When most investors hear “Capitol Hill,” they think of the blocks closest to the U.S. Capitol, the Supreme Court, and the well-trod rowhouse streets. But there are pockets beyond the landmarks: zones with growth potential, lower entry price, and opportunity for appreciation.
In this article, you’ll find suggestions for Capitol Hill underrated neighborhoods, highlighting areas where infrastructure plans, transit access, and redevelopment loom as catalysts for value.
Hill East / Reservation 13 Redevelopment Zone
Hill East sits just east of the more familiar Capitol Hill core. Its most notable transformation revolves around Reservation 13 (the old DC General Hospital and RFK Stadium site), where plans are underway for mixed-use, high-density development with housing, retail, parks, and riverfront access.
Because the District is coordinating infrastructure) roads, sewers, open spaces), projects in Hill East will enjoy improved connectivity. Investors who enter early may benefit from new construction and adaptive reuse of older row houses and multifamily parcels that flank the redevelopment zone.
Because the District is coordinating infrastructure) roads, sewers, open spaces), projects in Hill East will enjoy improved connectivity. Investors who enter early may benefit from new construction and adaptive reuse of older row houses and multifamily parcels that flank the redevelopment zone.
Carver Langston Corridor
Carver Langston lies just east of Benning Road and north of the Anacostia River, bordering Capitol Hill’s less dense fringes. Its proximity to major roads and planned investments makes it one of the quieter names among Capitol Hill underrated neighborhoods.
In Carver Langston, parcel sizes tend to be smaller, and existing building stock includes mid-century row houses and modest multifamily units. Because the neighborhood is adjacent to Hill East and near planned infrastructure, value spillover is a real possibility for acquisitions that can withstand moderate renovation.
In Carver Langston, parcel sizes tend to be smaller, and existing building stock includes mid-century row houses and modest multifamily units. Because the neighborhood is adjacent to Hill East and near planned infrastructure, value spillover is a real possibility for acquisitions that can withstand moderate renovation.
Kingman Park Edge Zones
On the northeast edge of Capitol Hill, Kingman Park is more often viewed as a Southeast neighborhood. Yet its bordering streets and adjacency to Reservation 13 make its western edge a candidate for overlooked investment. Capitol Hill-focused investors often ignore border parcels that sit just inside or near Kingman’s western border.
Some parcels are row houses or small lots that haven’t seen significant capital investment. As new development proceeds eastward, those border zones may benefit from demand spillover, especially for buyers seeking view corridors toward the river or accessibility to Hill East amenities.
Some parcels are row houses or small lots that haven’t seen significant capital investment. As new development proceeds eastward, those border zones may benefit from demand spillover, especially for buyers seeking view corridors toward the river or accessibility to Hill East amenities.
Eastern Capitol Street Corridor
The stretch of East Capitol Street just beyond the Supreme Court and into Southeast DC often sits at the intersection of heavy traffic, older properties, and functional retail frontage. This mid-corridor zone is less glamorized but offers redevelopment potential, including mixed-use conversions, ground-level retail with upper-level housing, and parcels that may underperform their neighbor blocks.
For investors, this corridor offers shorter holding periods if small-scale renovations can unlock rental yield or better use of ground-floor retail. Its central location gives it a unique intrinsic value that sometimes escapes early-stage investors focused only on pristine blocks.
For investors, this corridor offers shorter holding periods if small-scale renovations can unlock rental yield or better use of ground-floor retail. Its central location gives it a unique intrinsic value that sometimes escapes early-stage investors focused only on pristine blocks.
South Capitol Street Transitional Zones
South Capitol Street forms a boundary between the Capitol Hill sphere and newer growth areas like the Southwest Waterfront. The blocks just north of the Anacostia River and just west of South Capitol, on the north side of the Capitol Hill zone, are transitional in nature.
These parcels often include lower-scale buildings, underused lots, or commercial strips. Because of forthcoming infrastructure projects and the overlay of waterfront growth, these transitional zones stand out among Capitol Hill underrated neighborhoods for opportunistic investors who can reposition properties or cluster holdings.
These parcels often include lower-scale buildings, underused lots, or commercial strips. Because of forthcoming infrastructure projects and the overlay of waterfront growth, these transitional zones stand out among Capitol Hill underrated neighborhoods for opportunistic investors who can reposition properties or cluster holdings.
Southeast Corner Blocks: Capitol Hill East
Capitol Hill East is often considered less desirable than the Hill East redevelopment zone, but its inner blocks and alley segments are overlooked in buyer searches. Smaller row houses, in-law units, and carriage houses in these inner blocks might trade at a discount relative to downtown equivalents.
Because the Hill East redevelopment will generate demand for walkable housing in adjacent zones, these inner blocks offer lower entry and the potential to ride the wave of neighborhood uplift. Investors comfortable with nuance, minor repairs, and incremental repositioning may find these streets among the hidden gems of Capitol Hill underrated neighborhoods.
Because the Hill East redevelopment will generate demand for walkable housing in adjacent zones, these inner blocks offer lower entry and the potential to ride the wave of neighborhood uplift. Investors comfortable with nuance, minor repairs, and incremental repositioning may find these streets among the hidden gems of Capitol Hill underrated neighborhoods.
Vacant Lots and Small-Scale Infill
Vacant lots, alleys, or side parcels get undervalued even within mature Capitol Hill neighborhoods. Because many investors focus on whole houses, smaller infill lots or accessory dwelling capabilities (where zoning allows) can slip through the cracks.
Infilling single lots or combining adjoining parcels for duplexes or triplexes can produce a better yield per square foot. These parcels (though sometimes constrained by zoning, utilities, or alley access) need deeper due diligence. They represent one of the purer bet types among Capitol Hill underrated neighborhoods: small risk, high gain if executed well.
Infilling single lots or combining adjoining parcels for duplexes or triplexes can produce a better yield per square foot. These parcels (though sometimes constrained by zoning, utilities, or alley access) need deeper due diligence. They represent one of the purer bet types among Capitol Hill underrated neighborhoods: small risk, high gain if executed well.
Thomas Kolker Knows Capitol Hill Investments
If you’re ready to explore Capitol Hill underrated neighborhoods or want to identify the right property for your investment portfolio, Thomas Kolker can help you navigate the market with precision and insight. His experience in Washington, D.C.’s competitive real estate environment gives clients an advantage in identifying overlooked assets and understanding market timing.
Interested in Capitol Hill real estate? Contact us today and we’ll be happy to help you find your dream Capitol Hill home!
Interested in Capitol Hill real estate? Contact us today and we’ll be happy to help you find your dream Capitol Hill home!
