5213 Call Pl SE · Washington, DC 20019

$195,000

3 bd · 1.5 ba · 919 sqft · SingleFamily public records · 7 Days on market

Built 1945 Est $321k · 39% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• 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

Home isn't habitable, water damage present. Come with your keen visions. Seller has conceptual architectural plans for a commercial facility with renderings. Sits on a 4,000 SF lot.

Key facts

• Built 1945

Property features AI

Exterior

• Home design: Single family property
• Construction: Built as a single-story structure

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1.5 bathrooms
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 9.4% 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 25d 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 $2,343/mo this rent would consume 48% 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 $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,000

Questions for the listing agent

1. Built in 1945 — 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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $320,731
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 Clovis Ave	0.39mi	3/1.5	952 (+4%)	3mo	$332,000	$349	74
5054 D St SE	0.10mi	2/2.0 (-1)	953 (+4%)	15mo	$318,000	$334	70
704 Clovis Ave	0.39mi	3/1.0	942 (+2%)	9mo	$285,000	$303	68
5424 Call Pl SE	0.22mi	3/2.0	960 (+4%)	16mo	$399,000	$416	67
607 Opus Ave	0.65mi	3/1.0	900 (-2%)	5mo	$290,000	$322	60
4807 Fable St	0.43mi	3/2.0	984 (+7%)	8mo	$430,000	$437	59
5100 Queens Stroll Pl SE	0.10mi	2/1.0 (-1)	800 (-13%)	12mo	$186,000	$233	57
1210 Balboa Ave	0.61mi	4/2.0 (+1)	858 (-7%)	7mo	$400,000	$466	48
829 Clovis Ave	0.37mi	4/2.0 (+1)	840 (-9%)	16mo	$395,000	$470	48
1122 Drum Ave	0.60mi	4/2.0 (+1)	960 (+4%)	14mo	$400,000	$417	46
919 Mentor Ave	0.64mi	3/2.0	1,040 (+13%)	7mo	$344,900	$332	40
925 Opus Ave	0.73mi	4/2.0 (+1)	1,040 (+13%)	13mo	$335,000	$322	26

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: 3.6%
• Equity multiple: 1.15×
• Total profit: $7,944
• Equity at exit: $29,075

10-year hold

• IRR: 15.9%
• Equity multiple: 2.48×
• Total profit: $80,849
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $504

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 74%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	24d	1	0.14mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	24d	1	0.14mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	19d	1	0.15mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$2,626	$2.40	2d	2	0.17mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	5d	1	0.19mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	24d	1	0.21mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	8d	1	0.30mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	24d	1	0.35mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	4d	1	0.35mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	24d	1	0.36mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	24d	1	0.37mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	24d	1	0.43mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	24d	1	0.50mi
912 Elfin Ave Capitol Heights, MD	3.0	2.0	1028	$2,000	$1.95	44d	1	0.51mi
1111 Balboa Ave Capitol Heights, MD	3.0	1.0	864	$2,000	$2.31	18d	1	0.53mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	24d	2	0.55mi
1210 Balboa Ave Unit B Capitol Heights, MD	2.0	1.0	858	$1,095	$1.28	44d	1	0.61mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	22d	1	0.61mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	24d	1	0.63mi
1201 Benning Rd Capitol Heights, MD	1.0–3.0	1.0	854	$2,090	$2.45	2d	36	0.67mi
22 Chamber Ave Capitol Heights, MD	3.0	1.0	942	$3,000	$3.18	44d	1	0.67mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	24d	1	0.67mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	24d	1	0.72mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	18d	1	0.74mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	24d	1	0.74mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	22d	1	0.76mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	17d	1	0.79mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	22d	1	0.81mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	24d	1	0.85mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	24d	1	0.91mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	24d	1	0.93mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	24d	1	0.93mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	24d	1	0.94mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	19d	1	0.94mi
324 61st St NE Unit 4 Washington, DC	3.0	1.5	850	$2,800	$3.29	24d	1	0.98mi
4348 Southern Ave SE Unit Radiance Washington, DC	2.0	1.0	550	$2,200	$4.00	19d	1	1.00mi
4348 Southern Ave SE Washington, DC	3.0	1.0	860	$2,400	$2.79	19d	1	1.00mi
4348 Southern Ave SE Washington, DC	2.0	1.0	650	$2,300	$3.54	24d	1	1.00mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	24d	1	1.03mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	22d	1	1.05mi

Listing history 13 events

1. 2026-06-18
   days on market $195,000 Coming Soon 7 DOM
2. 2026-06-17
   days on market $195,000 Coming Soon 6 DOM
3. 2026-06-16
   days on market $195,000 Coming Soon 5 DOM
4. 2026-06-15
   days on market $195,000 Coming Soon 4 DOM
5. 2026-06-13
   days on market $195,000 Coming Soon 2 DOM
6. 2026-06-09
   days on market $195,000 Coming Soon 49 DOM
7. 2026-06-08
   days on market $195,000 Coming Soon 48 DOM
8. 2026-06-07
   days on market $195,000 Coming Soon 47 DOM
9. 2026-06-04
   days on market $195,000 Coming Soon 44 DOM
10. 2026-06-03
    days on market $195,000 Coming Soon 43 DOM
11. 2026-06-02
    days on market $195,000 Coming Soon 42 DOM
12. 2026-06-01
    days on market $195,000 Coming Soon 41 DOM
13. 2026-05-31
    days on market $195,000 Coming Soon 40 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,119
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$5,673
• Taxable income: $3,124
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $5,293/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