5101 F St SE · Washington, DC 20019

$209,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 19 Days on market

Built 1957 4,000 sqft lot Est $327k · 36% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Listing remarks

Investor Alert!!! 3-story cinder-block corner property with 2 driveways from both streets! Needs a full rehab. Will not qualify for conventional loans. Doors and windows are boarded up. Will need to sign a "hold harmless" agreement if desire to enter.

Key facts

• 4,000 sq ft lot
• Built 1957
• Listed 19 days

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: Driveway parking
• Utilities: Public water; Private sewer
• Home design: Detached property; Finished above-grade area per assessor
• Construction: Concrete construction; Other foundation type; Above-grade and below-grade other structures; Finished above-grade area (per assessor); Unfinished below-grade area (per assessor)
• Exterior features: No tidal water

Interior

• Bedrooms: Two bedrooms on the upper level; One bedroom on the main level; Two bedrooms on the lower level
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Hot water heating
• Interior features: Connecting stairway to basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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); 276 active listings in the ZIP; 40 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 $2,948/mo this rent would consume 61% 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $205,865 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.14%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $327,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5500 SE D St SE	0.36mi	3/1.5	1,360 (+3%)	9mo	$256,000	$188	68
5231 Bass Pl SE	0.30mi	4/2.5 (+1)	1,428 (+8%)	3mo	$485,000	$340	63
4617 Heath St	0.44mi	3/2.0	1,408 (+7%)	9mo	$320,000	$227	60
1011 Balboa	0.31mi	3/2.0	1,152 (-13%)	6mo	$190,000	$165	59
5220 Blaine St NE	0.75mi	3/1.5	1,292 (-2%)	2mo	$387,500	$300	58
1005 Capitol Heights Blvd	0.74mi	3/2.5	1,320 (0%)	10mo	$425,000	$322	55
1013 Kayak Ave	0.57mi	4/2.0 (+1)	1,440 (+9%)	2mo	$245,500	$170	52
4814 Gunther St	0.46mi	3/2.0	1,160 (-12%)	12mo	$320,000	$276	49
1135 46th St SE	0.41mi	2/1.0 (-1)	1,160 (-12%)	6mo	$370,000	$319	47
607 Larchmont Ave	0.60mi	3/2.0	1,488 (+13%)	6mo	$308,900	$208	46
709 Opus Ave	0.69mi	3/2.0	1,208 (-8%)	11mo	$300,000	$248	45
4935 Gunther St	0.66mi	3/1.5	1,452 (+10%)	14mo	$345,000	$238	39

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: 13.2%
• Equity multiple: 1.54×
• Total profit: $31,890
• Equity at exit: $31,163

10-year hold

• IRR: 24.3%
• Equity multiple: 3.42×
• Total profit: $141,400
• Equity at exit: $18,071

Cash invested: $58,520 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,948 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $885

Break-even live

Break-even rent $1,828

Max offer price $209,000

Occupancy floor 65%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	18d	1	0.08mi
5126 Call Pl SE Washington, DC	2.0	1.5	1741	$3,050	$1.75	24d	1	0.24mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	24d	1	0.27mi
5037 Benning Rd SE Washington, DC	3.0	2.0	1184	$3,100	$2.62	24d	1	0.28mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$2,626	$2.40	1d	2	0.33mi
4648 Hillside Rd SE Apt 1 Washington, DC	4.0	2.0	1389	$4,200	$3.02	24d	1	0.34mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	24d	1	0.35mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	24d	1	0.35mi
4632 Hillside Rd SE Unit 1 Washington, DC	4.0	2.0	1222	$3,000	$2.45	24d	1	0.36mi
912 Elfin Ave Capitol Heights, MD	3.0	2.0	1028	$2,000	$1.95	43d	1	0.40mi
1201 Benning Rd Capitol Heights, MD	1.0–3.0	1.0	854	$2,090	$2.45	1d	36	0.44mi
5020 Astor Pl SE Apt 3 Washington, DC	2.0	1.0	1600	$2,250	$1.41	24d	1	0.44mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	3d	1	0.51mi
5074 Central Ave SE Washington, DC	4.0	2.0	1349	$5,200	$3.85	21d	1	0.54mi
5532 B St SE Washington, DC	2.0	2.0	1188	$2,800	$2.36	24d	1	0.55mi
4686 A St SE Washington, DC	4.0	3.0	1181	$3,500	$2.96	7d	1	0.56mi
5539 Central Ave SE Washington, DC	3.0	2.0	1140	$2,300	$2.02	21d	1	0.57mi
113 56th St SE Washington, DC	3.0	2.0	1764	$3,000	$1.70	11d	1	0.60mi
5032 E Capitol St NE Washington, DC	2.0	3.5	1775	$2,950	$1.66	12d	1	0.63mi
1205 Mentor Ave Capitol Heights, MD	3.0	1.0	1400	$3,000	$2.14	43d	1	0.64mi
813 Hilltop Ter SE Washington, DC	3.0	1.5	1660	$4,500	$2.71	7d	1	0.64mi
812 Burns St SE Washington, DC	3.0	2.5	1280	$3,300	$2.58	24d	1	0.65mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	24d	1	0.70mi
5347 Ames St NE Washington, DC	3.0	2.0	1428	$3,000	$2.10	24d	1	0.71mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	24d	1	0.73mi
4318 G St SE Washington, DC	2.0	2.5	1376	$2,500	$1.82	18d	1	0.74mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	24d	1	0.75mi
4724 Blaine St NE Washington, DC	3.0	2.0	1152	$3,085	$2.68	1d	1	0.81mi
22 Chamber Ave Capitol Heights, MD	3.0	1.0	942	$3,000	$3.18	43d	1	0.84mi
5401 Riba Ct Capitol Heights, MD	4.0	3.0	1150	$3,300	$2.87	5d	1	0.90mi
1513 Pacific Ave Capitol Heights, MD	3.0	1.0	1008	$2,450	$2.43	43d	1	0.95mi
5404 Vergo Rd Capitol Heights, MD	4.0	2.5	1680	$3,500	$2.08	43d	1	0.96mi
4601 Pistachio Ln Capitol Heights, MD	3.0	2.5	1376	$2,795	$2.03	16d	1	0.97mi
337 54th St NE Unit A Washington, DC	3.0	1.5	1184	$2,850	$2.41	24d	1	0.97mi
4523 Dix St NE Washington, DC	3.0	3.0	1292	$3,000	$2.32	7d	1	1.01mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	24d	1	1.02mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	24d	1	1.03mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	24d	1	1.06mi
4308 Alton St Capitol Heights, MD	3.0	2.0	1100	$2,500	$2.27	43d	1	1.08mi
416 Topeka Ave Unit A Capitol Heights, MD	3.0	2.0	1170	$2,800	$2.39	43d	1	1.09mi

Listing history 14 events

1. 2026-06-18
   days on market $209,000 Active 19 DOM
2. 2026-06-17
   days on market $209,000 Active 18 DOM
3. 2026-06-16
   days on market $209,000 Active 17 DOM
4. 2026-06-15
   pricedays on market $209,000 Active 16 DOM
5. 2026-06-13
   days on market $229,000 Active 14 DOM
6. 2026-06-09
   days on market $229,000 Active 10 DOM
7. 2026-06-08
   days on market $229,000 Active 9 DOM
8. 2026-06-07
   days on market $229,000 Active 8 DOM
9. 2026-06-04
   days on market $229,000 Active 5 DOM
10. 2026-06-03
    days on market $229,000 Active 4 DOM
11. 2026-06-02
    days on market $229,000 Active 3 DOM
12. 2026-06-01
    days on market $229,000 Active 2 DOM
13. 2026-05-31
    remarks 251-char remark
14. 2026-05-31
    listed $229,000 Active 1 DOM

ⓘ 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 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: $35,380
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,830
• − Management: −$2,830
• − Depreciation: −$6,080
• Taxable income: $7,752
• Est. tax owed @ 24.0%: −$1,861
• After-tax cash flow: $8,758/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

+186.2% since first listed

5 events — show timeline

• 2026-05-30 Listed $229,000 BRIGHT MLS
• 2010-12-01 Delisted — MRIS
• 2010-11-30 Listing Removed — BRIGHT MLS
• 2010-06-25 Listed — MRIS
• 2010-06-25 Listed $80,000 BRIGHT MLS

Property tax history

-0.0%/yr

Latest (2025): $22,880 · +104.5% YoY. Source: county tax records.