411 Lebaum St SE · Washington, DC 20032

$480,000

4 bd · 4.0 ba · 2,812 sqft · MultiFamily public records · 52 Days on market

Built 1943 3,587 sqft lot Est $562k · 15% 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 +28.5/30.0
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 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

BANK OWNED WITH A QUICK RESPONSE!!!THIS 4 UNIT BUILIDING IS READY FOR RENTING VACANT AND READY 4 1 BEDROOMS AND 1 BATHROOMS UNITS PRICED TOO SELL. WONT LAST LONG

Key facts

• 3,587 sq ft lot
• Built 1943
• Listed 51 days

Property features AI

Finance

• Other: Rent control not in effect
• Financial info: Finished above-grade area approximately 2,812; Below-grade unfinished area approximately 760; Property assessed and tax data available (assessor sources)

Exterior

• Utilities: Public water; No septic system
• Home design: Semi-detached property; Fee simple ownership
• Construction: Brick construction
• Exterior features: Above-grade and below-grade structures

Interior

• Bedrooms: Four one-bedroom units
• Heating & cooling: Hot water heating; Central air conditioning
• Interior features: Semi-detached structure; Four total one-bedroom units; No furnished units

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $480k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $392/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $480k).
• Recommended offer: $466k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+4.0%/yr); 146 active listings in the ZIP; 10 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).
• At $5,882/mo this rent would consume 144% of the median local household income ($49k/yr) (locally 4530% 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 $3k of loan paydown is wiped out by about $14k 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 + 4.0% rent growth), your $134k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $226k; list at $480k implies a 113% 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→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $465,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.23% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $562,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Parkland Pl SE	0.29mi	4/4.0	2,720 (-3%)	2mo	$465,000	$171	79
246 Oakwood St SE	0.14mi	5/— (+1)	2,777 (-1%)	20mo	$685,000	$247	70
242 Oakwood St SE	0.15mi	4/—	2,484 (-12%)	11mo	$320,000	$129	65
2820 Pomeroy Rd SE	0.58mi	4/—	2,432 (-14%)	14mo	$487,600	$200	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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $27,849
• Equity at exit: $71,570

10-year hold

• IRR: 15.5%
• Equity multiple: 2.31×
• Total profit: $176,717
• Equity at exit: $41,502

Cash invested: $134,400 (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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 146
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $5,882 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$360 /mo · $4,323/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,235
• Net cashflow: $1,569

Break-even live

Break-even rent $3,895

Max offer price $480,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,841	-5% $1,705	+0% $1,569	+5% $1,433	+10% $1,298
Rent	-10% $1,105	-5% $1,337	+0% $1,569	+5% $1,802	+10% $2,034
Rate	-1.0pp $1,811	-0.5pp $1,691	base $1,569	+0.5pp $1,445	+1.0pp $1,318

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,880
Total (4 units)			$5,882

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Malcolm X Ave SE Washington, DC	4.0	3.5	2052	$3,500	$1.71	25d	1	0.26mi
357 Parkland Pl SE Washington, DC	4.0	2.0	2400	$2,300	$0.96	25d	1	0.32mi
357 Parkland Pl SE Unit 1 Washington, DC	4.0	2.0	2400	$2,200	$0.92	25d	1	0.32mi
2530 Elvans Rd SE Unit B Washington, DC	5.0	3.5	2760	$7,500	$2.72	8d	1	0.66mi
2520 Elvans Rd SE Washington, DC	3.0	2.5	2760	$3,800	$1.38	25d	1	0.70mi
2390 Elvans Rd SE Washington, DC	3.0	2.5	2176	$3,190	$1.47	8d	1	0.95mi
1433 Howard Rd SE Washington, DC	5.0	3.5	2000	$7,500	$3.75	20d	1	0.96mi
4005 Blakney Ln SE Washington, DC	3.0	2.5	2024	$3,000	$1.48	19d	1	1.10mi
1325 Valley Pl SE Washington, DC	4.0	2.0	2138	$6,500	$3.04	25d	1	1.20mi
1722 Gainesville St SE Washington, DC	4.0	2.5	2000	$3,490	$1.75	25d	1	1.22mi

Listing history 32 events

1. 2026-06-21
   days on market $480,000 Active 52 DOM
2. 2026-06-18
   days on market $480,000 Active 49 DOM
3. 2026-06-17
   days on market $480,000 Active 48 DOM
4. 2026-06-16
   days on market $480,000 Active 47 DOM
5. 2026-06-15
   days on market $480,000 Active 46 DOM
6. 2026-06-13
   days on market $480,000 Active 44 DOM
7. 2026-06-09
   days on market $480,000 Active 40 DOM
8. 2026-06-08
   days on market $480,000 Active 39 DOM
9. 2026-06-07
   days on market $480,000 Active 38 DOM
10. 2026-06-04
    days on market $480,000 Active 35 DOM
11. 2026-06-03
    days on market $480,000 Active 34 DOM
12. 2026-06-02
    days on market $480,000 Active 33 DOM
13. 2026-06-01
    days on market $480,000 Active 32 DOM
14. 2026-05-31
    days on market $480,000 Active 31 DOM
15. 2026-04-30
    listed $480,000 Active
16. 2013-09-13
    soldstatus $225,500
17. 2010-10-24
    historical 161-char remark

    Show marketing remark (161 chars)

    BANK OWNED WITH A QUICK RESPONSE!!!THIS 4 UNIT BUILIDING IS READY FOR RENTING VACANT AND READY 4 1 BEDROOMS AND 1 BATHROOMS UNITS PRICED TOO SELL. WONT LAST LONG

18. 2010-10-22
    soldstatus $213,000 Sold 161-char remark

    Show marketing remark (161 chars)

    BANK OWNED WITH A QUICK RESPONSE!!!THIS 4 UNIT BUILIDING IS READY FOR RENTING VACANT AND READY 4 1 BEDROOMS AND 1 BATHROOMS UNITS PRICED TOO SELL. WONT LAST LONG

19. 2010-10-22
    soldstatus $213,000 161-char remark

    Show marketing remark (161 chars)

    BANK OWNED WITH A QUICK RESPONSE!!!THIS 4 UNIT BUILIDING IS READY FOR RENTING VACANT AND READY 4 1 BEDROOMS AND 1 BATHROOMS UNITS PRICED TOO SELL. WONT LAST LONG

20. 2010-07-14
    status Contract 161-char remark

    Show marketing remark (161 chars)

    BANK OWNED WITH A QUICK RESPONSE!!!THIS 4 UNIT BUILIDING IS READY FOR RENTING VACANT AND READY 4 1 BEDROOMS AND 1 BATHROOMS UNITS PRICED TOO SELL. WONT LAST LONG

21. 2010-07-12
    historical 161-char remark

    Show marketing remark (161 chars)

    BANK OWNED WITH A QUICK RESPONSE!!!THIS 4 UNIT BUILIDING IS READY FOR RENTING VACANT AND READY 4 1 BEDROOMS AND 1 BATHROOMS UNITS PRICED TOO SELL. WONT LAST LONG

22. 2010-06-27
    price $234,900 161-char remark

    Show marketing remark (161 chars)

    BANK OWNED WITH A QUICK RESPONSE!!!THIS 4 UNIT BUILIDING IS READY FOR RENTING VACANT AND READY 4 1 BEDROOMS AND 1 BATHROOMS UNITS PRICED TOO SELL. WONT LAST LONG

23. 2010-05-27
    listed $249,900 Active 161-char remark

    Show marketing remark (161 chars)

    BANK OWNED WITH A QUICK RESPONSE!!!THIS 4 UNIT BUILIDING IS READY FOR RENTING VACANT AND READY 4 1 BEDROOMS AND 1 BATHROOMS UNITS PRICED TOO SELL. WONT LAST LONG

24. 2010-05-27
    listed $234,900 161-char remark

    Show marketing remark (161 chars)

    BANK OWNED WITH A QUICK RESPONSE!!!THIS 4 UNIT BUILIDING IS READY FOR RENTING VACANT AND READY 4 1 BEDROOMS AND 1 BATHROOMS UNITS PRICED TOO SELL. WONT LAST LONG

25. 2007-06-22
    soldstatus $435,000
26. 2007-06-12
    soldstatus $435,000
27. 2007-05-30
    soldstatus $435,000
28. 2007-04-24
    historical
29. 2007-04-24
    historical
30. 2007-04-16
    listed $449,900
31. 2007-04-16
    listed $449,900
32. 1981-05-11
    soldstatus $35,000

ⓘ 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: $4,323 · $360/mo
• Projected year-2 tax: $4,323 · $360/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 ≥104°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,584
• − Mortgage interest: −$26,887
• − Property taxes: −$4,323
• − Insurance: −$2,400
• − Repairs & maintenance: −$5,647
• − Management: −$5,647
• − Depreciation: −$13,964
• Taxable income: $11,716
• Est. tax owed @ 24.0%: −$2,812
• After-tax cash flow: $16,020/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): 40,920
• Household income: $49,139
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 4530.0

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 (80%)
• Race & ethnicity: Black 80% White 8% Two or more races 7% Hispanic / Latino 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -60.34%
• Current HPI: 326.4077
• Rent YoY: ▲ 3.96%
• 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

+1271.4% since first listed

18 events — show timeline

• 2026-04-30 Listed $480,000 BRIGHT MLS
• 2013-09-13 Sold (Public Records) $225,500 Public Records
• 2010-10-24 Delisted — MRIS
• 2010-10-22 Sold (MLS) $213,000 BRIGHT MLS
• 2010-10-22 Sold (MLS) $213,000 MRIS
• 2010-07-14 Pending — MRIS
• 2010-07-12 Listing Removed — BRIGHT MLS
• 2010-06-27 Price Changed $234,900 MRIS
• 2010-05-27 Listed $249,900 MRIS
• 2010-05-27 Listed $234,900 BRIGHT MLS
• 2007-06-22 Sold (Public Records) $435,000 Public Records
• 2007-06-12 Sold (MLS) $435,000 MRIS
• 2007-05-30 Sold (MLS) $435,000 MRIS
• 2007-04-24 Delisted — MRIS
• 2007-04-24 Delisted — MRIS
• 2007-04-16 Listed $449,900 MRIS
• 2007-04-16 Listed $449,900 MRIS
• 1981-05-11 Sold (Public Records) $35,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,323 · +2.7% YoY. Source: county tax records.