4473 B St SE #103 · Washington, DC 20019

$55,000

3 bd · 1.0 ba · 858 sqft · Condo public records · 73 Days on market

Built 1968 $380/mo HOA · 18% of rent ↓ 32% since listing

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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
• 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

Perfect opportunity to own this unit in the Blackstone Flats Condominium. This unit offers a beautiful patio overlooking the peaceful treelined, an excellent open layout to work with and great usage of space. Nestled on a quiet street, this condo provides an exciting sense of tranquility in the District. The short commutes to Downtown DC and the beltway alike, residents have the benefit of comfortable living space and seamless access to all of the excitement Washington, DC has to offer. Local attractions consist of Fort Dupont Park, which is ideal for those who enjoy outdoor activities like hiking, picnicking, and attending summer concerts in this expansive park. Fort Circle Parks are a ser

Key facts

• Beautiful patio
• Quiet street
• Open layout

Tags

• BLACKSTONE FLATS CONDOMINIUM
• BEAUTIFUL PATIO
• OPEN LAYOUT
• QUIET STREET
• SHORT COMMUTES TO DOWNTOWN DC
• SEAMLESS ACCESS TO EXCITEMENT

Property features AI

Finance

• Other: Property managed by a property manager
• HOA & community: Condo fee $380 monthly (includes other items/amenities)

Exterior

• Parking: Other parking
• Utilities: Public water; Public septic
• Home design: Condominium unit/flat; Entry on level 1
• Construction: Brick construction; Above-grade and below-grade structures
• Exterior features: Garden-style building (1–4 floors); Tidal water: No; Pets allowed on a case-by-case basis

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: No washer/dryer hookups in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.8% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 3.86% ✓
• Cap rate: 23.82%
• Cash-on-cash: 62.59%
• DSCR: 3.78
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.06% rent growth · sell at horizon

5-year hold

• IRR: 66.6%
• Equity multiple: 4.20×
• Total profit: $49,310
• Equity at exit: $8,201

10-year hold

• IRR: 72.2%
• Equity multiple: 10.06×
• Total profit: $139,580
• Equity at exit: $4,755

Cash invested: $15,400 (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 20019

• Rents YoY: 6.1%
• Active inventory: 281
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$288
• Tax from tax record: −$181 /mo · $2,172/yr
• Insurance: −$23
• HOA: −$380
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $803

Break-even live

Break-even rent $1,104

Max offer price $55,000

Occupancy floor 57%

Sensitivity live

Price	-10% $834	-5% $819	+0% $803	+5% $788	+10% $772
Rent	-10% $636	-5% $719	+0% $803	+5% $887	+10% $971
Rate	-1.0pp $831	-0.5pp $817	base $803	+0.5pp $789	+1.0pp $774

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	23d	1	0.03mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	25d	1	0.08mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	25d	2	0.13mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	25d	1	0.13mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	25d	1	0.24mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	25d	1	0.27mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	8d	1	0.33mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	25d	1	0.33mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	25d	1	0.34mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	25d	1	0.38mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	25d	1	0.39mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	19d	1	0.40mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	5d	1	0.41mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	25d	1	0.41mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	25d	1	0.42mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	19d	1	0.43mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	8d	1	0.43mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	23d	1	0.44mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	6d	1	0.46mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,549	$2.86	0d	11	0.59mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	23d	1	0.59mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	25d	1	0.60mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	20d	1	0.63mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	25d	1	0.67mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	25d	1	0.69mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	25d	1	0.70mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	5d	1	0.73mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	5d	1	0.73mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	25d	1	0.74mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	25d	1	0.74mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	25d	1	0.75mi
300 37th St SE Unit 101 Washington, DC	2.0	1.0	850	$1,550	$1.82	25d	1	0.80mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$2,626	$2.40	3d	2	0.80mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	6d	3	0.82mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	25d	1	0.83mi
305 37th St SE Washington, DC	1.0–2.0	1.0–1.5	787	$1,550	$1.97	25d	1	0.83mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	18d	1	0.85mi
212 36th St NE #1 Washington, DC	2.0	1.0	750	$2,550	$3.40	25d	1	0.86mi
212 36th St NE #3 Washington, DC	3.0	1.0	750	$3,450	$4.60	25d	1	0.86mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	23d	1	0.87mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $55,000 Active 73 DOM
2. 2026-06-18
   days on market $55,000 Active 70 DOM
3. 2026-06-17
   days on market $55,000 Active 69 DOM
4. 2026-06-16
   days on market $55,000 Active 68 DOM
5. 2026-06-15
   days on market $55,000 Active 67 DOM
6. 2026-06-13
   days on market $55,000 Active 65 DOM
7. 2026-06-10
   price $55,000 Active 61 DOM
8. 2026-06-09
   days on market $60,000 Active 61 DOM
9. 2026-06-08
   days on market $60,000 Active 60 DOM
10. 2026-06-07
    days on market $60,000 Active 59 DOM
11. 2026-06-04
    days on market $60,000 Active 56 DOM
12. 2026-06-03
    days on market $60,000 Active 55 DOM
13. 2026-06-02
    days on market $60,000 Active 54 DOM
14. 2026-06-01
    days on market $60,000 Active 53 DOM
15. 2026-05-31
    days on market $60,000 Active 52 DOM
16. 2026-05-08
    price $60,000
17. 2026-04-09
    listed $65,000 Active
18. 2025-05-23
    historical
19. 2025-05-16
    price $58,000
20. 2025-05-16
    status Active
21. 2025-02-01
    historical
22. 2025-01-28
    listed $88,000 Active

ⓘ 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: $2,172 · $181/mo
• Projected year-2 tax: $2,172 · $181/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 6/10 Major FEMA zone X (unshaded) · 71% 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 20% 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: $25,451
• − Mortgage interest: −$3,081
• − Property taxes: −$2,172
• − Insurance: −$275
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − HOA: −$4,560
• − Depreciation: −$1,600
• Taxable income: $9,692
• Est. tax owed @ 24.0%: −$2,326
• After-tax cash flow: $7,313/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

-31.8% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $60,000 BRIGHT MLS
• 2026-04-09 Listed $65,000 BRIGHT MLS
• 2025-05-23 Listing Removed — BRIGHT MLS
• 2025-05-16 Price Changed $58,000 BRIGHT MLS
• 2025-05-16 Relisted — BRIGHT MLS
• 2025-02-01 Listing Removed — BRIGHT MLS
• 2025-01-28 Listed $88,000 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2025): $2,172 · -0.6% YoY. Source: county tax records.