4854 Brooks St NE · Washington, DC 20019

$249,900

3 bd · 1.0 ba · 841 sqft · SingleFamily public records · 42 Days on market

Built 1919 2,344 sqft lot Est $281k · 11% under ↓ 16% since listing

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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).

• Cash flow +12.9/30.0
• ARV discount +12.5/15.0
• Rent growth +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Lots for the price of 1! The sale includes this lot and adjacent lot 0013. Build your dream home on this leafy street in Deanwood. House needs a total rehab. Buyer can tear it down or create something brand new. Strictly As-Is Cash Sale. Enter at your own risk.

Key facts

• Leafy street
• Total rehab
• 2 lots

Tags

• 2 LOTS
• LEAFY STREET
• TOTAL REHAB

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Fee simple ownership
• Construction: Stucco construction; Other foundation; Above-grade and below-grade structures; 841 finished above-grade square footage (source: assessor)
• Exterior features: Located within city limits

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Hot water heating; Natural gas heating fuel; Electric cooling fuel
• Interior features: Level entry to main level; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-19 ($-232/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.5% below list).
• Recommended offer: $216k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 44% 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 42 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $216,163 (13.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1919 — 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. 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: 0.86% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $280,894
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 47th Pl NE	0.65mi	2/1.0 (-1)	832 (-1%)	1mo	$125,000	$150	62
5104 Brooks St NE	0.27mi	2/2.0 (-1)	825 (-2%)	17mo	$418,500	$507	62
5100 Queens Stroll Pl SE	0.73mi	2/1.0 (-1)	800 (-5%)	12mo	$186,000	$233	43
4702 Jay St NE	0.61mi	2/1.0 (-1)	776 (-8%)	17mo	$314,000	$405	40
726 49th Pl NE	0.49mi	2/1.0 (-1)	936 (+11%)	24mo	$239,000	$255	34
5054 D St SE	0.67mi	2/2.0 (-1)	953 (+13%)	15mo	$318,000	$334	25

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: -13.5%
• Equity multiple: 0.50×
• Total profit: $-34,833
• Equity at exit: $37,261

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,811
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-19

Break-even live

Break-even rent $2,186

Max offer price $247,105

Occupancy floor 96%

Sensitivity live

Price	-10% $153	-5% $67	+0% $-19	+5% $-106	+10% $-192
Rent	-10% $-190	-5% $-105	+0% $-19	+5% $66	+10% $151
Rate	-1.0pp $107	-0.5pp $44	base $-19	+0.5pp $-84	+1.0pp $-150

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	25d	1	0.17mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	25d	1	0.22mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	25d	1	0.24mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	25d	1	0.28mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	25d	1	0.30mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	19d	1	0.34mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	25d	1	0.35mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	23d	1	0.36mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	25d	1	0.36mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	25d	1	0.36mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	25d	2	0.37mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	5d	1	0.37mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	25d	1	0.38mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	6d	3	0.38mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	25d	1	0.39mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	25d	1	0.40mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	18d	1	0.44mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	23d	1	0.44mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	5d	1	0.47mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	5d	1	0.47mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	23d	1	0.48mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	25d	1	0.49mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	25d	1	0.55mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	25d	1	0.55mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	17d	1	0.55mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	8d	1	0.55mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	8d	1	0.55mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	25d	1	0.56mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	16d	1	0.61mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	8d	1	0.62mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	25d	20	0.62mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	25d	1	0.66mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	6d	1	0.66mi
4925 Just St NE Washington, DC	2.0	2.0	864	$2,299	$2.66	25d	1	0.67mi
4013 Gault Pl NE Washington, DC	2.0	1.0	800	$2,108	$2.63	25d	1	0.73mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	25d	1	0.76mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	25d	1	0.76mi
716 55th St NE Unit 1 Washington, DC	2.0	2.0	1100	$2,200	$2.00	21d	1	0.76mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	20d	1	0.82mi
5213 Just St NE Washington, DC	3.0	2.0	1114	$2,400	$2.15	25d	1	0.84mi

Listing history 13 events

1. 2026-06-21
   days on market $249,900 Active 42 DOM
2. 2026-06-18
   days on market $249,900 Active 39 DOM
3. 2026-06-17
   days on market $249,900 Active 38 DOM
4. 2026-06-16
   days on market $249,900 Active 37 DOM
5. 2026-06-15
   days on market $249,900 Active 36 DOM
6. 2026-06-13
   days on market $249,900 Active 34 DOM
7. 2026-06-09
   days on market $249,900 Active 30 DOM
8. 2026-06-08
   days on market $249,900 Active 29 DOM
9. 2026-06-07
   statusdays on market $249,900 Active 28 DOM
10. 2026-05-03
    listed $249,900 Active
11. 2025-02-04
    historical
12. 2024-06-29
    listed $299,000 Active
13. 2024-06-27
    historical

ⓘ 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 ≥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: $25,940
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$7,270
• Taxable loss: −$4,477
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $843/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

-16.4% since first listed

4 events — show timeline

• 2026-05-03 Listed $249,900 BRIGHT MLS
• 2025-02-04 Listing Removed — BRIGHT MLS
• 2024-06-29 Listed $299,000 BRIGHT MLS
• 2024-06-27 Coming Soon — BRIGHT MLS

Property tax history

+13.6%/yr

Latest (2025): $13,307 · +2.8% YoY. Source: county tax records.