4-Unit Multifamily
For Sale
$729,000
3108 Upshur St, Mount Rainier, MD 20712
Four apartments, shared laundry, porches, a private backyard, and a detached garage support flexible residential income use.
Property Size2,430 SF
Price / SF$300
Days on Market20
Property Features for 3108 Upshur St
General Information
Standard status
Active
Size
2,430 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR, 2 x 1BR, 1 x studio
Multifamily Units
4
Additional Details
Gross Income
$64,800
Public Transit
Yes
Amenities
front porch
rear porch
private backyard
shared laundry
detached two-car garage
workshop/storage building
Building Details
Year Built
1913
Listing Agency:
Samson Properties
(240) 938-6614
Listed By:
Lily Y. Chang · License #612051
Source:
Danmarpropertiesgroup
Added: Aug 10
Changed: Aug 28
Last Checked: Aug 29 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 Samson Properties
Investment Insights
Based on property information with market context.
Built in 1913, this 2,430-square-foot quadplex contains four apartments: one two-bedroom unit, two one-bedroom units, and one studio. Three apartments are leased under one-year terms, while the fourth is occupied month to month. The property has received substantial updates, including a new boiler, new water heater, roof improvements, replacement windows, electrical upgrades, exterior painting, selected interior work, and luxury vinyl plank flooring in Unit 1.
Residents have access to front and rear porches, a private backyard, shared laundry, a detached two-car garage, and a separate workshop or storage building. The property is located near Washington, DC, the Arts District, shopping, restaurants, parks, public transportation, and major commuter routes in the Historic Mount Rainier area.
Residents have access to front and rear porches, a private backyard, shared laundry, a detached two-car garage, and a separate workshop or storage building. The property is located near Washington, DC, the Arts District, shopping, restaurants, parks, public transportation, and major commuter routes in the Historic Mount Rainier area.
Key Highlights
- Four‑unit layout with one 2‑bedroom, two 1‑bedroom, and one studio apartment
- 2,430 square feet; built in 1913
- Three one‑year leases and one month‑to‑month tenancy
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
$35,308
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
4.84%
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%
$706,160
$706.2K
Cap Rate 7%
$504,400
$504.4K
Cap Rate 9%
$392,311
$392.3K
Market Conditions
NOI Build-Up for 2,430 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
$53.9K $22.20/SF
− Vacancy
−$3.5K −$1.44/SF
EGI
$50.4K $20.76/SF
− OpEx
−$15.1K −$6.23/SF
NOI
$35.3K $14.53/SF
Area
Prince George's County, MD
Vacancy
6.50%
Lease Rate
$22.20 /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%
$706,160
Cap Rate 7%
$504,400
Cap Rate 9%
$392,311
Alternative Uses
Best Use
Multifamily LT 5
$504.4K
$441.4K – $588.5K
NOI $35,308 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$467.3K
$408.9K – $545.2K
NOI $32,714 @ 7.0% cap · market cap 4.49%
Theoretical Best
Specialty Retail
$783.9K
$685.9K – $914.6K
NOI $54,874 @ 7.0% cap · market cap 7.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
837
Businesses Nearby
Explore this area
Business Placement
Demographics for 20712, MD
9,526
Population
4,271
Households
2.2
Avg Household Size
35
Median Age
34%
College-Educated
83%
High-School Grad
0.7 sq mi
ZIP Area
13,609
Density / Sq Mi
$68,452
Median Household Income
$42,881
Median Earnings
$1,442
Median Rent
$531,100
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 - Four apartments, shared laundry, porches, a private backyard, and a detached garage support flexible residential income use.
Where is this quadplex located?
The property is located at 3108 Upshur St Mount Rainier, MD.
What is the asking price?
The asking price for this property is $729,000.
What are key features of this property?
This property features: Four‑unit layout with one 2‑bedroom, two 1‑bedroom, and one studio apartment; 2,430 square feet; built in 1913; Three one‑year leases and one month‑to‑month tenancy
