Kingman Park

Quick Answer

Kingman Park runs from Benning Road south to East Capitol Street, and from 15th Street east to Oklahoma Avenue and the RFK campus. Nearly all of its row houses are brick, and about four in ten went up in the 1930s. Stadium-Armory Metro, on the Blue, Orange and Silver Lines, sits just south of East Capitol Street on 19th Street.

How We Calculate $/sqft

$/sqft is calculated on above-grade finished square footage, the standard used by DC appraisers, MLS systems, and most market participants. Properties with finished below-grade space (English basements, rental units) carry that square footage as additive value, but appraisers typically apply a discount of 50 to 75 cents on the dollar relative to above-grade space. Blending the two into a single $/sqft figure would make a home with a finished basement look cheaper than it is and obscure the real comparison. When a property has significant finished below-grade square footage, both metrics are presented in context so you understand the full picture before the appraiser does.

In the last 12 months, 57 row houses sold in Kingman Park. The median sale was $625K. The median house went under contract in 21 days, and sellers got 99.3% of list price.

Capitol Hill's median is $1.1M and Hill East's is $915K. The houses differ. The typical Kingman Park house has about 1,200 square feet above ground, against about 1,300 in Hill East and about 1,450 on Capitol Hill. Most Kingman Park houses were built in the 1920s and 1930s, later than the Hill.

The RFK campus borders Kingman Park on the east. The DC Council approved a Washington Commanders stadium there in 2025, with housing and commercial space planned on the rest of the 180-acre site. The team targets a 2030 opening. Oklahoma Avenue is the street between the houses and the campus.

Kingman Park houses are younger and smaller than the Capitol Hill houses a few blocks west.

DC lists about 1,600 row houses in Kingman Park. About 1,500 are single-family houses, and the figures here are for them; the other 80 are recorded as converted to two units. About four in ten were built in the 1930s and one in ten in the 1940s, later than most row house neighborhoods in the city. Another quarter went up in the 1920s. The typical house has about 1,200 square feet above ground and about 1,700 in total. Three in four have a basement, and six in ten have finished it. About one in six has four bedrooms or more.

A house built in the 1930s has different original systems from one built in 1905, and fewer decades of changes layered on top. It is a different purchase, even at the same bedroom count.

Here is what I do with that. I compare Kingman Park houses with each other and with the 1930s blocks around them, not with older houses on the Hill. With so little space above ground, I price the finished lower level on its own line: it can be close to a third of the house.

Compare a house with its own decade, not its neighbor's address.

From the Record

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  Charles Sager began building the first Kingman Park houses in 1927, after the U.S. Army Corps of Engineers dredged the Anacostia River and made the marshy land buildable.

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  Kingman Island and Kingman Lake were created in the same work and named for Brigadier General Dan Christie Kingman, a former head of the U.S. Army Corps of Engineers.

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  Langston Golf Course opened its first nine holes on the north end of Kingman Island in 1939, built through the Civilian Conservation Corps and the Works Progress Administration. The back nine were added in 1955 on the western shore of Kingman Lake.

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  DC's Historic Preservation Review Board designated Kingman Park a historic district in 2018, so exterior changes to its houses go through preservation review.