4639 Hillside Rd SE · Washington, DC 20019

$289,900

4 bd · 4.0 ba · 2,520 sqft · MultiFamily public records · 55 Days on market

Built 1943 3,874 sqft lot

---

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great redevelopment opportunity in Fort Dupont Park, offering scale, flexibility, and compelling upside. Priced at $299,900, and sits on an 3,874 sf lot. This 4-Unit apartment building presents a rare chance to reimagine and reposition a multi-family property in a high-growth corridor. With no tenants in place, developers can move forward seamlessly with construction and leasing strategy. Located just minutes to downtown Washington, DC, —a transformative mixed-use development driving significant neighborhood investment and long-term appreciation. An exceptional opportunity for investors to create a high-performing, income-producing asset in one of Southeast DC’s most rapidly evo

Key facts

• Expansive lot
• 5-unit building
• 3,874 sq ft lot

Tags

• EXPANSIVE LOT
• 5-UNIT BUILDING
• FULL-SCALE RENOVATION
• INCOME-PRODUCING ASSET

Property features AI

Finance

• Financial info: Fee simple ownership; Four total units (building); Five 2-bedroom units reported; Above-grade finished area recorded by assessor; Below-grade unfinished area recorded by assessor

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Hot water: other
• Home design: Detached property
• Construction: Brick construction; Built-up roof; Foundation: other; Year built recorded by assessor
• Exterior features: Detached structure; No tidal water on the lot; Above-grade and below-grade other structures

Interior

• Bedrooms: Five 2-bedroom units (multi-unit property)
• Heating & cooling: Hot water heating
• Interior features: Basement present (other type)

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $791/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $6,477/mo this rent would consume 133% 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 $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $80k; list at $290k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.23% ✓
• Cap rate: 19.39%
• Cash-on-cash: 46.77%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $592,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5033 Hanna Pl SE	0.23mi	4/—	2,340 (-7%)	19mo	$550,000	$235	62
5055 Bass Pl SE	0.66mi	4/4.0	2,442 (-3%)	21mo	$445,000	$182	46

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: 47.5%
• Equity multiple: 3.16×
• Total profit: $175,119
• Equity at exit: $43,225

10-year hold

• IRR: 54.5%
• Equity multiple: 7.18×
• Total profit: $502,006
• Equity at exit: $25,065

Cash invested: $81,172 (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: 14.9×

Monthly cashflow live

• Estimated rent: $6,477 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$312 /mo · $3,749/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,360
• Net cashflow: $3,163

Break-even live

Break-even rent $2,473

Max offer price $289,900

Occupancy floor 46%

Sensitivity live

Price	-10% $3,327	-5% $3,245	+0% $3,163	+5% $3,081	+10% $2,999
Rent	-10% $2,652	-5% $2,908	+0% $3,163	+5% $3,419	+10% $3,675
Rate	-1.0pp $3,309	-0.5pp $3,237	base $3,163	+0.5pp $3,088	+1.0pp $3,012

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$6,476
Total (4 units)			$6,477

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4630 Hillside Rd SE Washington, DC	5.0	2.0	3385	$5,999	$1.77	25d	1	0.07mi
4630 Hillside Rd SE Unit 3 & 4 Washington, DC	3.0	1.0	3385	$2,599	$0.77	25d	1	0.07mi
5005 Call Pl SE Unit 9 Washington, DC	5.0	2.0	1800	$6,000	$3.33	25d	1	0.59mi
5115 Bass Pl SE Washington, DC	3.0	2.5	2000	$2,950	$1.48	20d	1	0.69mi
5115 Bass Pl SE Washington, DC	3.0	2.5	2832	$2,900	$1.02	25d	1	0.69mi
113 56th St SE Washington, DC	3.0	2.0	1764	$3,000	$1.70	12d	1	0.97mi
2204 Gaylord Dr Suitland, MD	3.0	2.0	2016	$2,589	$1.28	19d	1	0.99mi
4262 Clay St NE Washington, DC	5.0	2.0	3000	$7,400	$2.47	15d	1	1.33mi
3422 Pennsylvania Ave SE Washington, DC	5.0	2.5	2520	$5,500	$2.18	21d	1	1.37mi

Listing history 29 events

1. 2026-06-18
   days on market $289,900 Active 55 DOM
2. 2026-06-17
   days on market $289,900 Active 54 DOM
3. 2026-06-16
   days on market $289,900 Active 53 DOM
4. 2026-06-15
   days on market $289,900 Active 52 DOM
5. 2026-06-13
   days on market $289,900 Active 50 DOM
6. 2026-06-09
   days on market $289,900 Active 46 DOM
7. 2026-06-08
   days on market $289,900 Active 45 DOM
8. 2026-06-07
   days on market $289,900 Active 44 DOM
9. 2026-06-04
   days on market $289,900 Active 41 DOM
10. 2026-06-03
    days on market $289,900 Active 40 DOM
11. 2026-06-02
    days on market $289,900 Active 39 DOM
12. 2026-06-01
    days on market $289,900 Active 38 DOM
13. 2026-05-31
    days on market $289,900 Active 37 DOM
14. 2026-04-24
    historical
15. 2026-04-24
    listed $299,900 Active
16. 2026-03-17
    listed $345,000 Active
17. 2026-03-01
    historical
18. 2026-01-30
    price $375,000
19. 2026-01-03
    price $395,000
20. 2025-11-11
    status Active
21. 2025-10-17
    historical
22. 2025-10-15
    listed $420,420 Active
23. 2025-09-07
    historical
24. 2024-05-06
    status Pending
25. 2024-05-06
    historical
26. 2024-04-10
    listed $300,000 Active
27. 2020-03-30
    historical
28. 2020-03-11
    listed $799,999 Active
29. 1992-07-13
    soldstatus $79,950

ⓘ 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: $3,749 · $312/mo
• Projected year-2 tax: $3,749 · $312/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 7/10 Severe 7 d/yr ≥103°F today · 16 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: $77,724
• − Mortgage interest: −$16,239
• − Property taxes: −$3,749
• − Insurance: −$1,450
• − Repairs & maintenance: −$6,218
• − Management: −$6,218
• − Depreciation: −$8,433
• Taxable income: $35,417
• Est. tax owed @ 24.0%: −$8,500
• After-tax cash flow: $29,460/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

+275.1% since first listed

16 events — show timeline

• 2026-04-24 Listed $299,900 BRIGHT MLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-03-17 Listed $345,000 BRIGHT MLS
• 2026-03-01 Listing Removed — BRIGHT MLS
• 2026-01-30 Price Changed $375,000 BRIGHT MLS
• 2026-01-03 Price Changed $395,000 BRIGHT MLS
• 2025-11-11 Relisted — BRIGHT MLS
• 2025-10-17 Listing Removed — BRIGHT MLS
• 2025-10-15 Listed $420,420 BRIGHT MLS
• 2025-09-07 Coming Soon — BRIGHT MLS
• 2024-05-06 Pending — BRIGHT MLS
• 2024-05-06 Listing Removed — BRIGHT MLS
• 2024-04-10 Listed $300,000 BRIGHT MLS
• 2020-03-30 Listing Removed — BRIGHT MLS
• 2020-03-11 Listed $799,999 BRIGHT MLS
• 1992-07-13 Sold (Public Records) $79,950 Public Records

Property tax history

-12.3%/yr

Latest (2025): $3,749 · -91.4% YoY. Source: county tax records.