Fort Dupont Investment
For Sale
$550,000
4633 Hillside Road Southeast, Washington, DC 20019
Four-unit property in move-in condition, ideal for owner-occupant.
Property Size2,520 SF
Price / SF$218.25
Days on Market208
Property Features for 4633 Hillside Road Southeast
General Information
Standard status
Active
Size
2,520 SF
Property subtype
Multi-Family / Fee Simple
Zoning
R2
Taxes and HOA fees
Annual Taxes
$4,768
Amenities
No
Disposal, Refrigerator, Stove, Washer/Dryer Stacked
No Pool
Building Details
Year Built
1943
Listing Agency:
Compass
(240) 793-5563
Listed By:
Nikki Cooper · License #523834
(240) 793-5563
Source:
Compass
Added: Jan 28
Changed: Aug 23
Last Checked: Aug 23 at 10:17AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Compass
Investment Insights
Based on property information with market context.
This four-unit property in Fort Dupont presents a smart investment opportunity. The property features four 1-bedroom units, all in move-in condition. It is suitable for an owner-occupant looking to live in one unit while renting out the others. The location provides convenient access to parks, transit, and neighborhood amenities. The property is near Fort Dupont Park, trails, public transportation, and major commuter routes. The transit score is 60, indicating good transit options. The walk score is 55, indicating it is somewhat walkable, and the bike score is 37, indicating it is somewhat bikeable. The property is suitable for residential income purposes.
Key Highlights
- High income potential: Projected monthly rental income of $5,340 - $6,000 using housing vouchers.
- Multi‑unit property: Four 1‑bedroom units offer multiple income streams.
- Move‑in condition: All units are ready to rent or occupy immediately.
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
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit property in move-in condition, ideal for owner-occupant.
Where is this quadplex located?
The property is located at 4633 Hillside Road Southeast 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: High income potential: Projected monthly rental income of $5,340 - $6,000 using housing vouchers.; Multi‑unit property: Four 1‑bedroom units offer multiple income streams.; Move‑in condition: All units are ready to rent or occupy immediately.
