256 57th St NE · Washington, DC 20019

$410,000

6 bd · 4.5 ba · 2,760 sqft · SingleFamily public records · 18 Days on market

Built 2008 4,000 sqft lot Est $640k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HUGE PRICE ADJUSTMENT, COURTS SAY SELL SO THAT IS WHAT I AM GOING TO DO! This is an INVESTOR SPECIAL OR A RENOVATION PROJECT FOR ANY HOME BUYER. The home was started in 2008 but never completed. It has solid bones and is all brick. Many of the subsystems like drywall, Electrical and plumbing was started and not completed. It is not really a shell, but it will need to be evaluated and completed. It has 6 bathrooms and as many as 10 bedrooms, 3 Laundry rooms and 2 utility rooms. The final configuration depends on how you want to finish it. It is currently configured as a Single Family home with a Loft or a potential Duplex. Per the DC Zoning Handbook, R-2 zones allow for Single Family, Semi-D

Key facts

• 4,000 sq ft lot
• 2 garage spots
• Built 2008

What this means for you Summary

Snapshot

• This is a 6-bed/4.5-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $387k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (17.4% below list).
• Recommended offer: $339k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Drew Es (189 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); 276 active listings in the ZIP; 3 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).
• At $3,388/mo this rent would consume 70% 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 $3k of loan paydown is wiped out by about $12k 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 18 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $220k; list at $410k implies a 86% gain — meaningful room to come down on a strong offer.

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 $338,777 (17.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $640,320
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5508 Clay Pl NE	0.14mi	5/3.5 (-1)	2,760 (0%)	9mo	$641,000	$232	77
4928 Astor Pl SE	0.72mi	6/5.0	2,672 (-3%)	6mo	$660,000	$247	54
701 58th Ave	0.45mi	5/3.5 (-1)	2,826 (+2%)	16mo	$460,000	$163	52
5050 B St SE	0.64mi	5/3.5 (-1)	2,760 (0%)	12mo	$650,000	$236	51
5506 Foote St NE	0.32mi	5/3.5 (-1)	3,012 (+9%)	20mo	$605,000	$201	44
409 Abel Ave	0.55mi	5/3.5 (-1)	3,168 (+15%)	15mo	$493,000	$156	28
4938 Eads Pl NE	0.65mi	5/3.5 (-1)	2,386 (-14%)	12mo	$620,000	$260	28

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: -15.6%
• Equity multiple: 0.43×
• Total profit: $-65,641
• Equity at exit: $61,132

10-year hold

• IRR: -2.6%
• Equity multiple: 0.80×
• Total profit: $-22,859
• Equity at exit: $35,449

Cash invested: $114,800 (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: 10.1×

Monthly cashflow live

• Estimated rent: $3,388 medium
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,150/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $-157

Break-even live

Break-even rent $3,587

Max offer price $387,270

Occupancy floor 100%

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5333 Hayes St NE Washington, DC	5.0	2.5	2500	$7,000	$2.80	24d	1	0.49mi
4262 Clay St NE Washington, DC	5.0	2.0	3000	$7,400	$2.47	14d	1	1.05mi
4630 Hillside Rd SE Washington, DC	5.0	2.0	3385	$5,999	$1.77	24d	1	1.32mi

Listing history 13 events

1. 2025-05-20
   status Pending
2. 2025-04-25
   status Active Under Contract
3. 2025-04-15
   price $410,000
4. 2025-04-15
   historical
5. 2025-04-03
   price $275,000
6. 2025-03-29
   listed $410,000 Active
7. 2025-03-28
   historical $410,000
8. 2017-05-24
   historical Withdrawn
9. 2017-05-24
   historical
10. 2015-12-16
    price
11. 2015-06-21
    listed Active
12. 2015-06-20
    listed $380,000
13. 2015-05-15
    soldstatus $220,136

ⓘ 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 8/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $40,653
• − Mortgage interest: −$22,966
• − Property taxes: −$6,150
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,252
• − Management: −$3,252
• − Depreciation: −$11,927
• Taxable loss: −$8,945
• Est. tax savings @ 24.0%: +$2,147
• After-tax cash flow: $262/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

+86.2% since first listed

13 events — show timeline

• 2025-05-20 Pending — BRIGHT MLS
• 2025-04-25 Relisted — BRIGHT MLS
• 2025-04-15 Listing Removed — BRIGHT MLS
• 2025-04-15 Price Changed $410,000 BRIGHT MLS
• 2025-04-03 Price Changed $275,000 BRIGHT MLS
• 2025-03-29 Listed $410,000 BRIGHT MLS
• 2025-03-28 Coming Soon $410,000 BRIGHT MLS
• 2017-05-24 Listing Removed — BRIGHT MLS
• 2017-05-24 Delisted — MRIS
• 2015-12-16 Price Changed — MRIS
• 2015-06-21 Listed — MRIS
• 2015-06-20 Listed $380,000 BRIGHT MLS
• 2015-05-15 Sold (Public Records) $220,136 Public Records

Property tax history

+13.2%/yr

Latest (2025): $27,652 · +1.8% YoY. Source: county tax records.