Brookland Four-Unit Multifamily
For Sale
$1,174,000
Pending
4020 8TH St NE, Washington, DC 20017
Renovated four-unit building in Brookland with strong cash flow.
Property Size3,488 SF
Lot Size0.07 Acres
Days on Market138
Property Features for 4020 8TH St NE
General Information
Standard status
Pending
Size
3,488 SF
Lot size
0.07 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$10,168
Building Details
Building Size
3,488 SF
Year Built
1938
Units
4
Listing Agency:
Keller Williams Capital Properties
(703) 297-2730
Listed By:
Stefan Rosu · License #SP98377007
(703) 297-2730
Source:
Elliman
Added: Mar 25
Changed: Aug 8
Last Checked: Aug 5 at 10:16AM
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 Keller Williams Capital Properties
Investment Insights
Based on property information with market context.
This renovated four-unit building is located in Brookland. Each unit features three bedrooms and one bathroom, with an approximate area of 800 square feet. The average rent is $2,800 per month. Unit 1 is currently vacant, while the other three units are occupied. Renovations were completed in 2019, and all units include stainless steel appliances, granite countertops, and renovated bathrooms. Three of the units also have combo washer and dryers. Heat is provided by individual boilers located in the basement, and cooling is provided by window AC units. Each unit is separately metered for gas and electric. The owner is responsible for water, sewer, trash, and common electric. The building features a partially finished basement with individual boilers (replaced in 2019), hot water heaters (replaced in 2019), large tenant storage lockers, and a coin-operated laundry machine for larger loads. The property is located 0.5 miles from Turkey Thicket Recreation Center, 0.7 miles from Catholic University, and 0.8 miles from the Brookland-CUA Metro.
Key Highlights
- Strong cash flow with an average rent of $2,800/month per unit.
- Renovated in 2019 with stainless steel appliances, granite countertops, and renovated bathrooms in all units.
- Four 3‑bedroom, 1‑bath units, each approximately 800 SF.
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
$57,335
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
4.88%
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%
$1,146,700
$1.1M
Cap Rate 7%
$819,071
$819.1K
Cap Rate 9%
$637,056
$637.1K
Market Conditions
NOI Build-Up for 3,200 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
$86.4K $27.00/SF
− Vacancy
−$4.5K −$1.40/SF
EGI
$81.9K $25.60/SF
− OpEx
−$24.6K −$7.68/SF
NOI
$57.3K $17.92/SF
Area
Washington, DC
Vacancy
5.20%
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%
$1,146,700
Cap Rate 7%
$819,071
Cap Rate 9%
$637,056
Alternative Uses
Best Use
Multifamily LT 5
$819.1K
$716.7K – $955.6K
NOI $57,335 @ 7.0% cap · market cap 4.88%
Second Best
Apartment 5plus
$759.6K
$664.6K – $886.2K
NOI $53,170 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,218 @ 7.0% cap · market cap 9.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,264
Businesses Nearby
Explore this area
Business Placement
Demographics for 20017, DC
20,293
Population
9,252
Households
2.2
Avg Household Size
37
Median Age
59%
College-Educated
92%
High-School Grad
2.2 sq mi
ZIP Area
9,224
Density / Sq Mi
$101,543
Median Household Income
$74,399
Median Earnings
$1,793
Median Rent
$686,400
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?
Quadplex - Renovated four-unit building in Brookland with strong cash flow.
Where is this quadplex located?
The property is located at 4020 8TH St NE Washington, DC.
What is the asking price?
The asking price for this property is $1,174,000.
What are key features of this property?
This property features: Strong cash flow with an average rent of $2,800/month per unit.; Renovated in 2019 with **stainless steel appliances, granite countertops, and renovated bathrooms** in all units.; Four 3‑bedroom, 1‑bath units, each approximately 800 SF.
