4820 C St SE #103 · Washington, DC 20019

$135,000

1 bd · 1.0 ba · 502 sqft · Condo public records · 20 Days on market

Built 1958 $77/mo HOA · 5% of rent ↓ 16% since listing

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Why this score? — see what drove the C+ 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Welcome to 4820 C Street SE #103, a beautifully maintained residence offering the perfect blend of comfort, convenience, and affordability in Washington, DC. This inviting home features warm hardwood flooring, abundant natural light, and a thoughtfully designed layout that maximizes every square foot. Ideally situated in the vibrant Marshall Heights neighborhood, this home has private parking and is just minutes from the Benning Road Metro Station, providing easy access to Downtown DC, Capitol Hill, Navy Yard, and beyond. Commuters will appreciate the quick access to I-295, I-695, Route 50, and the Baltimore-Washington Parkway, making travel throughout the DMV effortless. Enjoy being close

Key facts

• Fort dupont park
• Kingman island
• Private parking

Tags

• PRIVATE PARKING
• MARSHALL HEIGHTS NEIGHBORHOOD
• BENNING ROAD METRO STATION
• FORT DUPONT PARK
• KINGMAN ISLAND
• ANACOSTIA RIVER TRAIL

Property features AI

Finance

• Other: Property manager present
• HOA & community: Annual condo fee of $924; Professionally managed off-site; HOA fee includes custodial services, exterior building maintenance, insurance, sewer, snow removal, and trash

Exterior

• Parking: Parking lot
• Security: Gated community (HOA amenity)
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit/flat; Entry on level 1; Building name: MARSHALL HEIGHTS; Major renovation/effective year 2006
• Construction: Brick construction; Above grade and below grade structures noted; Year built information from assessor
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 502 sqft; Tidal water: none; Pets allowed with no restrictions; Corner of C Street SE location; In city limits

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 31% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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: 1.13% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.4

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $969
• Equity at exit: $20,129

10-year hold

• IRR: 13.1%
• Equity multiple: 2.19×
• Total profit: $45,166
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$708
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$56
• HOA: −$77
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $283

Break-even live

Break-even rent $1,162

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $359	-5% $321	+0% $283	+5% $245	+10% $206
Rent	-10% $163	-5% $223	+0% $283	+5% $343	+10% $403
Rate	-1.0pp $351	-0.5pp $317	base $283	+0.5pp $248	+1.0pp $212

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4820 C St SE #304 Washington, DC	2.0	1.0	635	$1,600	$2.52	25d	1	0.01mi
4800 C St SE #302 Washington, DC	1.0	1.0	502	$1,440	$2.87	25d	1	0.05mi
324 Saint Louis St SE Washington, DC	2.0	1.0	640	$1,750	$2.73	9d	1	0.07mi
4919 A St SE Unit 202 Washington, DC	2.0	1.0	625	$1,900	$3.04	25d	1	0.17mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,500	$2.22	25d	2	0.20mi
4701 Benning Rd SE Washington, DC	1.0	1.0	600	$1,100	$1.83	25d	1	0.21mi
4732 Benning Rd SE #102 Washington, DC	1.0	1.0	581	$1,150	$1.98	25d	1	0.22mi
5045 Call Pl SE #203 Washington, DC	1.0	1.0	693	$2,000	$2.89	25d	1	0.25mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	25d	1	0.34mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,166	$1.50	25d	1	0.37mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	25d	1	0.44mi
5031 H St SE Unit 4 Washington, DC	1.0	1.0	530	$1,195	$2.25	25d	1	0.55mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	530	$1,095	$2.07	15d	1	0.55mi
5031 H St SE Apt 1 Washington, DC	1.0	1.0	565	$1,095	$1.94	3d	1	0.55mi
819 51st St SE Unit 5 Washington, DC	1.0	1.0	650	$1,000	$1.54	9d	1	0.56mi
429 Burbank St SE Apt 4 Washington, DC	1.0	1.0	594	$1,235	$2.08	25d	1	0.58mi
4236 Benning Rd NE Washington, DC	1.0	1.0	700	$1,095	$1.56	5d	1	0.64mi
4040 E Capitol St NE Washington, DC	1.0–2.0	1.0–1.5	716	$1,403	$1.96	9d	1	0.70mi
5225 Dix St NE Apt 101 Washington, DC	1.0	1.0	650	$1,550	$2.38	25d	1	0.74mi
405 Division Ave NE Unit 201 Washington, DC	2.0	1.0	656	$1,197	$1.82	18d	1	0.74mi
4255 Eads St NE Unit 3 Washington, DC	2.0	1.0	610	$1,750	$2.87	23d	1	0.75mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$1,399	$1.81	25d	1	0.78mi
3738 D St SE Washington, DC	1.0–2.0	1.0	542	$1,179	$2.17	0d	10	0.85mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,399	$2.11	6d	3	0.87mi
4348 Southern Ave SE Washington, DC	2.0	1.0	650	$2,300	$3.54	25d	1	1.00mi
4348 Southern Ave SE Unit Radiance Washington, DC	2.0	1.0	550	$2,200	$4.00	20d	1	1.00mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,225	$1.95	25d	20	1.08mi
5601 Nannie Helen Burroughs Ave NE #103 Washington, DC	1.0	1.0	675	$1,375	$2.04	25d	1	1.09mi
305 37th St SE Washington, DC	1.0–2.0	1.0–1.5	787	$1,250	$1.59	25d	1	1.10mi
212 36th St NE #1 Washington, DC	2.0	1.0	750	$2,550	$3.40	25d	1	1.13mi
301 Anacostia Rd SE Unit 2 BEDROOM Washington, DC	2.0	1.0	600	$1,300	$2.17	25d	1	1.15mi
3600 Ely Pl SE Washington, DC	1.0–3.0	1.0	719	$1,598	$2.22	4d	10	1.16mi
3539 A St SE Washington, DC	1.0–2.0	1.0–2.0	807	$1,123	$1.39	19d	1	1.17mi
165 35th St NE Unit 2 Washington, DC	1.0	1.0	700	$1,495	$2.14	25d	1	1.18mi
165 35th St NE Unit 3 Washington, DC	1.0	1.0	750	$1,625	$2.17	25d	1	1.18mi
319 Anacostia Rd SE Unit 1 Washington, DC	2.0	1.0	724	$1,035	$1.43	25d	1	1.20mi
3516 Ely Pl SE Unit 4 Washington, DC	1.0	1.0	700	$1,450	$2.07	25d	1	1.21mi
1012 48th St NE Unit 1 Washington, DC	1.0	1.0	580	$1,600	$2.76	20d	1	1.23mi
506 Eastern Ave NE Unit 102 Washington, DC	1.0	1.0	650	$1,199	$1.84	25d	1	1.24mi
323 62nd St NE Washington, DC	1.0–3.0	1.0–2.0	908	$1,299	$1.43	25d	1	1.26mi

HOA detail condo

• Monthly dues: $77 · $924/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $135,000 Active 20 DOM
2. 2026-06-18
   days on market $135,000 Active 17 DOM
3. 2026-06-17
   days on market $135,000 Active 16 DOM
4. 2026-06-16
   days on market $135,000 Active 15 DOM
5. 2026-06-15
   days on market $135,000 Active 14 DOM
6. 2026-06-13
   days on market $135,000 Active 12 DOM
7. 2026-06-09
   days on market $135,000 Active 8 DOM
8. 2026-06-08
   days on market $135,000 Active 7 DOM
9. 2026-06-07
   days on market $135,000 Active 6 DOM
10. 2026-06-04
    days on market $135,000 Active 3 DOM
11. 2026-06-03
    days on market $135,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $135,000 Active 1 DOM

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $924 · $77/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 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: $18,242
• − Mortgage interest: −$7,562
• − Property taxes: −$924
• − Insurance: −$675
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − HOA: −$924
• − Depreciation: −$3,927
• Taxable income: $1,311
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $3,078/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

-15.6% since first listed

15 events — show timeline

• 2026-06-01 Listed $135,000 BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-03-06 Price Changed $149,999 BRIGHT MLS
• 2026-02-17 Price Changed $150,000 BRIGHT MLS
• 2026-02-02 Price Changed $165,000 BRIGHT MLS
• 2025-11-26 Listed $177,000 BRIGHT MLS
• 2025-11-20 Coming Soon — BRIGHT MLS
• 2025-11-09 Listing Removed — BRIGHT MLS
• 2025-10-30 Coming Soon — BRIGHT MLS
• 2007-12-20 Sold (MLS) $147,000 MRIS
• 2007-11-02 Delisted — MRIS
• 2007-09-22 Price Changed $140,900 MRIS
• 2007-09-19 Listed $159,900 MRIS
• 2007-08-02 Delisted — MRIS
• 2007-03-30 Listed — MRIS

Property tax history

+1.4%/yr

Latest (2025): $924 · +9.5% YoY. Source: county tax records.