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    The Largest CRE Database in the US with Over 1 Million Listings

    2326 Nicholson St SE Washington, DC 20020

    Sponsored
    For Sale
    $550,000

    MULTI_FAMILY - Tudor - WASHINGTON, DC

    Property size:
    2,633 SF
    Lot size:
    0.10 Acres
    Days on Market:
    8
    Last Refresh:
    Jan 30 at 5:06 am

    Property Features for 2326 Nicholson St SE

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Basement
    Parking
    1
    Parking features
    Garage - Detached
    Size
    2,633 SF
    Lot size
    0.10 Acres

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1907
    Number of units
    1
    Building materials
    Brick
    Architectural style
    Tudor

    We can help!

    Listing Contact
    Deborah K Reynolds

    Keller Williams Realty (703) 679-1700

    Listing agent Deborah K Reynolds (240) 885-6806 License #BR98374317

    Listing date Jan 23, 2026

    MLS# DCDC2233676 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Development Opportunity Near RFK Campus

    This property presents a development opportunity, situated approximately 2 miles south of the planned $2.7 billion redevelopment of the 180-acre RFK campus. The property features RA-2 (Residential Apartment) zoning, offering a 1.8 floor area ratio. This zoning potentially allows for the construction of an 8,100 square foot residential development on the 4,500 square foot rectangular lot (30'x150'). A 50-feet height restriction allows for a 4-floor building with approximately 2,025 square feet per floor, not including a rooftop deck structure. Located one block from Pennsylvania Avenue, the property's potential value after development could exceed $3 million. This estimation is based on the possibility of constructing eight 1,000 square foot, 2-bedroom, 2-bathroom condos, each valued at $400,000. Recent sales in the vicinity support this valuation, with a 968 square foot 2-bedroom, 2-bathroom condo at 2305 Nicholson St SE #205 selling for $460,000 in February. The location offers a balance of proximity to the RFK development and distance from its immediate activity, potentially maximizing appreciation.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Washington
    County
    District of Columbia
    State
    DC
    Longitude
    -76.97246
    Latitude
    38.87313

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    FAQs

    What type of property is this?
    Residential land & home lot - Residential lot with RA-2 zoning near Pennsylvania Avenue.
    Where is this residential land & home lot located?
    The property is located at 2326 Nicholson St 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: - Prime development opportunity with RA-2 zoning allowing for potential construction of an 8,100 SF residential building.; - Located just 2 miles from the $2.7 billion RFK campus redevelopment project.; - Potential for high after-repair value, estimated to exceed $3M based on comparable condo sales.
    (240) 885-6806
    Request Owner's contact information
    2326 Nicholson St SE Washington, DC 20020
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    Washington, DC 20020
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    2326 Nicholson St SE Washington, DC 20020
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    We can help!
    Listing Contact
    Deborah K Reynolds
    Real Estate License ID: BR98374317
    (240) 885-6806
    Learn more
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