4611 Quarles St NE · Washington, DC 20019

$999,000

117 bd · None ba · 6,777 sqft · MultiFamily public records · 16 Days on market

Built 1965 7,405 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

VERY CLEAN, 9 UNIT PROPERTY FOR SALE. WELL MAINTAINED. CALL OFFICE FOR INCOME EXPENSE AND TENANT INFORMATION. 202-832-0800.

Key facts

• Nearby amenities
• Walkable access
• Oversized lot

Tags

• OVERSIZED LOT
• DEANWOOD METRO STATION
• WALKABLE ACCESS
• QUICK ACCESS TO US-50
• QUICK ACCESS TO I-295
• NEARBY AMENITIES

Property features AI

Finance

• Other: Estimated above-grade finished area: 6,777; Total of 4 units (multifamily); Two vacant units; Nine month-to-month units
• Financial info: Fee simple ownership

Exterior

• Parking: Off-street parking
• Utilities: Electric available; Natural gas available; Public water; Public sewer
• Home design: Brick construction
• Construction: Brick construction materials; Year built (estimated)
• Exterior features: Above-grade additional structure

Interior

• Bedrooms: Five 1-bedroom units; Four 2-bedroom units
• Heating & cooling: Hot water heating; Natural gas fuel
• Interior features: Full basement
• Laundry & utility: Hot water provided by natural gas

What this means for you Summary

Snapshot

• This is a 9 × 2-bed/1.5-bath units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $8k ($92k/yr) — positive. Per door: $852/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $999k).
• Recommended offer: $984k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $17,886/mo this rent would consume 368% 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 $7k of loan paydown is wiped out by about $30k 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 $280k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($984k) is reasonable based on typical stale-listing flexibility.
• 3 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 $585k; list at $999k implies a 71% 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 $984,015 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.89%
• DSCR: 2.46
• GRM: 4.7

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: 31.4%
• Equity multiple: 2.37×
• Total profit: $383,176
• Equity at exit: $148,954

10-year hold

• IRR: 40.1%
• Equity multiple: 5.33×
• Total profit: $1,210,434
• Equity at exit: $86,375

Cash invested: $279,720 (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: 41.9×

Monthly cashflow live

• Estimated rent: $17,886 high
• Mortgage (P&I): −$5,239
• Tax from tax record: −$808 /mo · $9,696/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,756
• Net cashflow: $7,667

Break-even live

Break-even rent $8,181

Max offer price $999,000

Occupancy floor 52%

Sensitivity live

Price	-10% $8,232	-5% $7,950	+0% $7,667	+5% $7,384	+10% $7,101
Rent	-10% $6,254	-5% $6,960	+0% $7,667	+5% $8,373	+10% $9,080
Rate	-1.0pp $8,170	-0.5pp $7,921	base $7,667	+0.5pp $7,408	+1.0pp $7,145

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

Units	Beds	Baths	Est. rent
▸ 9× units	2	1.5	$17,883
Total (9 units)			$17,886

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $999,000 Active 16 DOM
2. 2026-06-18
   days on market $999,000 Active 13 DOM
3. 2026-06-17
   days on market $999,000 Active 12 DOM
4. 2026-06-16
   days on market $999,000 Active 11 DOM
5. 2026-06-15
   days on market $999,000 Active 10 DOM
6. 2026-06-13
   days on market $999,000 Active 8 DOM
7. 2026-06-09
   days on market $999,000 Active 4 DOM
8. 2026-06-08
   days on market $999,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $999,000 Active 2 DOM

ⓘ 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: $9,696 · $808/mo
• Projected year-2 tax: $9,696 · $808/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 7/10 Severe 7 d/yr ≥105°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: $214,632
• − Mortgage interest: −$55,960
• − Property taxes: −$9,696
• − Insurance: −$4,995
• − Repairs & maintenance: −$17,171
• − Management: −$17,171
• − Depreciation: −$29,062
• Taxable income: $80,578
• Est. tax owed @ 24.0%: −$19,339
• After-tax cash flow: $72,663/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

+699.2% since first listed

9 events — show timeline

• 2026-06-05 Listed $999,000 BRIGHT MLS
• 2006-04-21 Sold (Public Records) $585,000 Public Records
• 2006-02-28 Sold (MLS) $585,000 MRIS
• 2006-01-10 Delisted — MRIS
• 2005-11-07 Delisted — MRIS
• 2005-11-07 Listed $625,000 MRIS
• 2005-04-20 Listed — MRIS
• 2004-11-02 Sold (Public Records) $350,000 Public Records
• 1980-08-19 Sold (Public Records) $125,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $9,696 · -5.7% YoY. Source: county tax records.