5045 Sheriff Rd NE · Washington, DC 20019

$234,045

1 bd · 1.0 ba · 810 sqft · Townhouse public records · 74 Days on market

Built 1941 1,898 sqft lot Est $306k · 24% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

Key facts

• Open concept layout
• Built 1941
• Listed 74 days

Tags

• OPEN CONCEPT LAYOUT
• QUICK ACCESS TO HIGHWAY 295

Property features AI

Finance

• Financial info: Improvement assessed value shown; Land assessed value shown

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Above-grade finished area 810 (per assessor)
• Construction: Brick construction; Slab foundation; Other structures above grade and below grade
• Exterior features: Tidal water not present; Urban soil (Cristiana-Sunnysider)

Interior

• Bedrooms: 1 bedroom on the first upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $234k.

Deal economics

• At list price, monthly cash flow is $27 ($320/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (24.6% below list).
• Recommended offer: $177k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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).
• This rent runs 36% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $168k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $176,584 (24.6% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $306,180
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4911 Just St NE	0.12mi	1/1.0	810 (0%)	5mo	$120,000	$148	90
948 Eastern Ave NE #3	0.32mi	1/1.0	788 (-3%)	0mo	$110,000	$140	80
4613 Minnesota Ave NE #2	0.43mi	2/2.0 (+1)	832 (+3%)	16mo	$370,000	$445	53
1323 49th St NE	0.36mi	2/1.5 (+1)	896 (+11%)	18mo	$395,500	$441	44
5621 Eads St NE	0.73mi	2/2.0 (+1)	768 (-5%)	15mo	$290,000	$378	36

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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-30,748
• Equity at exit: $34,897

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-614
• Equity at exit: $20,236

Cash invested: $65,533 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$1,227
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $27

Break-even live

Break-even rent $1,732

Max offer price $234,045

Occupancy floor 93%

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: $58,511
• Closing costs: $7,021
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4925 Just St NE Washington, DC	2.0	2.0	864	$2,299	$2.66	24d	1	0.09mi
4911 Just St NE Washington, DC	1.0	1.0	810	$2,500	$3.09	14d	1	0.11mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,225	$1.95	24d	20	0.12mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	24d	1	0.13mi
927 52nd St NE Unit 4 Washington, DC	2.0	1.0	700	$1,500	$2.14	24d	1	0.23mi
945 52nd St NE Washington, DC	2.0–3.0	1.0	612	$1,610	$2.63	24d	4	0.23mi
1126 48th Pl NE Unit 2 Washington, DC	1.0	1.0	625	$1,500	$2.40	18d	1	0.26mi
1100 Eastern Ave NE Washington, DC	1.0	1.0	544	$1,359	$2.50	24d	1	0.27mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	18d	1	0.28mi
4820 Hayes St NE Washington, DC	1.0	1.0	920	$1,400	$1.52	24d	1	0.30mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	14d	1	0.31mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$1,399	$1.81	24d	1	0.41mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,399	$2.11	5d	3	0.42mi
716 55th St NE Unit 1 Washington, DC	2.0	2.0	1100	$2,200	$2.00	20d	1	0.46mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	16d	1	0.54mi
5601 Nannie Helen Burroughs Ave NE #103 Washington, DC	1.0	1.0	675	$1,375	$2.04	24d	1	0.58mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	24d	1	0.59mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	5d	1	0.59mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	22d	1	0.59mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	20d	1	0.59mi
4800 Addison Rd Capitol Heights, MD	1.0–3.0	1.0–3.0	998	$1,785	$1.79	1d	40	0.64mi
1516 Kenilworth Ave NE Washington, DC	1.0	1.0	669	$1,300	$1.94	2d	1	0.66mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	4d	1	0.75mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	22d	1	0.78mi
622 Eastern Ave NE #301 Washington, DC	2.0	1.0	755	$1,900	$2.52	24d	1	0.79mi
4336 Polk St NE Washington, DC	2.0	1.5	864	$3,400	$3.94	24d	1	0.79mi
611 60th Pl Fairmount Heights, MD	1.0	2.0	828	$1,550	$1.87	43d	1	0.87mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	24d	1	0.88mi
800 Kenilworth Ave NE Washington, DC	1.0–3.0	1.0–2.0	916	$1,230	$1.34	1d	1	0.91mi
4013 Gault Pl NE Washington, DC	2.0	1.0	800	$2,108	$2.63	24d	1	0.92mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	18d	1	0.93mi
506 Eastern Ave NE Unit 102 Washington, DC	1.0	1.0	650	$1,199	$1.84	24d	1	0.93mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	24d	1	0.96mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	4d	1	0.97mi
4236 Benning Rd NE Unit 302 Washington, DC	1.0	1.0	770	$1,195	$1.55	24d	1	0.97mi
3743 Jay St NE Washington, DC	1.0–2.0	1.0	685	$1,260	$1.84	24d	1	1.00mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	4d	1	1.01mi
750 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	805	$2,075	$2.58	1d	5	1.04mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	24d	1	1.04mi
700 Kenilworth Ter NE Washington, DC	2.0	1.0–2.0	798	$2,355	$2.95	1d	48	1.07mi

Listing history 28 events

1. 2026-06-18
   days on market $234,045 Active 74 DOM
2. 2026-06-17
   days on market $234,045 Active 73 DOM
3. 2026-06-16
   days on market $234,045 Active 72 DOM
4. 2026-06-15
   days on market $234,045 Active 71 DOM
5. 2026-06-13
   days on market $234,045 Active 69 DOM
6. 2026-06-09
   days on market $234,045 Active 65 DOM
7. 2026-06-08
   days on market $234,045 Active 64 DOM
8. 2026-06-07
   days on market $234,045 Active 63 DOM
9. 2026-06-04
   days on market $234,045 Active 60 DOM
10. 2026-06-03
    days on market $234,045 Active 59 DOM
11. 2026-06-02
    days on market $234,045 Active 58 DOM
12. 2026-06-01
    days on market $234,045 Active 57 DOM
13. 2026-05-31
    days on market $234,045 Active 56 DOM
14. 2026-05-06
    price $234,045
15. 2026-04-06
    price $239,045
16. 2026-04-05
    listed $234,045 Active
17. 2025-11-21
    soldstatus $168,150 Closed 328-char remark

    Show marketing remark (328 chars)

    Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

18. 2025-11-20
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

19. 2025-10-17
    status Active Under Contract 328-char remark

    Show marketing remark (328 chars)

    Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

20. 2025-10-11
    historical 328-char remark

    Show marketing remark (328 chars)

    Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

21. 2025-10-04
    price $177,000 328-char remark

    Show marketing remark (328 chars)

    Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

22. 2025-09-18
    price $184,900 328-char remark

    Show marketing remark (328 chars)

    Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

23. 2025-08-13
    price $193,800 328-char remark

    Show marketing remark (328 chars)

    Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

24. 2025-07-24
    price $199,900 328-char remark

    Show marketing remark (328 chars)

    Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

25. 2025-06-24
    listed $215,000 Active 328-char remark

    Show marketing remark (328 chars)

    Welcome to a cozy 2 level townhome featuring living room, dining area, breakfast area, kitchen, 1 full bath, and bedroom, deck. Property is being sold as-is. Excellent starter home or investment opportunity. Public transportation at your door step. Property has had some sprucing up; however, property awaits your personal touch

26. 2005-05-05
    soldstatus $124,300
27. 1999-12-30
    historical
28. 1999-04-12
    listed

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: +$453/yr (+$38/mo · 86.9%)

ⓘ 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 21% 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: $21,190
• − Mortgage interest: −$13,110
• − Property taxes: −$521
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$6,809
• Taxable loss: −$3,811
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $1,235/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

+88.3% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $234,045 BRIGHT MLS
• 2026-04-06 Price Changed $239,045 BRIGHT MLS
• 2026-04-05 Listed $234,045 BRIGHT MLS
• 2025-11-21 Sold (MLS) $168,150 BRIGHT MLS
• 2025-11-20 Pending — BRIGHT MLS
• 2025-10-17 Relisted — BRIGHT MLS
• 2025-10-11 Listing Removed — BRIGHT MLS
• 2025-10-04 Price Changed $177,000 BRIGHT MLS
• 2025-09-18 Price Changed $184,900 BRIGHT MLS
• 2025-08-13 Price Changed $193,800 BRIGHT MLS
• 2025-07-24 Price Changed $199,900 BRIGHT MLS
• 2025-06-24 Listed $215,000 BRIGHT MLS
• 2005-05-05 Sold (Public Records) $124,300 Public Records
• 1999-12-30 Delisted — MRIS
• 1999-04-12 Listed — MRIS

Property tax history

-4.2%/yr

Latest (2025): $521 · -0.3% YoY. Source: county tax records.