2843 Minnesota Ave SE · Washington, DC 20019

$575,000

4 bd · 4.0 ba · 3,480 sqft · MultiFamily public records · 301 Days on market

Built 1941 4,505 sqft lot Est $515k · 12% 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Back on the Market, Buyer Could Not Perform. The opportunity awaits in the Heart of DC! This 4-unit building, located in the vibrant Fort Dupont neighborhood, is an investor’s dream. Featuring spacious 1-bedroom, 1-bath units with solid rental income, this property delivers immediate cash flow and long-term upside. Each unit features large windows, hardwood flooring, and classic DC charm, making it ideal for stable tenants or potential investors. Being SOLD AS-IS. The building is just steps to public transit, Minnesota Ave Metro, local shops, schools, and major commuter routes, minutes from Capitol Hill, H Street Corridor, and Anacostia Park. Whether you’re looking to expand you

Key facts

• 4,505 sq ft lot
• 2 parking spots
• Built 1941

Property features AI

Finance

• Financial info: Ownership is fee simple; Month-to-month existing leases; Rent control applies; Four total units with two currently leased

Exterior

• Parking: Off-street parking for 2 vehicles (total 2 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Brick construction
• Construction: Brick construction; Foundation described as other; Building not winterized
• Exterior features: Semi-detached building; Above grade and below grade structures noted; Total below-grade area: 1,400 (unfinished)

Interior

• Bedrooms: Four one-bedroom units (multi-unit property)
• Flooring: Hardwood
• Heating & cooling: Hot water heating; Natural gas fuel
• Interior features: Hardwood flooring; Property in good condition
• Laundry & utility: 60+ gallon natural gas hot water tank

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $356/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $575k).
• Recommended offer: $506k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Randle Highlands Es (269 students, 0% FRL); Sousa Ms (215 students, 0% FRL); Anacostia Hs (287 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; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 $161k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($506k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $110k; list at $575k implies a 420% gain — meaningful room to come down on a strong offer.

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 $506,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% 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 1941 — 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: 1.16% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $515,040
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3005 Nelson Pl SE	0.09mi	4/—	3,480 (0%)	18mo	$515,000	$148	81
2505 Burns SE	0.25mi	5/— (+1)	3,471 (-0%)	14mo	$680,000	$196	71
2932 Nelson Pl SE	0.06mi	4/—	3,836 (+10%)	23mo	$550,000	$143	61

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: 2.9%
• Equity multiple: 1.12×
• Total profit: $18,818
• Equity at exit: $85,734

10-year hold

• IRR: 15.2%
• Equity multiple: 2.40×
• Total profit: $225,841
• Equity at exit: $49,715

Cash invested: $161,000 (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 20019

• Rents YoY: 6.1%
• Active inventory: 281
• Price-to-rent: 28.8×

Monthly cashflow live

• Estimated rent: $6,666 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$585 /mo · $7,022/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,400
• Net cashflow: $1,426

Break-even live

Break-even rent $4,861

Max offer price $575,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,751	-5% $1,589	+0% $1,426	+5% $1,263	+10% $1,101
Rent	-10% $899	-5% $1,163	+0% $1,426	+5% $1,689	+10% $1,953
Rate	-1.0pp $1,716	-0.5pp $1,572	base $1,426	+0.5pp $1,277	+1.0pp $1,125

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$6,668
Total (4 units)			$6,666

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2928 Nelson Pl SE Unit 1 Washington, DC	3.0	1.0	2720	$2,300	$0.85	26d	1	0.04mi
1205 30th St SE Washington, DC	3.0	1.0	3480	$1,750	$0.50	26d	1	0.07mi
3422 Pennsylvania Ave SE Washington, DC	5.0	2.5	2520	$5,500	$2.18	22d	1	0.85mi
2121 32nd Pl SE Unit Main Washington, DC	3.0	3.0	3100	$5,500	$1.77	24d	1	0.88mi
1354 Pennsylvania Ave SE Washington, DC	3.0	2.5	3200	$4,500	$1.41	9d	1	1.12mi
221 20th St NE Unit 4 Washington, DC	3.0	1.0	3360	$2,999	$0.89	26d	1	1.27mi
182 36th St SE Unit 2 Washington, DC	3.0	1.0	2720	$2,650	$0.97	6d	1	1.34mi
1319 Massachusetts Ave SE Washington, DC	3.0	3.0	2578	$6,000	$2.33	26d	1	1.45mi
1016 G St SE Washington, DC	3.0	2.5	2277	$6,000	$2.64	26d	1	1.45mi
333 17th Pl NE Washington, DC	3.0	1.5	2300	$3,400	$1.48	26d	1	1.46mi

Listing history 24 events

1. 2026-06-21
   days on market $575,000 Active 301 DOM
2. 2026-06-18
   days on market $575,000 Active 298 DOM
3. 2026-06-17
   days on market $575,000 Active 297 DOM
4. 2026-06-16
   days on market $575,000 Active 296 DOM
5. 2026-06-15
   days on market $575,000 Active 295 DOM
6. 2026-06-13
   days on market $575,000 Active 293 DOM
7. 2026-06-09
   days on market $575,000 Active 289 DOM
8. 2026-06-08
   days on market $575,000 Active 288 DOM
9. 2026-06-07
   days on market $575,000 Active 287 DOM
10. 2026-06-04
    days on market $575,000 Active 284 DOM
11. 2026-06-03
    days on market $575,000 Active 283 DOM
12. 2026-06-02
    days on market $575,000 Active 282 DOM
13. 2026-06-01
    days on market $575,000 Active 281 DOM
14. 2026-05-31
    days on market $575,000 Active 280 DOM
15. 2026-05-02
    status Active
16. 2026-04-10
    historical Active Under Contract
17. 2026-03-10
    price $575,000
18. 2026-03-02
    status Active
19. 2026-02-26
    historical Active Under Contract
20. 2026-01-28
    status Active
21. 2026-01-05
    status Pending
22. 2025-07-07
    listed $597,500 Active
23. 2025-07-07
    historical $597,500
24. 1990-11-14
    soldstatus $110,500

ⓘ 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: $7,022 · $585/mo
• Projected year-2 tax: $7,022 · $585/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 17% 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: $79,992
• − Mortgage interest: −$32,209
• − Property taxes: −$7,022
• − Insurance: −$2,875
• − Repairs & maintenance: −$6,399
• − Management: −$6,399
• − Depreciation: −$16,727
• Taxable income: $8,360
• Est. tax owed @ 24.0%: −$2,006
• After-tax cash flow: $15,106/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

+420.4% since first listed

10 events — show timeline

• 2026-05-02 Relisted — BRIGHT MLS
• 2026-04-10 Contingent — BRIGHT MLS
• 2026-03-10 Price Changed $575,000 BRIGHT MLS
• 2026-03-02 Relisted — BRIGHT MLS
• 2026-02-26 Contingent — BRIGHT MLS
• 2026-01-28 Relisted — BRIGHT MLS
• 2026-01-05 Pending — BRIGHT MLS
• 2025-07-07 Listed $597,500 BRIGHT MLS
• 2025-07-07 Coming Soon $597,500 BRIGHT MLS
• 1990-11-14 Sold (Public Records) $110,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $7,022 · +1.4% YoY. Source: county tax records.