544 48th Pl NE · Washington, DC 20019

$200,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 69 Days on market

Built 1950 2,040 sqft lot Est $334k · 40% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Attention Investors and Savvy Home Buyers: Here is a three bedroom one bath house needing a complete, full renovation. Cash, private, or hard money financing only. 1,530 total square footage on three levels. This is an "as-is" transaction, the seller will make no repairs. This is also a short sale.

Key facts

• Built 1950
• Listed 69 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Power/cooling: central A/C; Heating fuel: other; Hot water provided by natural gas
• Home design: Semi-detached property; Main entrance faces east; Fee simple ownership
• Construction: Brick construction; Foundation: other; Above-grade finished area reported by assessor; Below-grade unfinished area reported by assessor
• Exterior features: Not in a federal flood zone; Tidal water: none; Soil type: Urban Land — Cristiana-Sunnysider; Other above- and below-grade structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Heating: other; Hot water: natural gas
• Interior features: Full basement with connecting stairway; Living area measurement from assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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).

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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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.
• Current owner paid $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.27% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $333,540
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 48th St NE	0.51mi	2/1.0 (-1)	1,002 (-2%)	9mo	$175,000	$175	60
5206 Banks Pl NE	0.47mi	3/1.0	1,116 (+9%)	6mo	$275,000	$246	58
4106 Gault Pl NE #5	0.56mi	2/2.5 (-1)	1,009 (-1%)	5mo	$330,000	$327	56
4267 Brooks St NE	0.38mi	2/2.0 (-1)	1,108 (+9%)	5mo	$397,000	$358	55
4525 Edson Pl NE	0.11mi	3/2.0	1,132 (+11%)	22mo	$432,500	$382	54
5338 Jay St NE	0.71mi	3/1.5	1,054 (+3%)	7mo	$365,000	$346	54
5200 Ames St NE	0.52mi	2/2.0 (-1)	1,080 (+6%)	5mo	$415,000	$384	53
4502 Brooks St NE	0.26mi	2/1.0 (-1)	1,120 (+10%)	20mo	$299,000	$267	49
726 49th Pl NE	0.28mi	2/1.0 (-1)	936 (-8%)	24mo	$239,000	$255	48

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: 6.9%
• Equity multiple: 1.28×
• Total profit: $15,591
• Equity at exit: $29,821

10-year hold

• IRR: 18.8%
• Equity multiple: 2.79×
• Total profit: $100,356
• Equity at exit: $17,292

Cash invested: $56,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,542 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $626

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 70%

Sensitivity live

Price	-10% $765	-5% $695	+0% $626	+5% $557	+10% $488
Rent	-10% $426	-5% $526	+0% $626	+5% $727	+10% $827
Rate	-1.0pp $727	-0.5pp $677	base $626	+0.5pp $575	+1.0pp $522

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
556 49th Pl NE Washington, DC	3.0	3.0	894	$3,475	$3.89	25d	1	0.11mi
4930 Eads Pl NE Washington, DC	3.0	1.5	1054	$2,400	$2.28	25d	1	0.14mi
4651 Nannie Helen Burroughs Ave NE Washington, DC	1.0–2.0	1.0	663	$1,749	$2.64	6d	3	0.18mi
4523 Dix St NE Washington, DC	3.0	3.0	1292	$3,000	$2.32	9d	1	0.18mi
4627 Gault Pl NE Washington, DC	3.0	1.0	1195	$3,800	$3.18	23d	1	0.21mi
599 50th St NE Washington, DC	1.0–2.0	1.0–2.0	775	$2,081	$2.69	25d	1	0.25mi
4724 Blaine St NE Washington, DC	3.0	2.0	1152	$3,085	$2.68	3d	1	0.27mi
4601 Blaine St NE Unit 1 Washington, DC	2.0	1.0	750	$1,500	$2.00	25d	1	0.33mi
832 49th St NE Washington, DC	3.0	1.0	1100	$2,425	$2.20	18d	1	0.35mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,350	$2.14	9d	1	0.35mi
832 49th St NE Unit 1 Washington, DC	3.0	1.0	1100	$2,425	$2.20	25d	1	0.35mi
4230 Edson Pl NE Washington, DC	3.0	2.0	1190	$2,800	$2.35	25d	1	0.38mi
4241 Foote St NE Unit 102 Washington, DC	2.0	1.0	811	$2,200	$2.71	5d	1	0.38mi
4241 Foote St NE Apt 301 Washington, DC	3.0	1.0	909	$2,925	$3.22	5d	1	0.38mi
229 43rd Rd NE Washington, DC	2.0	1.0	800	$1,500	$1.88	20d	1	0.40mi
907 47th Pl NE Unit 1 Washington, DC	2.0	1.0	950	$1,575	$1.66	16d	1	0.41mi
225 43rd Rd NE Unit 203 Washington, DC	3.0	1.5	900	$2,200	$2.44	25d	1	0.42mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	25d	1	0.42mi
5000 Hunt St NE Washington, DC	2.0	1.0	629	$1,325	$2.11	25d	20	0.43mi
814 51st St NE Washington, DC	3.0	1.0	1210	$2,200	$1.82	25d	1	0.46mi
4934 Just St NE Washington, DC	2.0	1.0	966	$2,200	$2.28	25d	1	0.46mi
5225 Dix St NE Washington, DC	2.0	1.0	800	$1,500	$1.88	23d	1	0.47mi
4950 Just St NE Washington, DC	3.0	2.0	1437	$4,000	$2.78	25d	1	0.48mi
4925 Just St NE Washington, DC	2.0	2.0	864	$2,299	$2.66	25d	1	0.48mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	25d	1	0.50mi
4686 A St SE Washington, DC	4.0	3.0	1181	$3,500	$2.96	9d	1	0.54mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	25d	1	0.55mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	5d	1	0.56mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	25d	1	0.56mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	25d	2	0.57mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	25d	1	0.58mi
337 54th St NE Unit A Washington, DC	3.0	1.5	1184	$2,850	$2.41	25d	1	0.62mi
5074 Central Ave SE Washington, DC	4.0	2.0	1349	$5,200	$3.85	23d	1	0.62mi
4110 Ames St NE #14 Washington, DC	2.0	1.0	1098	$1,850	$1.68	25d	1	0.63mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	23d	1	0.64mi
4013 Gault Pl NE Washington, DC	2.0	1.0	800	$2,108	$2.63	25d	1	0.64mi
5347 Ames St NE Washington, DC	3.0	2.0	1428	$3,000	$2.10	25d	1	0.65mi
716 55th St NE Unit 1 Washington, DC	2.0	2.0	1100	$2,200	$2.00	21d	1	0.67mi
4629 Meade St NE Washington, DC	3.0	1.5	960	$2,300	$2.40	25d	1	0.68mi
5213 Just St NE Washington, DC	3.0	2.0	1114	$2,400	$2.15	25d	1	0.69mi

Listing history 24 events

1. 2026-06-21
   days on market $200,000 Active 69 DOM
2. 2026-06-18
   days on market $200,000 Active 66 DOM
3. 2026-06-17
   days on market $200,000 Active 65 DOM
4. 2026-06-16
   days on market $200,000 Active 64 DOM
5. 2026-06-15
   days on market $200,000 Active 63 DOM
6. 2026-06-13
   days on market $200,000 Active 61 DOM
7. 2026-06-09
   days on market $200,000 Active 57 DOM
8. 2026-06-08
   days on market $200,000 Active 56 DOM
9. 2026-06-07
   days on market $200,000 Active 55 DOM
10. 2026-06-04
    days on market $200,000 Active 52 DOM
11. 2026-06-03
    days on market $200,000 Active 51 DOM
12. 2026-06-02
    days on market $200,000 Active 50 DOM
13. 2026-06-01
    days on market $200,000 Active 49 DOM
14. 2026-05-31
    days on market $200,000 Active 48 DOM
15. 2026-04-13
    listed $200,000 Active
16. 2026-04-01
    historical $200,000
17. 2019-11-05
    status Pending
18. 2019-11-04
    listed $120,000 Active
19. 2019-11-04
    historical
20. 2019-11-04
    historical
21. 2002-01-23
    soldstatus $125,000
22. 2001-08-06
    soldstatus $125,000
23. 2001-05-03
    historical
24. 2001-04-20
    listed $129,900

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

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 ≥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: $30,509
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − Depreciation: −$5,818
• Taxable income: $4,607
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $6,411/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

+54.0% since first listed

10 events — show timeline

• 2026-04-13 Listed $200,000 BRIGHT MLS
• 2026-04-01 Coming Soon $200,000 BRIGHT MLS
• 2019-11-05 Pending — BRIGHT MLS
• 2019-11-04 Listing Removed — BRIGHT MLS
• 2019-11-04 Listing Removed — BRIGHT MLS
• 2019-11-04 Listed $120,000 BRIGHT MLS
• 2002-01-23 Sold (Public Records) $125,000 Public Records
• 2001-08-06 Sold (MLS) $125,000 MRIS
• 2001-05-03 Delisted — MRIS
• 2001-04-20 Listed $129,900 MRIS

Property tax history

+22.0%/yr

Latest (2025): $14,598 · +2938.6% YoY. Source: county tax records.