Contemporary Duplex with Rooftop
For Sale
$899,900
2503 BURNS Street SE, Washington, DC 20020
Multi-Family, WASHINGTON, DC
Property Size2,591 SF
Lot Size0.03 Acres
Price / SF$347.32
Days on Market180
Property Features for 2503 BURNS Street SE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Parking features
On Street
Subdivision
HILLCREST
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
2,591 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
6637
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
rooftop deck
Building Details
Year built
2022
Number of units
2
Building materials
Combination, Composition, Frame, Mixed
Architectural style
Contemporary
Listing Agency:
Keller Williams Capital Properties · Keller Williams Realty
(202) 243-7700
Listed By:
Lee Gochman
(631) 356-4276
Added: Mar 19
Changed: Aug 31
Last Checked: Sep 14 at 4:06AM
MLS# DCDC2232818
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.
Located at 2503 Burns Street SE, this contemporary duplex contains two fully independent residential units. The lower residence offers 2 bedrooms, 2 baths, and access to a private backyard, while the upper residence spans three finished levels with 3 bedrooms, 3 baths, and a rooftop deck with DC skyline views. The property includes quartz countertops, stainless-steel appliances, engineered hardwood flooring, recessed lighting, central heating, and central air. One lower-level area allows light flooring and bathroom customization, while the remainder is finished and move-in ready.
The property is 1 mile from Potomac Ave Metro, with access to Navy Yard, Capitol Hill, and the upcoming Commanders Stadium. It is rent-control exempt and has no condo or HOA fees. On-street parking is provided.
The property is 1 mile from Potomac Ave Metro, with access to Navy Yard, Capitol Hill, and the upcoming Commanders Stadium. It is rent-control exempt and has no condo or HOA fees. On-street parking is provided.
Key Highlights
- Two fully independent duplex units
- Lower unit: 2 bedrooms, 2 baths, and private backyard access
- Upper unit: 3 bedrooms, 3 baths, and three finished levels
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
$45,787
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
5.09%
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%
$915,740
$915.7K
Cap Rate 7%
$654,100
$654.1K
Cap Rate 9%
$508,744
$508.7K
Market Conditions
NOI Build-Up for 2,591 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
$70.0K $27.00/SF
− Vacancy
−$4.5K −$1.76/SF
EGI
$65.4K $25.25/SF
− OpEx
−$19.6K −$7.57/SF
NOI
$45.8K $17.67/SF
Area
ZIP 20020
Vacancy
6.50%
Lease Rate
$27.00 /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%
$915,740
Cap Rate 7%
$654,100
Cap Rate 9%
$508,744
Alternative Uses
Best Use
Multifamily LT 5
$654.1K
$572.3K – $763.1K
NOI $45,787 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$584.3K
$511.3K – $681.7K
NOI $40,903 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,642 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
669
Businesses Nearby
Explore this area
Business Placement
Demographics for 20020, DC
51,616
Population
26,376
Households
2
Avg Household Size
34
Median Age
28%
College-Educated
89%
High-School Grad
4.6 sq mi
ZIP Area
11,221
Density / Sq Mi
$53,015
Median Household Income
$48,752
Median Earnings
$1,317
Median Rent
$442,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two independent units feature modern finishes and distinct living configurations.
Where is this duplex located?
The property is located at 2503 BURNS Street SE Washington, DC.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Two fully independent duplex units; Lower unit: 2 bedrooms, 2 baths, and private backyard access; Upper unit: 3 bedrooms, 3 baths, and three finished levels
