Vacant Four-Unit Residential
For Sale
$550,000
4633 HILLSIDE Road SE, Washington, DC 20019
MULTI_FAMILY - WASHINGTON, DC
Property Size2,520 SF
Lot Size0.09 Acres
Price / SF$218.25
Days on Market208
Property Features for 4633 HILLSIDE Road SE
General Information
Property type
Residential Multi Family
Property subtype
Other
Appliances
Disposal, Refrigerator, Stove, Washer/Dryer Stacked
Subdivision
FORT DUPONT PARK
Elementary school district
DISTRICT OF COLUMBIA PUBLIC SCHOOLS
Middle school district
DISTRICT OF COLUMBIA PUBLIC SCHOOLS
High school district
DISTRICT OF COLUMBIA PUBLIC SCHOOLS
Standard status
Active
Size
2,520 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
4768
Utilities
Heating system
Other (Heating), Radiant
Building Details
Year built
1943
Number of units
4
Building materials
Brick
Listing Agency:
Compass
(301) 298-1001
Listed By:
Nikki A Cooper
(240) 793-5563
Added: Jan 28
Changed: Jul 16
Last Checked: Aug 24 at 12:06AM
MLS# DCDC2243486
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This four-unit residential property is fully vacant and presented in move-in condition. The building contains four 1-bedroom units, providing a straightforward layout for an owner-occupant or an investor looking to operate a compact multifamily asset. The current condition is described as “perfect,” supporting an efficient path to leasing or personal occupancy.
The property is located at 4633 Hillside Road SE in Washington, DC 20019, in the Fort Dupont area. The remarks note convenient access to parks, trails, and public transportation, along with neighborhood amenities and major commuter routes.
With all units available, the property offers flexibility for tenants and buyers who want to start from a clean slate. For an owner-occupant, the configuration allows living in one 1-bedroom unit while renting the remaining units. For investors, the four separate 1-bedroom apartments can appeal to household demand for smaller residences, while keeping the operating footprint limited to a single, four-unit building.
The property is located at 4633 Hillside Road SE in Washington, DC 20019, in the Fort Dupont area. The remarks note convenient access to parks, trails, and public transportation, along with neighborhood amenities and major commuter routes.
With all units available, the property offers flexibility for tenants and buyers who want to start from a clean slate. For an owner-occupant, the configuration allows living in one 1-bedroom unit while renting the remaining units. For investors, the four separate 1-bedroom apartments can appeal to household demand for smaller residences, while keeping the operating footprint limited to a single, four-unit building.
Key Highlights
- Four‑unit building with four 1‑bedroom units
- 100% vacant building—move‑in ready for new occupants
- Brick construction; built in 1943
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$48,646
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.84%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$972,920
$972.9K
Cap Rate 7%
$694,943
$694.9K
Cap Rate 9%
$540,511
$540.5K
Market Conditions
NOI Build-Up for 2,520 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$74.1K $29.40/SF
− Vacancy
−$4.6K −$1.82/SF
EGI
$69.5K $27.58/SF
− OpEx
−$20.8K −$8.27/SF
NOI
$48.6K $19.30/SF
Area
ZIP 20019
Vacancy
6.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$972,920
Cap Rate 7%
$694,943
Cap Rate 9%
$540,511
Alternative Uses
Best Use
Multifamily LT 5
$694.9K
$608.1K – $810.8K
NOI $48,646 @ 7.0% cap · market cap 8.84%
Second Best
Apartment 5plus
$620.9K
$543.3K – $724.4K
NOI $43,463 @ 7.0% cap · market cap 7.90%
Theoretical Best
Office A
$1.35M
$1.18M – $1.58M
NOI $94,794 @ 7.0% cap · market cap 17.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
543
Businesses Nearby
Explore this area
Business Placement
Demographics for 20019, DC
59,601
Population
29,244
Households
2
Avg Household Size
36
Median Age
25%
College-Educated
86%
High-School Grad
6.1 sq mi
ZIP Area
9,771
Density / Sq Mi
$57,031
Median Household Income
$49,707
Median Earnings
$1,174
Median Rent
$437,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Turnkey four-unit building with four 1-bedroom apartments, all move-in condition and ready for immediate occupancy.
Where is this quadplex located?
The property is located at 4633 HILLSIDE Road SE Washington, DC.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Four‑unit building with four 1‑bedroom units; 100% vacant building—move‑in ready for new occupants; Brick construction; built in 1943
