4623 Hillside Rd SE · Washington, DC 20019

$199,000

3 bd · 1.0 ba · 1,152 sqft · Townhouse public records · 20 Days on market

Built 1946 2,907 sqft lot Est $320k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Property is being sold strictly as-is. Buyer should do their own due diligence before submitting an offer. ALL OFFERS ARE DUE BY FRIDAY, JUNE 12, 2026

Key facts

• Built 1946
• Listed 19 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Three total levels; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Building not winterized
• Exterior features: No tidal water; Above-grade and below-grade structures noted

Interior

• Bedrooms: Three bedrooms on the first upper level
• Flooring: Hardwood
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Radiator heat; Natural gas heating and hot water
• Interior features: Hardwood flooring; Finished lower-level living area; Connecting stairway to basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,749/mo this rent would consume 57% 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.79%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $320,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1169 46th Pl SE	0.08mi	3/1.5	1,266 (+10%)	8mo	$405,000	$320	72
1205 Abel Ave	0.16mi	4/3.0 (+1)	1,104 (-4%)	2mo	$364,900	$331	71
4244 Hildreth St SE	0.49mi	2/1.0 (-1)	1,151 (-0%)	4mo	$320,000	$278	68
4213 Gorman St SE	0.59mi	2/1.0 (-1)	1,151 (-0%)	7mo	$350,000	$304	62
4243 Hildreth St SE	0.48mi	3/2.0	1,248 (+8%)	4mo	$419,000	$336	56
4263 Hildreth St SE	0.45mi	2/1.5 (-1)	1,045 (-9%)	3mo	$225,000	$215	54
4950 Call Pl SE Unit B2	0.60mi	3/2.0	1,055 (-8%)	4mo	$285,000	$270	51
709 Adrian St SE	0.71mi	4/2.0 (+1)	1,235 (+7%)	2mo	$460,000	$372	44
4604 Rollingdale Way	0.64mi	3/3.0	1,300 (+13%)	7mo	$350,000	$269	35
4701 Pistachio Ln	0.73mi	3/2.5	1,280 (+11%)	7mo	$241,000	$188	35
4720 Pistachio Ln	0.74mi	3/2.5	1,294 (+12%)	7mo	$330,000	$255	33
4721 Rollingdale Way	0.72mi	4/3.5 (+1)	1,294 (+12%)	2mo	$350,000	$270	29

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: 12.7%
• Equity multiple: 1.52×
• Total profit: $29,115
• Equity at exit: $29,672

10-year hold

• IRR: 23.8%
• Equity multiple: 3.36×
• Total profit: $131,318
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,749 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$219 /mo · $2,632/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $826

Break-even live

Break-even rent $1,704

Max offer price $199,000

Occupancy floor 65%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4632 Hillside Rd SE Unit 1 Washington, DC	4.0	2.0	1222	$3,000	$2.45	24d	1	0.05mi
4648 Hillside Rd SE Apt 1 Washington, DC	4.0	2.0	1389	$4,200	$3.02	24d	1	0.07mi
5037 Benning Rd SE Washington, DC	3.0	2.0	1184	$3,100	$2.62	24d	1	0.13mi
1201 Benning Rd Capitol Heights, MD	1.0–3.0	1.0	854	$2,090	$2.45	2d	36	0.14mi
1193 46th Pl SE Washington, DC	3.0	1.0	1056	$3,200	$3.03	24d	1	0.15mi
1210 Balboa Ave Unit B Capitol Heights, MD	2.0	1.0	858	$1,095	$1.28	44d	1	0.21mi
1111 Balboa Ave Capitol Heights, MD	3.0	1.0	864	$2,000	$2.31	18d	1	0.25mi
4348 Southern Ave SE Washington, DC	3.0	1.0	860	$2,400	$2.79	18d	1	0.36mi
812 Burns St SE Washington, DC	3.0	2.5	1280	$3,300	$2.58	24d	1	0.43mi
5119 E St SE Washington, DC	3.0	1.0	941	$4,000	$4.25	19d	1	0.49mi
4213 Hildreth St SE Washington, DC	2.0	1.5	832	$2,500	$3.00	24d	1	0.52mi
912 Elfin Ave Capitol Heights, MD	3.0	2.0	1028	$2,000	$1.95	44d	1	0.53mi
608 Chaplin St SE Washington, DC	3.0	2.0	832	$2,200	$2.64	18d	1	0.55mi
5005 D St SE #104 Washington, DC	2.0	1.0	772	$1,700	$2.20	5d	1	0.55mi
4332 Gorman Ter SE Washington, DC	2.0	1.0	832	$2,350	$2.82	22d	1	0.59mi
4318 G St SE Washington, DC	2.0	2.5	1376	$2,500	$1.82	18d	1	0.61mi
1205 Mentor Ave Capitol Heights, MD	3.0	1.0	1400	$3,000	$2.14	44d	1	0.65mi
4601 Pistachio Ln Capitol Heights, MD	3.0	2.5	1376	$2,795	$2.03	17d	1	0.69mi
4308 Alton St Capitol Heights, MD	3.0	2.0	1100	$2,500	$2.27	44d	1	0.71mi
5401 Call Pl SE Washington, DC	2.0–3.0	1.0	1094	$2,626	$2.40	2d	2	0.72mi
5344 C St SE Unit 302 Washington, DC	3.0	2.0	1000	$2,100	$2.10	24d	1	0.76mi
5344 C St SE Unit 102 Washington, DC	3.0	2.0	1000	$2,499	$2.50	24d	1	0.76mi
1513 Pacific Ave Capitol Heights, MD	3.0	1.0	1008	$2,450	$2.43	44d	1	0.79mi
4473 B St SE #304 Washington, DC	2.0	1.0	775	$1,999	$2.58	22d	1	0.81mi
5124 Astor Pl SE Washington, DC	2.0	1.0	700	$1,100	$1.57	24d	1	0.83mi
4511 B St SE Washington, DC	1.0–2.0	1.0	675	$1,650	$2.44	24d	2	0.83mi
4686 A St SE Washington, DC	4.0	3.0	1181	$3,500	$2.96	7d	1	0.84mi
4930 A St SE Unit 203 Washington, DC	3.0	1.0	750	$2,815	$3.75	24d	1	0.86mi
4932 A St SE #302 Washington, DC	2.0	2.0	1007	$2,495	$2.48	4d	1	0.86mi
1559 41st St SE Unit 1546448P Washington, DC	4.0	2.0	1022	$2,926	$2.86	7d	1	0.87mi
44 49th St SE Unit A1 Washington, DC	3.0	1.0	793	$2,499	$3.15	24d	1	0.89mi
4427 A St SE Unit 1 Washington, DC	2.0	1.0	920	$1,900	$2.07	24d	1	0.89mi
5074 Central Ave SE Washington, DC	4.0	2.0	1349	$5,200	$3.85	22d	1	0.93mi
4805 Texas Ave SE Washington, DC	1.0–2.0	1.0	775	$1,400	$1.81	24d	1	0.93mi
5532 B St SE Washington, DC	2.0	2.0	1188	$2,800	$2.36	24d	1	0.94mi
4113 Southern Ave SE Capitol Heights, MD	3.0	1.0–1.5	816	$1,950	$2.39	1d	45	0.95mi
5539 Central Ave SE Washington, DC	3.0	2.0	1140	$2,300	$2.02	22d	1	0.96mi
4615 Central Ave NE Unit B Washington, DC	2.0	1.0	875	$1,450	$1.66	24d	1	0.98mi
5225 Marlboro Pike Capitol Heights, MD	2.0–4.0	1.0–2.0	1050	$2,038	$1.94	1d	3	1.01mi
5401 Riba Ct Capitol Heights, MD	4.0	3.0	1150	$3,300	$2.87	5d	1	1.04mi

Listing history 14 events

1. 2026-06-18
   days on market $199,000 Active 20 DOM
2. 2026-06-17
   days on market $199,000 Active 19 DOM
3. 2026-06-16
   days on market $199,000 Active 18 DOM
4. 2026-06-15
   days on market $199,000 Active 17 DOM
5. 2026-06-13
   days on market $199,000 Active 15 DOM
6. 2026-06-09
   days on market $199,000 Active 11 DOM
7. 2026-06-08
   days on market $199,000 Active 10 DOM
8. 2026-06-08
   remarks 150-char remark
9. 2026-06-07
   days on market $199,000 Active 9 DOM
10. 2026-06-04
    days on market $199,000 Active 6 DOM
11. 2026-06-03
    days on market $199,000 Active 5 DOM
12. 2026-06-02
    days on market $199,000 Active 4 DOM
13. 2026-06-01
    days on market $199,000 Active 3 DOM
14. 2026-05-31
    days on market $199,000 Active 2 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: $2,632 · $219/mo
• Projected year-2 tax: $2,632 · $219/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: $32,992
• − Mortgage interest: −$11,147
• − Property taxes: −$2,632
• − Insurance: −$995
• − Repairs & maintenance: −$2,639
• − Management: −$2,639
• − Depreciation: −$5,789
• Taxable income: $7,149
• Est. tax owed @ 24.0%: −$1,716
• After-tax cash flow: $8,197/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

1 event — show timeline

• 2026-05-29 Listed $199,000 BRIGHT MLS

Property tax history

+9.3%/yr

Latest (2025): $2,632 · +1.6% YoY. Source: county tax records.