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

    3812 16Th St S Arlington, VA 22204

    Sponsored
    For Sale
    $1,600,000

    MULTI_FAMILY - Other - ARLINGTON, VA

    Property size:
    2,533 SF
    Lot size:
    0.25 Acres
    Days on Market:
    2
    Last Refresh:
    Feb 21 at 6:06 am

    Property Features for 3812 16Th St S

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Property condition
    Under Construction
    Standard status
    Active
    Rooms
    Basement
    Parking features
    Driveway
    Interior features
    Ceiling Fan(s), Window Treatments
    Appliances
    Built-In Microwave, Dishwasher, Disposal, Dryer, Washer, Refrigerator, Stove
    Size
    2,533 SF
    Lot size
    0.25 Acres

    Utilities

    Heating system
    Hot Water(Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    2027
    Number of units
    1
    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Sarah A. Reynolds

    Keller Williams Realty (703) 679-1700

    Listing agent Sarah A. Reynolds (703) 297-4251 License #0225174916

    Listing date Feb 20, 2026

    MLS# VAAR2068972

    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

    Approved Arlington Apartment Complex Opportunity

    This property offers the opportunity to acquire an approved six-unit apartment complex project. The seller is nearing receipt of the Expanded Housing Option (EHO) Development permit for the lot. This permit, part of a limited annual allocation of no more than thirty R-6 permits, allows for the construction of multifamily buildings on single-family residential lots, provided they meet the design standards outlined in the Arlington County Zoning Ordinance (ACZO). The property at 3812 16th Street S meets the requirements, including a minimum lot area of 6,000 square feet and a minimum lot width of 60 feet. The sale includes the parcel, the existing home, and the EHO Permit, transferring the project for further development. The existing home can be rented until demolition commences. The planned construction allows for a three-story building with two units per floor, each featuring three bedrooms and two full bathrooms. This represents a rare investment opportunity in Douglas Park, Arlington.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Arlington
    County
    Arlington
    State
    Virginia
    Longitude
    -77.09461
    Latitude
    38.85456

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    FAQs

    What type of property is this?
    Residential land & home lot - Approved six-unit apartment complex development opportunity in Douglas Park.
    Where is this residential land & home lot located?
    The property is located at 3812 16Th St S Arlington, VA.
    What is the asking price?
    The asking price for this property is $1,600,000.
    What are key features of this property?
    This property features: - Approved 6-unit apartment complex development; - Expanded Housing Option (EHO) Development permit included; - Rare opportunity: Only 30 EHO permits issued annually
    (703) 844-3464
    Request Owner's contact information
    3812 16Th St S Arlington, VA 22204
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    Arlington, VA 22204
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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
    3812 16Th St S Arlington, VA 22204
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    We can help!
    Listing Contact
    Sarah A. Reynolds
    Real Estate License ID: 663800
    (703) 844-3464 (703) 297-4251 (703) 815-5700
    Learn more
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