Gault Pl NE #5	0.55mi	2/2.5	1,009 (+9%)	5mo	$330,000	$327	48
1014 48th St NE	0.65mi	2/1.0	1,002 (+9%)	9mo	$175,000	$175	48
5104 Brooks St NE	0.41mi	2/2.0	825 (-10%)	17mo	$418,500	$507	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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-4,344
• Equity at exit: $29,060

10-year hold

• IRR: 10.5%
• Equity multiple: 1.93×
• Total profit: $50,631
• Equity at exit: $16,851

Cash invested: $54,572 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $329

Break-even live

Break-even rent $1,571

Max offer price $194,900

Occupancy floor 78%

Sensitivity live

Price	-10% $440	-5% $384	+0% $329	+5% $274	+10% $219
Rent	-10% $172	-5% $251	+0% $329	+5% $408	+10% $486
Rate	-1.0pp $427	-0.5pp $379	base $329	+0.5pp $279	+1.0pp $227

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	22d	1	0.21mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	25d	1	0.23mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	25d	1	0.24mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	25d	1	0.25mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	6d	3	0.26mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	19d	1	0.27mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	25d	1	0.29mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	4d	1	0.31mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	4d	1	0.31mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	4d	1	0.32mi
4236 Benning Rd NE Unit 302 Washington, DC	1.0	1.0	770	$1,195	$1.55	25d	1	0.32mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	25d	1	0.34mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	25d	1	0.37mi
4820 Hayes St NE Washington, DC	1.0	1.0	920	$1,400	$1.52	25d	1	0.38mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	25d	1	0.46mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	17d	1	0.46mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	25d	1	0.46mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	8d	1	0.46mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	25d	1	0.47mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	15d	1	0.48mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	25d	1	0.48mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	25d	2	0.49mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	25d	1	0.50mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	17d	1	0.52mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	25d	1	0.53mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	22d	1	0.54mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	4d	1	0.55mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	25d	20	0.55mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	25d	1	0.55mi
4911 Just St NE Washington, DC	1.0	1.0	810	$2,500	$3.09	14d	1	0.56mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	25d	1	0.57mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	6d	1	0.57mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	21d	1	0.57mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	22d	1	0.57mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	25d	1	0.57mi
4013 Gault Pl NE Washington, DC	2.0	1.0	800	$2,108	$2.63	25d	1	0.57mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	8d	1	0.58mi
4925 Just St NE Washington, DC	2.0	2.0	864	$2,299	$2.66	25d	1	0.59mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	19d	1	0.62mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	25d	1	0.65mi

Listing history 32 events

1. 2026-06-18
   days on market $194,900 Active 44 DOM
2. 2026-06-17
   days on market $194,900 Active 43 DOM
3. 2026-06-16
   days on market $194,900 Active 42 DOM
4. 2026-06-15
   days on market $194,900 Active 41 DOM
5. 2026-06-13
   days on market $194,900 Active 39 DOM
6. 2026-06-09
   days on market $194,900 Active 35 DOM
7. 2026-06-08
   days on market $194,900 Active 34 DOM
8. 2026-06-07
   days on market $194,900 Active 33 DOM
9. 2026-06-04
   days on market $194,900 Active 30 DOM
10. 2026-06-03
    days on market $194,900 Active 29 DOM
11. 2026-06-02
    days on market $194,900 Active 28 DOM
12. 2026-06-02
    price $194,900 Active 27 DOM
13. 2026-06-01
    days on market $199,900 Active 27 DOM
14. 2026-05-31
    days on market $199,900 Active 26 DOM
15. 2026-05-15
    status Pending
16. 2026-04-24
    listed $199,900 Active
17. 2026-04-02
    historical
18. 2026-02-16
    listed $265,000 Active
19. 2002-09-30
    soldstatus $111,000
20. 2002-09-27
    soldstatus $111,000
21. 2002-07-31
    historical
22. 2002-07-05
    listed $111,000
23. 2002-04-22
    soldstatus $58,000
24. 2002-03-19
    historical
25. 2001-12-13
    listed $59,900
26. 2001-12-13
    historical
27. 2001-02-28
    listed
28. 1998-12-10
    soldstatus $46,000
29. 1998-10-20
    historical
30. 1998-08-20
    listed $49,900
31. 1996-07-01
    historical
32. 1995-04-08
    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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/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: $23,850
• − Mortgage interest: −$10,917
• − Property taxes: −$1,651
• − Insurance: −$974
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$5,670
• Taxable income: $821
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $3,753/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

+300.6% since first listed

18 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-04-24 Listed $199,900 BRIGHT MLS
• 2026-04-02 Listing Removed — BRIGHT MLS
• 2026-02-16 Listed $265,000 BRIGHT MLS
• 2002-09-30 Sold (Public Records) $111,000 Public Records
• 2002-09-27 Sold (MLS) $111,000 MRIS
• 2002-07-31 Delisted — MRIS
• 2002-07-05 Listed $111,000 MRIS
• 2002-04-22 Sold (MLS) $58,000 MRIS
• 2002-03-19 Delisted — MRIS
• 2001-12-13 Delisted — MRIS
• 2001-12-13 Listed $59,900 MRIS
• 2001-02-28 Listed — MRIS
• 1998-12-10 Sold (MLS) $46,000 MRIS
• 1998-10-20 Delisted — MRIS
• 1998-08-20 Listed $49,900 MRIS
• 1996-07-01 Delisted — MRIS
• 1995-04-08 Listed — MRIS

Property tax history

+38.8%/yr

Latest (2025): $1,651 · +8.4% YoY. Source: county tax records.