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    Four-Unit Multifamily Building Title is generated by Realmo AI

    1616 ISHERWOOD Street NE, Washington, DC 20002

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    For Sale
    $1,200,000

    MULTI_FAMILY - Colonial - WASHINGTON, DC

    Property size:
    3,202 SF
    Lot size:
    0.08 Acres
    Price / SF:
    $374/SF
    Added:
    Mar 10, 2026
    Days on Market:
    86
    Last Refresh:
    Jun 3 at 4:06 pm

    Property Features for 1616 ISHERWOOD Street NE

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    On Street
    Interior features
    Bathroom - Stall Shower, Bathroom - Tub Shower, Floor Plan - Traditional, Floor Plan - Open
    Appliances
    Refrigerator, Stove
    Standard status
    Active
    Size
    3,202 SF
    Lot size
    0.08 Acres

    Taxes and HOA fees

    Tax Annual Amount
    9516

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1932
    Number of units
    4
    Building materials
    Brick
    Architectural style
    Colonial

    We can help!

    Listing Contact
    Norman Slye

    Listing agent Norman Slye License #SP98375116

    Listing office Real Broker, LLC 1765 Greensboro Station Place unit: 900, NEW YORK, DC

    Listing date Mar 10, 2026

    MLS# DCDC2249580 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Four‑unit multifamily building at 1616 Isherwood St NE (Kingman Park), built in 1932.
    • One unit is Section 8/HCV‑subsidized, providing guaranteed rental income; three units are currently vacant.
    • All units have been updated to current code standards.
    • Central air and forced‑air heating; brick construction.
    • Each unit includes a traditional and open floor plan with stall or tub shower bathrooms.
    • Appliances include refrigerator and stove; on‑street parking.

    Overview

    This four-unit multifamily property offers a strong starting income profile alongside clear repositioning potential. One unit is Section 8/HCV-subsidized, providing a stable, guaranteed rental income floor, while the remaining three units are currently vacant and present an opportunity for new leases. The building has been updated to current code standards, supporting straightforward re-leasing and tenant readiness. Select units have been virtually staged, and a rent roll is available upon request.

    Set in Kingman Park, the property is on a quiet residential block with convenient access to everyday retail and dining options, as well as parks and transit. It is positioned just minutes from Capitol Hill and the H Street Corridor, with long-term growth drivers nearby, including the future RFK Stadium redevelopment site.

    For investors, this is an income-producing asset designed for both near-term occupancy improvements and long-term market tailwinds. The combination of an occupied subsidized unit and available units makes it well-suited for an operator or buyer prepared to capitalize on lease-up momentum in a neighborhood with established demand.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $92.2k $28.80
    − Vacancy −$5.1k −$1.58
    EGI $87.1k $27.22
    − OpEx −$26.1k −$8.16
    NOI $61.0k $19.05
    3,202 SF · lease $28.80/SF/yr · vacancy 5.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $871.5K
    $762.5K – $1.02M (±1% cap)
    NOI $61,002 @ 7.0% cap · market cap 5.08%
    Second Best
    Apartment 5plus
    $778.8K
    $681.4K – $908.6K (±1% cap)
    NOI $54,513 @ 7.0% cap · market cap 4.54%
    Theoretical Best
    Office A
    $1.65M
    $1.45M – $1.93M (±1% cap)
    NOI $115,724 @ 7.0% cap · market cap 9.64%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Map

    City
    Washington
    County
    District of Columbia
    State
    District of Columbia
    Longitude
    -76.9811
    Latitude
    38.89565

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    FAQs

    What type of property is this?
    Quadplex - Four-unit rental with one Section 8/HCV subsidized unit and three vacant units ready for lease-up.
    Where is this quadplex located?
    The property is located at 1616 ISHERWOOD Street NE Washington, DC.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Four‑unit multifamily building at 1616 Isherwood St NE (Kingman Park), built in 1932.; One unit is Section 8/HCV‑subsidized, providing guaranteed rental income; three units are currently vacant.; All units have been updated to current code standards.
    (302) 480-0070
    We can help!
    Listing Contact
    Norman Slye
    Real Estate License ID: SP98375116
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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