3516 Ely Pl SE · Washington, DC 20019

$575,000

8 bd · 4.0 ba · 3,362 sqft · MultiFamily public records · 470 Days on market

Built 1943 3,547 sqft lot Est $790k · 27% under

---

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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• 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

Multi-family units

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

Listing remarks MLS

SOLD AS-IS, ALL OFFER MUST HAVE EMD, PROOF OF FUNDS IF CASH OFFER, NO LETTERS OF INTENT, SELLER INSTRUCTION SHEET, LENDER LETTER.

Key facts

• Secured building
• 3,547 sq ft lot
• Built 1943

Tags

• SECURED BUILDING
• EASY ACCESS TO BUS LINES

Property features AI

Finance

• Financial info: Assessed improvement value: $588,880; Assessed land value: $155,390; Total tax assessed value: $744,270; Tax year: 2024

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating
• Home design: Semi-detached property; Fee simple ownership
• Construction: Brick construction; Crawl space foundation; Building not winterized
• Exterior features: No tidal water on the lot; Soil type: Urban Land–Cristiana–Sunnysider

Interior

• Bedrooms: Four one-bedroom units (multi-unit property); One unit currently vacant
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Basement present (other type); Finished area above grade is 3,362; Unfinished area below grade is 300; Total below-grade area is 300

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $252/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $575k).
• Recommended offer: $506k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 281 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $6,064/mo this rent would consume 125% 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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 470 days — a 12% lower offer ($506k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $170k; list at $575k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 470 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 1943 — 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: 1.05% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $790,070
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 34th St SE	0.14mi	8/—	3,400 (+1%)	10mo	$905,000	$266	84
141 36th St NE	0.55mi	8/—	3,400 (+1%)	18mo	$799,999	$235	57
3325 Ely SE	0.19mi	8/4.0	3,796 (+13%)	18mo	$425,000	$112	54
212 36th St NE	0.66mi	7/— (-1)	3,400 (+1%)	15mo	$546,915	$161	50

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-9,732
• Equity at exit: $85,734

10-year hold

• IRR: 11.1%
• Equity multiple: 1.98×
• Total profit: $158,204
• 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: 31.6×

Monthly cashflow live

• Estimated rent: $6,064 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$527 /mo · $6,326/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,273
• Net cashflow: $1,008

Break-even live

Break-even rent $4,788

Max offer price $575,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,334	-5% $1,171	+0% $1,008	+5% $846	+10% $683
Rent	-10% $529	-5% $769	+0% $1,008	+5% $1,248	+10% $1,487
Rate	-1.0pp $1,298	-0.5pp $1,155	base $1,008	+0.5pp $859	+1.0pp $708

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$6,064
Total (4 units)			$6,064

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 Dubois Pl SE Washington, DC	9.0	5.0	3900	$7,500	$1.92	15d	1	0.25mi
922 Ridge Rd SE Washington, DC	8.0	4.0	4000	$7,500	$1.88	25d	1	1.14mi

Listing history 36 events

1. 2026-06-21
   days on market $575,000 Active 470 DOM
2. 2026-06-18
   days on market $575,000 Active 467 DOM
3. 2026-06-17
   days on market $575,000 Active 466 DOM
4. 2026-06-16
   days on market $575,000 Active 465 DOM
5. 2026-06-15
   days on market $575,000 Active 464 DOM
6. 2026-06-13
   days on market $575,000 Active 462 DOM
7. 2026-06-09
   days on market $575,000 Active 458 DOM
8. 2026-06-08
   days on market $575,000 Active 457 DOM
9. 2026-06-07
   days on market $575,000 Active 456 DOM
10. 2026-06-04
    days on market $575,000 Active 453 DOM
11. 2026-06-03
    days on market $575,000 Active 452 DOM
12. 2026-06-02
    days on market $575,000 Active 451 DOM
13. 2026-06-01
    days on market $575,000 Active 450 DOM
14. 2026-05-31
    days on market $575,000 Active 449 DOM
15. 2025-07-14
    price $575,000
16. 2025-03-08
    listed $599,900 Active
17. 2009-05-07
    soldstatus $170,000 Sold 129-char remark

    Show marketing remark (129 chars)

    SOLD AS-IS, ALL OFFER MUST HAVE EMD, PROOF OF FUNDS IF CASH OFFER, NO LETTERS OF INTENT, SELLER INSTRUCTION SHEET, LENDER LETTER.

18. 2009-05-07
    soldstatus $170,000 129-char remark

    Show marketing remark (129 chars)

    SOLD AS-IS, ALL OFFER MUST HAVE EMD, PROOF OF FUNDS IF CASH OFFER, NO LETTERS OF INTENT, SELLER INSTRUCTION SHEET, LENDER LETTER.

19. 2009-03-09
    historical 129-char remark

    Show marketing remark (129 chars)

    SOLD AS-IS, ALL OFFER MUST HAVE EMD, PROOF OF FUNDS IF CASH OFFER, NO LETTERS OF INTENT, SELLER INSTRUCTION SHEET, LENDER LETTER.

20. 2009-02-23
    historical 129-char remark

    Show marketing remark (129 chars)

    SOLD AS-IS, ALL OFFER MUST HAVE EMD, PROOF OF FUNDS IF CASH OFFER, NO LETTERS OF INTENT, SELLER INSTRUCTION SHEET, LENDER LETTER.

21. 2009-02-18
    listed $199,000 129-char remark

    Show marketing remark (129 chars)

    SOLD AS-IS, ALL OFFER MUST HAVE EMD, PROOF OF FUNDS IF CASH OFFER, NO LETTERS OF INTENT, SELLER INSTRUCTION SHEET, LENDER LETTER.

22. 2009-02-17
    listed $199,000 129-char remark

    Show marketing remark (129 chars)

    SOLD AS-IS, ALL OFFER MUST HAVE EMD, PROOF OF FUNDS IF CASH OFFER, NO LETTERS OF INTENT, SELLER INSTRUCTION SHEET, LENDER LETTER.

23. 2009-01-16
    historical
24. 2008-08-13
    listed
25. 2008-08-04
    historical
26. 2007-04-06
    listed
27. 2006-04-10
    soldstatus $400,000
28. 2006-04-04
    soldstatus $400,000
29. 2006-02-22
    historical
30. 2006-01-19
    listed $360,000
31. 2006-01-19
    historical
32. 2005-12-17
    listed
33. 2002-12-31
    soldstatus $150,000
34. 1999-08-25
    soldstatus $120,000
35. 1995-02-28
    soldstatus $105,000
36. 1982-06-04
    soldstatus $50,000

ⓘ 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: $6,326 · $527/mo
• Projected year-2 tax: $6,326 · $527/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 2/10 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: $72,768
• − Mortgage interest: −$32,209
• − Property taxes: −$6,326
• − Insurance: −$2,875
• − Repairs & maintenance: −$5,821
• − Management: −$5,821
• − Depreciation: −$16,727
• Taxable income: $2,988
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $11,384/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

+1050.0% since first listed

22 events — show timeline

• 2025-07-14 Price Changed $575,000 BRIGHT MLS
• 2025-03-08 Listed $599,900 BRIGHT MLS
• 2009-05-07 Sold (MLS) $170,000 BRIGHT MLS
• 2009-05-07 Sold (MLS) $170,000 MRIS
• 2009-03-09 Delisted — MRIS
• 2009-02-23 Listing Removed — BRIGHT MLS
• 2009-02-18 Listed $199,000 MRIS
• 2009-02-17 Listed $199,000 BRIGHT MLS
• 2009-01-16 Delisted — MRIS
• 2008-08-13 Listed — MRIS
• 2008-08-04 Delisted — MRIS
• 2007-04-06 Listed — MRIS
• 2006-04-10 Sold (Public Records) $400,000 Public Records
• 2006-04-04 Sold (MLS) $400,000 MRIS
• 2006-02-22 Delisted — MRIS
• 2006-01-19 Delisted — MRIS
• 2006-01-19 Listed $360,000 MRIS
• 2005-12-17 Listed — MRIS
• 2002-12-31 Sold (Public Records) $150,000 Public Records
• 1999-08-25 Sold (Public Records) $120,000 Public Records
• 1995-02-28 Sold (Public Records) $105,000 Public Records
• 1982-06-04 Sold (Public Records) $50,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $6,326 · +0.5% YoY. Source: county tax records.