109 Webster St NE · Washington, DC 20011

$650,000

2 bd · 3.0 ba · 1,336 sqft · MultiFamily public records · 87 Days on market

Built 1953 2,220 sqft lot Est $604k · 8% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• ARV discount +4.1/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Cash flow positive investment with C of O. The home conveys fee simple as one address but the owner has a C of O and rents the property as (2) one bedroom/one bath units. Each unit has its on HVAC system, metered electric, washer/dryer, kitchen, etc. and is the perfect rental with great value in a booming location. One of the units is occupied (#1) and the other (#2) is vacant but sum of rents exceeded $2750/mth. Great long-term upside with immediate cash flow that is updated and ready to be purchased. Open House Sat, February 8th from 12-3PM.

Key facts

• Owned solar panels
• Private parking
• New roof

Tags

• ACTIVE BUILDING PERMIT
• OWNED SOLAR PANELS
• PRIVATE PARKING
• NEW ROOF
• KITCHEN CABINETS ONSITE

Property features AI

Finance

• Other: Assessor-provided finished above-grade area: 1,350; Assessor-provided finished below-grade area: 650; Assessor-provided total below-grade area: 675; Unfinished below-grade area reported as 25; Year built source reported by assessor; Land and improvement assessed values recorded
• Financial info: Ownership is fee simple

Exterior

• Parking: Driveway parking; Off-site parking available; On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached property
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: Public water and public sewer; No tidal water on the property; Below-grade finished space and unfinished area

Interior

• Bedrooms: Three one-bedroom units
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning; Electric-powered cooling; Tankless hot water
• Interior features: Semi-detached structure with both above-grade and below-grade spaces; Total of 3 residential units (3 one-bedroom units); Two of the units currently leased

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $724/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $650k).
• Recommended offer: $611k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+1.4%/yr); 370 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $7,808/mo this rent would consume 85% of the median local household income ($110k/yr) (locally 3020% 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 $4k of loan paydown is wiped out by about $20k 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 + 1.4% rent growth), your $182k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($611k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $400k; list at $650k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $611,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $603,872
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Varnum St NE	0.11mi	3/3.0 (+1)	1,406 (+5%)	2mo	$635,000	$452	79
4034 7th St NE	0.56mi	2/—	1,380 (+3%)	2mo	$499,000	$362	66

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $20,882
• Equity at exit: $96,917

10-year hold

• IRR: 11.1%
• Equity multiple: 1.81×
• Total profit: $147,922
• Equity at exit: $56,200

Cash invested: $182,000 (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 20011

• Rents YoY: 1.4%
• Active inventory: 370
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $7,808 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$316 /mo · $3,792/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,640
• Net cashflow: $2,173

Break-even live

Break-even rent $5,058

Max offer price $650,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,809
Total (3 units)			$7,808

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Webster St NE Unit 1 Washington, DC	1.0	1.0	1152	$1,500	$1.30	24d	1	0.03mi
139 Hawaii Ave NE Washington, DC	3.0	2.0	1728	$3,600	$2.08	15d	1	0.05mi
4510 2nd St NE Washington, DC	1.0–2.0	1.0	750	$1,699	$2.27	3d	8	0.06mi
213 Hawaii Ave NE Unit 1 Washington, DC	2.0	1.5	1120	$2,750	$2.46	18d	1	0.09mi
66 Allison St NE Unit 66 Washington, DC	3.0	2.0	1545	$3,500	$2.27	24d	1	0.22mi
400 Taylor St NE Washington, DC	2.0	1.0–1.5	955	$2,008	$2.10	1d	10	0.26mi
12 Hawaii Ave NE Washington, DC	3.0	2.0	1650	$4,000	$2.42	24d	1	0.27mi
4607 N Capitol St NE Washington, DC	3.0	1.5	1536	$2,975	$1.94	24d	1	0.31mi
215 Upshur St NW #1 Washington, DC	2.0	2.0	925	$1,995	$2.16	24d	1	0.52mi
4044 7th St NE Unit 4 Washington, DC	2.0	1.0	900	$1,998	$2.22	22d	1	0.54mi
639 Emerson St NE Washington, DC	2.0	1.0	900	$2,195	$2.44	17d	1	0.57mi
639 Emerson St NE Washington, DC	2.0	1.0	900	$2,195	$2.44	5d	1	0.57mi
5009 1st St NW Unit 3 Washington, DC	3.0	1.0	900	$3,000	$3.33	24d	1	0.61mi
5009 1st St NW Unit 4 Washington, DC	3.0	1.0	900	$2,500	$2.78	24d	1	0.61mi
310 Taylor St NW Washington, DC	3.0	2.0	1728	$4,200	$2.43	24d	1	0.62mi
632 Faraday Pl NE Washington, DC	2.0	1.0	1224	$2,650	$2.17	5d	1	0.64mi
5210 3rd St NE Washington, DC	2.0	1.0–2.0	862	$2,475	$2.87	1d	28	0.65mi
4312 10th St NE Washington, DC	3.0	2.5	1602	$3,900	$2.43	7d	1	0.66mi
400 Galloway St NE Washington, DC	2.0	1.0–2.0	716	$2,754	$3.84	2d	26	0.72mi
333 Delafield Pl NW Apt 1 Washington, DC	3.0	2.0	900	$3,950	$4.39	7d	1	0.74mi
5119 2nd St NW Unit 4 Washington, DC	2.0	1.0	900	$2,050	$2.28	24d	1	0.76mi
5042 8th St NE Washington, DC	3.0	2.0	1479	$3,295	$2.23	24d	1	0.77mi
4411 1/2 Illinois Ave NW Unit B Washington, DC	1.0	1.0	945	$2,350	$2.49	24d	1	0.80mi
440 Delafield Pl NW Washington, DC	3.0	2.5	1564	$3,400	$2.17	18d	1	0.82mi
440 Delafield Pl NW Washington, DC	3.0	3.5	1564	$3,400	$2.17	18d	1	0.82mi
4450 Joseph Pl NE Washington, DC	3.0	2.5	1460	$4,095	$2.80	24d	1	0.82mi
1228 Wynton Pl NE Unit NA Washington, DC	3.0	2.5	1500	$3,950	$2.63	18d	1	0.87mi
4969 12th St NE Washington, DC	3.0	2.0	1674	$2,900	$1.73	24d	1	0.89mi
625 Monroe St NE Washington, DC	2.0	1.0–2.0	829	$3,648	$4.40	2d	26	0.94mi
607 Jefferson St NE Washington, DC	3.0	1.5	1200	$3,295	$2.75	4d	1	0.95mi
5661 3rd St NE Washington, DC	2.0	1.0–2.0	749	$2,641	$3.52	3d	28	0.98mi
3626 12th St NE Washington, DC	1.0	1.0	1336	$1,450	$1.09	24d	1	0.99mi
3614 12th St NE Washington, DC	1.0–2.0	1.0–2.0	695	$3,400	$4.89	14d	2	1.01mi
3614 12th St NE #7 Washington, DC	2.0	2.0	898	$3,400	$3.79	7d	1	1.01mi
118 Longfellow St NW Washington, DC	3.0	2.5	1803	$7,804	$4.33	1d	1	1.01mi
811 Upshur St NW #1 Washington, DC	2.0	2.0	920	$2,650	$2.88	24d	1	1.03mi
3573 Warder St NW Washington, DC	2.0	2.0	1438	$3,100	$2.16	24d	1	1.06mi
811 Quincy St NW Washington, DC	2.0	1.0	675	$2,499	$3.70	7d	6	1.09mi
3552 Warder St NW Washington, DC	3.0	3.0	1240	$3,995	$3.22	24d	1	1.11mi
907 Webster St NW #1 Washington, DC	2.0	1.0	900	$2,400	$2.67	24d	1	1.11mi

Listing history 26 events

1. 2026-06-18
   days on market $650,000 Active 87 DOM
2. 2026-06-17
   days on market $650,000 Active 86 DOM
3. 2026-06-16
   days on market $650,000 Active 85 DOM
4. 2026-06-15
   days on market $650,000 Active 84 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   days on market $650,000 Active 82 DOM
7. 2026-06-09
   days on market $650,000 Active 78 DOM
8. 2026-06-08
   days on market $650,000 Active 77 DOM
9. 2026-06-07
   days on market $650,000 Active 76 DOM
10. 2026-06-04
    days on market $650,000 Active 73 DOM
11. 2026-06-03
    days on market $650,000 Active 72 DOM
12. 2026-06-02
    days on market $650,000 Active 71 DOM
13. 2026-06-01
    days on market $650,000 Active 70 DOM
14. 2026-05-31
    days on market $650,000 Active 69 DOM
15. 2026-03-23
    listed $650,000 Active
16. 2026-02-28
    historical
17. 2026-01-27
    price $700,000
18. 2025-12-01
    listed $749,000 Active
19. 2020-05-22
    soldstatus $399,999 Closed 549-char remark

    Show marketing remark (549 chars)

    Cash flow positive investment with C of O. The home conveys fee simple as one address but the owner has a C of O and rents the property as (2) one bedroom/one bath units. Each unit has its on HVAC system, metered electric, washer/dryer, kitchen, etc. and is the perfect rental with great value in a booming location. One of the units is occupied (#1) and the other (#2) is vacant but sum of rents exceeded $2750/mth. Great long-term upside with immediate cash flow that is updated and ready to be purchased. Open House Sat, February 8th from 12-3PM.

20. 2020-03-27
    status Pending 549-char remark

    Show marketing remark (549 chars)

    Cash flow positive investment with C of O. The home conveys fee simple as one address but the owner has a C of O and rents the property as (2) one bedroom/one bath units. Each unit has its on HVAC system, metered electric, washer/dryer, kitchen, etc. and is the perfect rental with great value in a booming location. One of the units is occupied (#1) and the other (#2) is vacant but sum of rents exceeded $2750/mth. Great long-term upside with immediate cash flow that is updated and ready to be purchased. Open House Sat, February 8th from 12-3PM.

21. 2020-03-20
    status Active 549-char remark

    Show marketing remark (549 chars)

    Cash flow positive investment with C of O. The home conveys fee simple as one address but the owner has a C of O and rents the property as (2) one bedroom/one bath units. Each unit has its on HVAC system, metered electric, washer/dryer, kitchen, etc. and is the perfect rental with great value in a booming location. One of the units is occupied (#1) and the other (#2) is vacant but sum of rents exceeded $2750/mth. Great long-term upside with immediate cash flow that is updated and ready to be purchased. Open House Sat, February 8th from 12-3PM.

22. 2020-02-12
    status Pending 549-char remark

    Show marketing remark (549 chars)

    Cash flow positive investment with C of O. The home conveys fee simple as one address but the owner has a C of O and rents the property as (2) one bedroom/one bath units. Each unit has its on HVAC system, metered electric, washer/dryer, kitchen, etc. and is the perfect rental with great value in a booming location. One of the units is occupied (#1) and the other (#2) is vacant but sum of rents exceeded $2750/mth. Great long-term upside with immediate cash flow that is updated and ready to be purchased. Open House Sat, February 8th from 12-3PM.

23. 2020-02-05
    listed $400,000 Active 549-char remark

    Show marketing remark (549 chars)

    Cash flow positive investment with C of O. The home conveys fee simple as one address but the owner has a C of O and rents the property as (2) one bedroom/one bath units. Each unit has its on HVAC system, metered electric, washer/dryer, kitchen, etc. and is the perfect rental with great value in a booming location. One of the units is occupied (#1) and the other (#2) is vacant but sum of rents exceeded $2750/mth. Great long-term upside with immediate cash flow that is updated and ready to be purchased. Open House Sat, February 8th from 12-3PM.

24. 2008-07-24
    historical
25. 2008-02-05
    listed
26. 1991-01-09
    soldstatus $71,000

ⓘ 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: $3,792 · $316/mo
• Projected year-2 tax: $3,878 · $323/mo
• Expected delta: +$87/yr (+$7/mo · 2.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $93,696
• − Mortgage interest: −$36,410
• − Property taxes: −$3,792
• − Insurance: −$3,250
• − Repairs & maintenance: −$7,496
• − Management: −$7,496
• − Depreciation: −$18,909
• Taxable income: $16,344
• Est. tax owed @ 24.0%: −$3,923
• After-tax cash flow: $22,152/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): 67,434
• Household income: $110,309
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 3020.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 23% White 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 21% · Canada
• Languages at home: 70% English-only · Spanish 20% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -755.96%
• Current HPI: 378.1083
• Rent YoY: ▲ 1.45%
• 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

+815.5% since first listed

12 events — show timeline

• 2026-03-23 Listed $650,000 BRIGHT MLS
• 2026-02-28 Listing Removed — BRIGHT MLS
• 2026-01-27 Price Changed $700,000 BRIGHT MLS
• 2025-12-01 Listed $749,000 BRIGHT MLS
• 2020-05-22 Sold (MLS) $399,999 BRIGHT MLS
• 2020-03-27 Pending — BRIGHT MLS
• 2020-03-20 Relisted — BRIGHT MLS
• 2020-02-12 Pending — BRIGHT MLS
• 2020-02-05 Listed $400,000 BRIGHT MLS
• 2008-07-24 Delisted — MRIS
• 2008-02-05 Listed — MRIS
• 1991-01-09 Sold (Public Records) $71,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,792 · +1.3% YoY. Source: county tax records.