4236 6th St SE · Washington, DC 20032

$249,900

10 bd · 0.0 ba · 3,185 sqft · MultiFamily public records · 15 Days on market

Built 1953 7,412 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
• 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 (5+ Unit). Listing-text estimate: 5 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

Exceptional 5-unit redevelopment opportunity in * * Congress Heights! Priced aggressively at $249,900, this semi-detached brick building sits on a generous 7,400+ sq ft lot and offers significant upside for experienced investors and developers. Previously configured as a 5-unit property (per CoO), this is a full-scale renovation project ready for repositioning and value creation. Ideal for maximizing unit layouts, increasing bedroom count, and capturing strong rental demand in Southeast DC. Prime location near major commuter routes, downtown DC, and the transformative St. Elizabeths East Campus, a major catalyst for neighborhood growth and long-term appreciation. No tenants in place&mdash

Key facts

• Generous lot
• Prime location
• 7,412 sq ft lot

Tags

• SEMI-DETACHED BRICK BUILDING
• GENEROUS LOT
• FULL-SCALE RENOVATION PROJECT
• PRIME LOCATION
• MAJOR COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/?-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive. Per door: $860/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.9% 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; 1,737 units permitted in District of Columbia in 2024 (1,506 in 5+ unit buildings).
• At $7,516/mo this rent would consume 184% 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 $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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $70k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,151 (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 1953 — 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: 3.01% ✓
• Cap rate: 26.93%
• Cash-on-cash: 73.71%
• DSCR: 4.28
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.96% rent growth · sell at horizon

5-year hold

• IRR: 74.6%
• Equity multiple: 4.44×
• Total profit: $240,637
• Equity at exit: $37,261

10-year hold

• IRR: 78.6%
• Equity multiple: 9.47×
• Total profit: $592,941
• 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 20032

• Home prices YoY: -15.6%
• Rents YoY: 4.0%
• Active inventory: 146
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $7,516 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$225 /mo · $2,700/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,578
• Net cashflow: $4,298

Break-even live

Break-even rent $2,075

Max offer price $249,900

Occupancy floor 38%

Sensitivity live

Price	-10% $4,439	-5% $4,369	+0% $4,298	+5% $4,227	+10% $4,157
Rent	-10% $3,704	-5% $4,001	+0% $4,298	+5% $4,595	+10% $4,892
Rate	-1.0pp $4,424	-0.5pp $4,362	base $4,298	+0.5pp $4,233	+1.0pp $4,167

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	—	$7,515
Total (5 units)			$7,516

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: —

Listing history 30 events

1. 2026-06-21
   days on market $249,900 Active 15 DOM
2. 2026-06-18
   days on market $249,900 Active 12 DOM
3. 2026-06-18
   status $249,900 Active 11 DOM
4. 2026-04-21
   status Pending
5. 2026-04-10
   listed $249,900 Active
6. 2026-04-09
   historical
7. 2026-03-18
   historical Active Under Contract
8. 2026-01-30
   price $259,000
9. 2026-01-02
   listed $269,000 Active
10. 2025-12-31
    historical
11. 2025-12-12
    price $285,000
12. 2025-12-02
    price $299,000
13. 2025-11-24
    price $329,000
14. 2025-11-11
    price $349,000
15. 2025-11-11
    status Active
16. 2025-10-20
    historical
17. 2025-09-02
    price $359,000
18. 2025-08-12
    price $369,000
19. 2025-07-27
    price $379,000
20. 2025-07-07
    price $395,000
21. 2025-07-03
    listed $420,000 Active
22. 2025-06-30
    historical
23. 2025-06-12
    listed $420,420 Active
24. 2025-06-04
    historical
25. 2025-05-24
    listed $465,000 Active
26. 2005-06-29
    soldstatus $230,000
27. 2005-03-03
    soldstatus $58,000
28. 2005-02-22
    soldstatus $58,000
29. 1991-12-17
    soldstatus $75,000
30. 1988-12-22
    soldstatus $55,000

ⓘ 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: $2,700 · $225/mo
• Projected year-2 tax: $2,700 · $225/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 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: $90,192
• − Mortgage interest: −$13,998
• − Property taxes: −$2,700
• − Insurance: −$1,250
• − Repairs & maintenance: −$7,215
• − Management: −$7,215
• − Depreciation: −$7,270
• Taxable income: $50,544
• Est. tax owed @ 24.0%: −$12,130
• After-tax cash flow: $39,446/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

+354.4% since first listed

27 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-10 Listed $249,900 BRIGHT MLS
• 2026-04-09 Listing Removed — BRIGHT MLS
• 2026-03-18 Contingent — BRIGHT MLS
• 2026-01-30 Price Changed $259,000 BRIGHT MLS
• 2026-01-02 Listed $269,000 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-12-12 Price Changed $285,000 BRIGHT MLS
• 2025-12-02 Price Changed $299,000 BRIGHT MLS
• 2025-11-24 Price Changed $329,000 BRIGHT MLS
• 2025-11-11 Price Changed $349,000 BRIGHT MLS
• 2025-11-11 Relisted — BRIGHT MLS
• 2025-10-20 Listing Removed — BRIGHT MLS
• 2025-09-02 Price Changed $359,000 BRIGHT MLS
• 2025-08-12 Price Changed $369,000 BRIGHT MLS
• 2025-07-27 Price Changed $379,000 BRIGHT MLS
• 2025-07-07 Price Changed $395,000 BRIGHT MLS
• 2025-07-03 Listed $420,000 BRIGHT MLS
• 2025-06-30 Listing Removed — BRIGHT MLS
• 2025-06-12 Listed $420,420 BRIGHT MLS
• 2025-06-04 Listing Removed — BRIGHT MLS
• 2025-05-24 Listed $465,000 BRIGHT MLS
• 2005-06-29 Sold (Public Records) $230,000 Public Records
• 2005-03-03 Sold (Public Records) $58,000 Public Records
• 2005-02-22 Sold (Public Records) $58,000 Public Records
• 1991-12-17 Sold (Public Records) $75,000 Public Records
• 1988-12-22 Sold (Public Records) $55,000 Public Records

Property tax history

-12.5%/yr

Latest (2025): $2,700 · -93.0% YoY. Source: county tax records.