Capitol Hill Retail/Office
For Sale
Contact for pricing
1210 Pennsylvania Ave. SE, Washington, DC 20003
Three-level retail/office property in Capitol Hill's commercial corridor.
Property Size2,196 SF
Price / SF$455.37
Days on Market146
Property Features for 1210 Pennsylvania Ave. SE
General Information
Standard status
Active
Size
2,196 SF
Property subtype
Office, Retail
Zoning
MU-4/CHC
Building Details
Year Built
1920
Buildings
1
Stories
3
Listing Agency:
Feldman Ruel
Listed By:
Josh Feldman · License #DC BR200201416
Source:
Crexi
Added: Mar 20
Changed: Aug 8
Last Checked: Aug 9 at 9:40AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Feldman Ruel
Investment Insights
Based on property information with market context.
Located on Capitol Hill's main commercial corridor, 1210 Pennsylvania Avenue SE is a three-level retail/office property. The property is situated near Barracks Row and Eastern Market, benefiting from a concentration of established retail and service providers. The location is within one of Washington, D.C.'s most stable and highly educated submarkets. The property is zoned MU-4/CHC, permitting a broad range of retail, office, and residential uses. The property contains 2,196 square feet. The building is delivered vacant, providing an opportunity for immediate occupancy upon sale. Transportation options include proximity to the Potomac Avenue and Eastern Market Metrorail stations, a Capital Bikeshare docking station, and I-695, I-395, and I-295, providing accessibility throughout the District and the greater metropolitan area.
Key Highlights
- Delivered vacant, allowing immediate occupancy.
- Located in Capitol Hill's main commercial corridor, near Barracks Row and Eastern Market.
- Zoned MU‑4/CHC, permitting a broad range of retail, office, and residential uses.
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
$69,727
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
6.97%
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%
$1,394,540
$1.4M
Cap Rate 7%
$996,100
$996.1K
Cap Rate 9%
$774,744
$774.7K
Market Conditions
NOI Build-Up for 2,196 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
$110.7K $50.40/SF
− Vacancy
−$17.7K −$8.06/SF
EGI
$93.0K $42.34/SF
− OpEx
−$23.2K −$10.58/SF
NOI
$69.7K $31.75/SF
Area
Washington, DC
Vacancy
16.00%
Lease Rate
$50.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,394,540
Cap Rate 7%
$996,100
Cap Rate 9%
$774,744
Alternative Uses
Best Use
Office B
$996.1K
$871.6K – $1.16M
NOI $69,727 @ 7.0% cap · market cap 6.97%
Second Best
Mixed Use
$517.6K
$452.9K – $603.9K
NOI $36,234 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$1.13M
$988.4K – $1.32M
NOI $79,069 @ 7.0% cap · market cap 7.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,987
Businesses Nearby
Explore this area
Business Placement
Demographics for 20003, DC
36,501
Population
20,817
Households
1.8
Avg Household Size
35
Median Age
81%
College-Educated
97%
High-School Grad
2.3 sq mi
ZIP Area
15,870
Density / Sq Mi
$159,604
Median Household Income
$107,846
Median Earnings
$2,630
Median Rent
$954,200
Median Home Value
Market
Vacancy Rate% for Office in Washington, DC
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-level retail/office property in Capitol Hill's commercial corridor.
Where is this mixed-use property located?
The property is located at 1210 Pennsylvania Ave. SE Washington, DC.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Delivered vacant, allowing immediate occupancy.; Located in Capitol Hill's main commercial corridor, near Barracks Row and Eastern Market.; Zoned MU‑4/CHC, permitting a broad range of retail, office, and residential uses.
