4212 Benning Rd NE #5 · Washington, DC 20019

$145,000

2 bd · 1.0 ba · 694 sqft · Condo public records · 299 Days on market

Built 1939 $570/mo HOA · 33% of rent ↓ 8% since listing

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Why this score? — see what drove the D 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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A NEW CONDOMINIUM DEVELOPMENT

Key facts

• $570 HOA
• Built 1939
• Listed 299 days

Property features AI

Finance

• Other: Unit is part of an 18-unit building; Washer/dryer hook-up noted in unit
• HOA & community: Condo fee of $570 monthly; Condo fee covers gas, management, insurance, snow removal, trash, water, common area maintenance, and exterior building maintenance; Property manager present

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit (Unit/Flat) in a garden-style building (1–4 floors); Entry on level 2; Building name: DAJANIQUE; Pets allowed (cats and dogs)
• Construction: Brick construction; Built/majorly renovated effective 2004; Above-grade and below-grade structures present
• Exterior features: Common grounds; Not in a federal flood zone; City/County road responsibility; Tidal water: none

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Stove; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Open floor plan with combined dining and living area; Intercom
• Laundry & utility: Washer and dryer in unit; Dryer; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-75 ($-898/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (9.1% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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.
• Zoned schools: Smothers Es (210 students, 0% FRL); Kelly Miller Ms (351 students, 0% FRL); H.D. Woodson Hs (543 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• 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 27d 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 299 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent; built in 1939 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 7.1

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: -14.9%
• Equity multiple: 0.44×
• Total profit: $-22,540
• Equity at exit: $21,620

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-845
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$760
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$60
• HOA: −$570
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-75

Break-even live

Break-even rent $1,808

Max offer price $131,781

Occupancy floor 99%

Sensitivity live

Price	-10% $7	-5% $-34	+0% $-75	+5% $-116	+10% $-157
Rent	-10% $-210	-5% $-142	+0% $-75	+5% $-7	+10% $60
Rate	-1.0pp $-2	-0.5pp $-38	base $-75	+0.5pp $-112	+1.0pp $-151

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	6d	1	0.04mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	24d	1	0.21mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	9d	1	0.25mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	26d	1	0.30mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	26d	1	0.34mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	26d	2	0.48mi
212 36th St NE #1 Washington, DC	2.0	1.0	750	$2,550	$3.40	26d	1	0.54mi
212 36th St NE #3 Washington, DC	3.0	1.0	750	$3,450	$4.60	26d	1	0.54mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	7d	3	0.57mi
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$1,840	$2.01	4d	1	0.61mi
600 Kenilworth Ter NE Washington, DC	1.0	1.0	550	$1,626	$2.96	26d	1	0.61mi
700 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	798	$3,130	$3.92	0d	49	0.61mi
165 35th St NE Unit 2 Washington, DC	1.0	1.0	700	$1,495	$2.14	26d	1	0.62mi
165 35th St NE Unit 3 Washington, DC	1.0	1.0	750	$1,625	$2.17	26d	1	0.62mi
750 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	800	$2,650	$3.31	1d	8	0.63mi
429 Burbank St SE Apt 4 Washington, DC	1.0	1.0	594	$1,235	$2.08	26d	1	0.65mi
4800 C St SE #302 Washington, DC	1.0	1.0	502	$1,440	$2.87	26d	1	0.65mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,549	$2.86	0d	10	0.66mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	26d	1	0.67mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	26d	1	0.68mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	26d	1	0.68mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	26d	1	0.72mi
3539 A St SE Washington, DC	1.0–2.0	1.0–2.0	807	$1,403	$1.74	20d	1	0.73mi
600 Barnes St NE Washington, DC	1.0–2.0	1.0–2.0	820	$1,286	$1.57	5d	1	0.75mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	9d	1	0.75mi
3743 Jay St NE Washington, DC	1.0–2.0	1.0	685	$1,575	$2.30	26d	1	0.77mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	26d	1	0.77mi
208 Kenilworth Ave NE Unit 3B Washington, DC	1.0	1.0	465	$1,122	$2.41	26d	1	0.80mi
208 Kenilworth Ave NE Unit 1C Washington, DC	1.0	1.0	465	$1,163	$2.50	26d	1	0.80mi
305 37th St SE Washington, DC	1.0–2.0	1.0–1.5	787	$1,550	$1.97	26d	1	0.80mi
301 Anacostia Rd SE Unit 2 BEDROOM Washington, DC	2.0	1.0	600	$1,300	$2.17	26d	1	0.81mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	26d	1	0.83mi
140 Kenilworth Ave NE Unit 3B Washington, DC	1.0	1.0	455	$1,160	$2.55	26d	1	0.85mi
140 Kenilworth Ave NE Unit 1A Washington, DC	2.0	1.0	573	$1,567	$2.73	26d	1	0.85mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	19d	1	0.86mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	20d	1	0.86mi
3427 B St SE Unit 4 Washington, DC	1.0	1.0	558	$1,300	$2.33	26d	1	0.86mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	26d	20	0.87mi
319 Anacostia Rd SE Unit 1 Washington, DC	2.0	1.0	724	$1,035	$1.43	26d	1	0.89mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	26d	1	0.90mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $145,000 Active 299 DOM
2. 2026-06-18
   days on market $145,000 Active 296 DOM
3. 2026-06-17
   days on market $145,000 Active 295 DOM
4. 2026-06-16
   days on market $145,000 Active 294 DOM
5. 2026-06-15
   days on market $145,000 Active 293 DOM
6. 2026-06-13
   days on market $145,000 Active 291 DOM
7. 2026-06-09
   days on market $145,000 Active 287 DOM
8. 2026-06-08
   days on market $145,000 Active 286 DOM
9. 2026-06-07
   days on market $145,000 Active 285 DOM
10. 2026-06-04
    days on market $145,000 Active 282 DOM
11. 2026-06-03
    days on market $145,000 Active 281 DOM
12. 2026-06-02
    days on market $145,000 Active 280 DOM
13. 2026-06-01
    days on market $145,000 Active 279 DOM
14. 2026-05-31
    days on market $145,000 Active 278 DOM
15. 2026-04-30
    price $145,000
16. 2026-03-27
    price $148,000
17. 2026-03-27
    status Active
18. 2025-12-26
    historical
19. 2025-10-15
    status Active
20. 2025-10-15
    historical Active Under Contract
21. 2025-06-18
    price $155,000
22. 2025-05-29
    listed $165,000 Active
23. 2025-05-23
    historical $165,000
24. 2004-10-29
    soldstatus $157,000 29-char remark

    Show marketing remark (29 chars)

    A NEW CONDOMINIUM DEVELOPMENT

25. 2004-08-30
    historical 29-char remark

    Show marketing remark (29 chars)

    A NEW CONDOMINIUM DEVELOPMENT

26. 2004-08-27
    listed $157,000 29-char remark

    Show marketing remark (29 chars)

    A NEW CONDOMINIUM DEVELOPMENT

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $665 · $55/mo
• Expected delta: +$219/yr (+$18/mo · 49.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $20,554
• − Mortgage interest: −$8,122
• − Property taxes: −$446
• − Insurance: −$725
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$6,840
• − Depreciation: −$4,218
• Taxable loss: −$3,086
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $-157/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

-7.6% since first listed

12 events — show timeline

• 2026-04-30 Price Changed $145,000 BRIGHT MLS
• 2026-03-27 Price Changed $148,000 BRIGHT MLS
• 2026-03-27 Relisted — BRIGHT MLS
• 2025-12-26 Listing Removed — BRIGHT MLS
• 2025-10-15 Relisted — BRIGHT MLS
• 2025-10-15 Contingent — BRIGHT MLS
• 2025-06-18 Price Changed $155,000 BRIGHT MLS
• 2025-05-29 Listed $165,000 BRIGHT MLS
• 2025-05-23 Coming Soon $165,000 BRIGHT MLS
• 2004-10-29 Sold (MLS) $157,000 MRIS
• 2004-08-30 Delisted — MRIS
• 2004-08-27 Listed $157,000 MRIS

Property tax history

-3.9%/yr

Latest (2025): $446 · +2.2% YoY. Source: county tax records.