44 49th St SE #302 · Washington, DC 20019

$50,000

2 bd · 1.0 ba · 800 sqft · Condo public records · 160 Days on market

Built 1960 $369/mo HOA · 19% of rent ↓ 4% 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

UNBELIEVABLE OPPORTUNITY AWAITS YOU AS THE NEW LIST PRICE IS THE STARTING ASKING PRICE ONLY TO BEGIN THE COMPETITIVE BIDDING PROCESS. THIS PROPERTY MUST SELL AS THE SELLER IS LIQUIDATING ALL OF ITS INVENTORY. ALL OFFERS ARE DUE BY TUESDAY, 6/23/26 AT 6PM. Seller reserves it right to ratify an acceptable offer prior to the deadline. Check out this spacious, secure, MOVE IN READY/TURN KEY, beautiful renovated 2 bed & 1 bath top floor condo unit in Wash. DC. Unit features modern upgrades including a new gourmet kitchen with dining table space, upgraded quartz countertop, SS appliances, beautiful light fixtures, upgraded bathroom with new sink, vanity, fixtures, ceramic wall tile, lamin

Key facts

• Upgraded bathroom
• Laminate floors
• Ceramic wall tile

Tags

• NEW GOURMET KITCHEN
• UPGRADED QUARTZ COUNTERTOP
• SS APPLIANCES
• UPGRADED BATHROOM
• CERAMIC WALL TILE
• LAMINATE FLOORS

Property features AI

Finance

• Other: Not located in a federal flood zone; In city limits; Bus stop and Metro/Subway station within one mile; Directions: From downtown Washington DC take East Capital Street, pass over Benning Road then turn right at the light onto 49th Street SE, follow up the hill 1 block to 44 49th St SE (on the left)
• HOA & community: Monthly condo fee of $369; Professionally managed off-site; Condo fee includes common area maintenance, management, lawn maintenance, water, exterior building maintenance, laundry, pest control, sewer, snow removal and trash; Building amenities include laundry facilities; Property manager present; Pets allowed on a case-by-case basis

Exterior

• Parking: On-street parking; Parking lot
• Utilities: Public water; Public sewer; Municipal trash service; Electric heating and cooling; Hot water: other
• Home design: Condominium ownership; Garden-style building (1–4 floors); Penthouse unit; Entry on level 3
• Construction: Brick construction; Vinyl-clad windows; Building not winterized; Effective remodel/year: 2026
• Exterior features: Partially fenced; Front yard

Interior

• Kitchen: Built-in microwave; Disposal; Exhaust fan; Gas oven/range; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms on main level
• Flooring: Ceramic tile; Luxury vinyl tile
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Ceiling fans; Ductless/mini-split cooling; Wall unit/other heating; Electric heating and cooling
• Interior features: Ceiling fans; Combination kitchen and dining area; Traditional floor plan; Upgraded countertops; Gourmet kitchen; Drywall, block and plaster walls; Not furnished
• Laundry & utility: Shared/common laundry (basement); No washer/dryer hook-up in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% 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.
• Zoned schools: Capitol Hill Montessori School At Logan (424 students, 0% FRL); Kelly Miller Ms (351 students, 0% FRL); H.D. Woodson Hs (543 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• 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 41% 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 3.98% ✓
• Cap rate: 26.93%
• Cash-on-cash: 73.69%
• DSCR: 4.28
• GRM: 2.1

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: 78.1%
• Equity multiple: 4.80×
• Total profit: $53,219
• Equity at exit: $7,455

10-year hold

• IRR: 82.7%
• Equity multiple: 11.39×
• Total profit: $145,455
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$262
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$21
• HOA: −$369
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $860

Break-even live

Break-even rent $900

Max offer price $50,000

Occupancy floor 52%

Sensitivity live

Price	-10% $888	-5% $874	+0% $860	+5% $846	+10% $831
Rent	-10% $703	-5% $781	+0% $860	+5% $938	+10% $1,017
Rate	-1.0pp $885	-0.5pp $872	base $860	+0.5pp $847	+1.0pp $834

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	25d	1	0.01mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	25d	1	0.07mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	25d	1	0.09mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	5d	1	0.09mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	25d	1	0.22mi
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	25d	1	0.23mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	25d	2	0.23mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	9d	1	0.27mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	25d	1	0.31mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	25d	1	0.31mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	23d	1	0.32mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	25d	1	0.34mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	25d	1	0.37mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	6d	1	0.37mi
5045 Call Pl SE #203 Washington, DC	1.0	1.0	693	$2,000	$2.89	25d	1	0.37mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	25d	1	0.42mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	25d	1	0.43mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	25d	1	0.47mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	25d	1	0.50mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	25d	1	0.50mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	25d	1	0.52mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	20d	1	0.52mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	20d	1	0.52mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	18d	1	0.54mi
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	25d	1	0.54mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	6d	1	0.54mi
5225 Dix St NE Washington, DC	1.0	1.0	800	$1,300	$1.62	22d	1	0.54mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	23d	1	0.54mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	25d	1	0.54mi
4236 Benning Rd NE Unit 302 Washington, DC	1.0	1.0	770	$1,195	$1.55	25d	1	0.56mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	5d	1	0.56mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	25d	1	0.57mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$1,575	$1.44	3d	2	0.58mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	23d	1	0.62mi
5433 C St SE Unit 4 Washington, DC	1.0	1.0	860	$1,500	$1.74	25d	1	0.62mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	25d	1	0.65mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	6d	3	0.67mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	19d	1	0.69mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,608	$2.24	9d	1	0.70mi
429 Burbank St SE Apt 4 Washington, DC	1.0	1.0	594	$1,235	$2.08	25d	1	0.71mi

HOA detail condo

• Monthly dues: $369 · $4,428/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   pricedays on market $50,000 Active 160 DOM
2. 2026-06-18
   days on market $154,500 Active 157 DOM
3. 2026-06-17
   days on market $154,500 Active 156 DOM
4. 2026-06-16
   days on market $154,500 Active 155 DOM
5. 2026-06-15
   days on market $154,500 Active 154 DOM
6. 2026-06-13
   days on market $154,500 Active 152 DOM
7. 2026-06-10
   price $154,500 Active 148 DOM
8. 2026-06-09
   days on market $155,999 Active 148 DOM
9. 2026-06-08
   days on market $155,999 Active 147 DOM
10. 2026-06-07
    days on market $155,999 Active 146 DOM
11. 2026-06-04
    days on market $155,999 Active 143 DOM
12. 2026-06-03
    days on market $155,999 Active 142 DOM
13. 2026-06-02
    days on market $155,999 Active 141 DOM
14. 2026-06-01
    days on market $155,999 Active 140 DOM
15. 2026-05-31
    days on market $155,999 Active 139 DOM
16. 2026-05-15
    price $155,999
17. 2026-03-28
    price $158,499
18. 2026-03-17
    price $159,999
19. 2026-01-13
    listed $162,900 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/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 8/10 Severe 7 d/yr ≥103°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: $23,859
• − Mortgage interest: −$2,801
• − Property taxes: −$707
• − Insurance: −$250
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$4,428
• − Depreciation: −$1,455
• Taxable income: $10,401
• Est. tax owed @ 24.0%: −$2,496
• After-tax cash flow: $7,821/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

-4.2% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $155,999 BRIGHT MLS
• 2026-03-28 Price Changed $158,499 BRIGHT MLS
• 2026-03-17 Price Changed $159,999 BRIGHT MLS
• 2026-01-13 Listed $162,900 BRIGHT MLS

Property tax history

+12.2%/yr

Latest (2025): $707 · +1759.0% YoY. Source: county tax records.