Residential Income Property with
For Sale
$899,999
1300 CRYSTAL DRIVE Unit 1206S, Arlington, VA 22202
High-floor residence with Potomac and city views, in-unit laundry, parking, storage, and extensive building amenities.
Property Size2,139 SF
Price / SF$449
Days on Market54
Property Features for 1300 CRYSTAL DRIVE Unit 1206S
General Information
Standard status
Active
Size
2,139 SF
Property subtype
Unit/Flat/Apartment
Additional Details
Public Transit
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$7,954
Amenities
private balconies
washer/dryer in-unit
storage
concierge
pool
sauna
fitness center
Building Details
Building Size
2,139 SF
Year Built
1981
Listing Agency:
LPT Realty, LLC
(202) 870-0407
Listed By:
Edward Slavis · License #0225213482
(202) 870-0407
Source:
Barnesrealestatecompany
Added: Jun 17
Changed: Aug 8
Last Checked: Aug 9 at 11:48AM
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 LPT Realty, LLC
Investment Insights
Based on property information with market context.
Unit 1206S is a 12th-floor residential income property offering over 2,000 square feet of interior space. The layout includes a living room, dining room with crystal chandelier, wet bar, kitchen with breakfast nook, primary suite with en-suite soaking tub, and two additional rooms. Two private balconies extend from the main living area, with one oriented toward the Potomac and the other overlooking the city. An in-unit washer/dryer, parking, and storage are included.
Building amenities include concierge service, two pools, a sauna, and a fitness center. The property also offers access to Metro service on the Blue and Yellow Lines, with Reagan National, the Pentagon, and DC nearby. Built in 1981.
Building amenities include concierge service, two pools, a sauna, and a fitness center. The property also offers access to Metro service on the Blue and Yellow Lines, with Reagan National, the Pentagon, and DC nearby. Built in 1981.
Key Highlights
- Over 2,000 square feet on the 12th floor
- Two private balconies with Potomac and city outlooks
- Primary suite with en‑suite soaking tub
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
$30,096
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
3.34%
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%
$601,920
$601.9K
Cap Rate 7%
$429,943
$429.9K
Cap Rate 9%
$334,400
$334.4K
Market Conditions
NOI Build-Up for 2,000 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
$57.6K $28.80/SF
− Vacancy
−$2.9K −$1.44/SF
EGI
$54.7K $27.36/SF
− OpEx
−$24.6K −$12.31/SF
NOI
$30.1K $15.05/SF
Area
Arlington, VA
Vacancy
5.00%
Lease Rate
$28.80 /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%
$601,920
Cap Rate 7%
$429,943
Cap Rate 9%
$334,400
Alternative Uses
Best Use
Apartment 5plus
$429.9K
$376.2K – $501.6K
NOI $30,096 @ 7.0% cap · market cap 3.34%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.11M
$972.0K – $1.30M
NOI $77,760 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,934
Businesses Nearby
Explore this area
Business Placement
Demographics for 22202, VA
28,472
Population
18,110
Households
1.6
Avg Household Size
35
Median Age
84%
College-Educated
98%
High-School Grad
3.9 sq mi
ZIP Area
7,301
Density / Sq Mi
$141,933
Median Household Income
$92,818
Median Earnings
$2,448
Median Rent
$838,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - High-floor residence with Potomac and city views, in-unit laundry, parking, storage, and extensive building amenities.
Where is this residential income property located?
The property is located at 1300 CRYSTAL DRIVE Unit 1206S Arlington, VA.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: Over 2,000 square feet on the 12th floor; Two private balconies with Potomac and city outlooks; Primary suite with en‑suite soaking tub
