Brick End-Unit Multifamily
For Sale
$310,000
811 18TH Street NE, Washington, DC 20002
MULTI_FAMILY - Other - WASHINGTON, DC
Property Size1,152 SF
Lot Size0.03 Acres
Price / SF$269.10
Days on Market360
Property Features for 811 18TH Street NE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street, On Street
Elementary school district
DISTRICT OF COLUMBIA PUBLIC SCHOOLS
Middle school district
DISTRICT OF COLUMBIA PUBLIC SCHOOLS
High school district
DISTRICT OF COLUMBIA PUBLIC SCHOOLS
Special listing conditions
Short Sale
Standard status
Active
Size
1,152 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
25350
Building Details
Year built
1941
Number of units
2
Building materials
Brick
Architectural style
Other
Listing Agency:
Bennett Realty Solutions
(301) 459-5040
Listed By:
Cheryll A March · License #SP98366612
(301) 806-8117
Added: Sep 5, 2025
Changed: Jul 17
Last Checked: Aug 30 at 6:06PM
MLS# DCDC2221258
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.
This brick-constructed end-unit multifamily building is in good exterior condition and offers an investor-focused redevelopment layout. The interior has been gutted, leaving the exterior intact, and an excavated crawl space provides approximately seven feet of clear headroom. The building also includes rear parking, and construction access is available via a south-facing alley.
The property is located in Langston Carver and is near Benning Road NE and Bladensburg NE. It is described as within a short walk of the H Street corridor, with access to the H Street Trolley, Metrobus, and DC Metro at Union Station. I-295 is also noted as providing convenient regional connectivity.
With the interior already opened up and the crawl space cleared to clear headroom, the property is positioned for contractors and developers evaluating limited underpinning and a controlled redevelopment approach. The offering also references feasibility for a 3-unit residential development with a front addition, supported by the end-unit configuration, alley access, and rear parking. This listing is also noted as an approved short sale, and attached documents are referenced for additional details including a DC determination letter.
The property is located in Langston Carver and is near Benning Road NE and Bladensburg NE. It is described as within a short walk of the H Street corridor, with access to the H Street Trolley, Metrobus, and DC Metro at Union Station. I-295 is also noted as providing convenient regional connectivity.
With the interior already opened up and the crawl space cleared to clear headroom, the property is positioned for contractors and developers evaluating limited underpinning and a controlled redevelopment approach. The offering also references feasibility for a 3-unit residential development with a front addition, supported by the end-unit configuration, alley access, and rear parking. This listing is also noted as an approved short sale, and attached documents are referenced for additional details including a DC determination letter.
Key Highlights
- Brick end‑unit building built in 1941
- Approved short sale
- Gutted interior with excavated crawl space offering 7 ft clear headroom
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
$21,947
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
7.08%
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%
$438,940
$438.9K
Cap Rate 7%
$313,529
$313.5K
Cap Rate 9%
$243,856
$243.9K
Market Conditions
NOI Build-Up for 1,152 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
$33.2K $28.80/SF
− Vacancy
−$1.8K −$1.58/SF
EGI
$31.4K $27.22/SF
− OpEx
−$9.4K −$8.16/SF
NOI
$21.9K $19.05/SF
Area
ZIP 20002
Vacancy
5.50%
Lease Rate
$28.80 /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%
$438,940
Cap Rate 7%
$313,529
Cap Rate 9%
$243,856
Alternative Uses
Best Use
Multifamily LT 5
$313.5K
$274.3K – $365.8K
NOI $21,947 @ 7.0% cap · market cap 7.08%
Second Best
Apartment 5plus
$280.2K
$245.2K – $326.9K
NOI $19,612 @ 7.0% cap · market cap 6.33%
Theoretical Best
Office A
$594.8K
$520.4K – $693.9K
NOI $41,635 @ 7.0% cap · market cap 13.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7 ft
Clear height
3
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,174
Businesses Nearby
Explore this area
Business Placement
Demographics for 20002, DC
69,422
Population
38,459
Households
1.8
Avg Household Size
33
Median Age
70%
College-Educated
95%
High-School Grad
5.1 sq mi
ZIP Area
13,612
Density / Sq Mi
$114,482
Median Household Income
$82,909
Median Earnings
$2,140
Median Rent
$813,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - End-unit with alley access, gutted interior, and rear parking, suited for redevelopment into a new residential setup.
Where is this duplex located?
The property is located at 811 18TH Street NE Washington, DC.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Brick end‑unit building built in 1941; Approved short sale; Gutted interior with excavated crawl space offering 7 ft clear headroom
