Waterfront Residential Income
For Sale
$750,000
1250 S WASHINGTON STREET Unit 604, Alexandria, VA 22314
Sixth-floor residence with balcony views, garage parking, storage, and access to extensive waterfront community amenities.
Property Size1,439 SF
Price / SF$521.20
Days on Market11
Property Features for 1250 S WASHINGTON STREET Unit 604
General Information
Standard status
Active
Size
1,439 SF
Total Parking Spaces
1
Property subtype
Unit/Flat/Apartment
Property Condition
Severity
Repairs Needed
Evidence
stylish renovation opportunity
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$8,397
Amenities
outdoor pool
tennis court
kayak storage and launch
party room
meeting room
exercise room
sauna
24-hour front desk
security
EV charging
transportation service
wood-burning fireplace
open balcony
Building Details
Building Size
1,439 SF
Year Built
1985
Listing Agency:
Corcoran McEnearney
(703) 785-5619
Listed By:
Mary K Taylor · License #0225089770
(703) 785-5619
Source:
Kerishull
Added: Aug 20
Changed: Aug 28
Last Checked: Aug 29 at 2:32PM
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 Corcoran McEnearney
Investment Insights
Based on property information with market context.
Unit 604 is a 1,439-square-foot, two-bedroom, two-bath residential property on the sixth floor of a 1985 building. The home provides one-level living with higher 8'6" ceilings, living and dining areas sized for larger furnishings, a wood-burning fireplace, and an open balcony. Interior spaces have been freshly painted in neutral tones and offer views toward the golf course, Hunting Creek, and city lights.
The property conveys with garage space #192 and storage unit #604. Community amenities include an outdoor pool overlooking the Potomac River, tennis court, kayak storage and launch, party and meeting rooms, exercise rooms with sauna, 24-hour front desk, security, EV charging, and transportation service. The address is 1250 S Washington Street in Alexandria, Virginia, near biking, hiking, and walking trails, parks, restaurants, and shopping.
The property conveys with garage space #192 and storage unit #604. Community amenities include an outdoor pool overlooking the Potomac River, tennis court, kayak storage and launch, party and meeting rooms, exercise rooms with sauna, 24-hour front desk, security, EV charging, and transportation service. The address is 1250 S Washington Street in Alexandria, Virginia, near biking, hiking, and walking trails, parks, restaurants, and shopping.
Key Highlights
- 1,439‑square‑foot, two‑bedroom, two‑bath residence on the sixth floor
- 8'6" ceilings available on the sixth, seventh, and eighth floors
- Open balcony with views of the golf course, Hunting Creek, and city lights
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
$22,059
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
2.94%
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%
$441,180
$441.2K
Cap Rate 7%
$315,129
$315.1K
Cap Rate 9%
$245,100
$245.1K
Market Conditions
NOI Build-Up for 1,439 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
$42.3K $29.40/SF
− Vacancy
−$2.2K −$1.53/SF
EGI
$40.1K $27.87/SF
− OpEx
−$18.0K −$12.54/SF
NOI
$22.1K $15.33/SF
Area
Alexandria, VA
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$441,180
Cap Rate 7%
$315,129
Cap Rate 9%
$245,100
Alternative Uses
Best Use
Apartment 5plus
$315.1K
$275.7K – $367.7K
NOI $22,059 @ 7.0% cap · market cap 2.94%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$799.3K
$699.4K – $932.5K
NOI $55,948 @ 7.0% cap · market cap 7.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
524
Businesses Nearby
Explore this area
Business Placement
Demographics for 22314, VA
35,784
Population
21,154
Households
1.7
Avg Household Size
39
Median Age
79%
College-Educated
97%
High-School Grad
3.7 sq mi
ZIP Area
9,671
Density / Sq Mi
$144,359
Median Household Income
$98,121
Median Earnings
$2,312
Median Rent
$856,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Sixth-floor residence with balcony views, garage parking, storage, and access to extensive waterfront community amenities.
Where is this residential income property located?
The property is located at 1250 S WASHINGTON STREET Unit 604 Alexandria, VA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 1,439‑square‑foot, two‑bedroom, two‑bath residence on the sixth floor; 8'6" ceilings available on the sixth, seventh, and eighth floors; Open balcony with views of the golf course, Hunting Creek, and city lights
