Two-Level Residential Income
For Sale
Contact for pricing
1804 Independence Avenue Southeast, Washington, DC 20003
Vacant upper-level residence in a boutique two-unit building with private entrances and an assigned rear parking space.
Property Size1,831 SF
Price / SF$505.19
Days on Market10
Property Features for 1804 Independence Avenue Southeast
General Information
Standard status
Active
Size
1,831 SF
Class
A
Total Parking Spaces
1
Property subtype
Multifamily
Zoning
Zoning: RF-1
Investment Type
Owner/User
Units
Unit Mix
1 x 3BR/2.5BA
Multifamily Units
1
Parking per Unit
1
Additional Details
Public Transit
Yes
Building Details
Year Built
2013
Buildings
1
Units
1
Listing Agency:
CENTURY 21 NEW MILLENNIUM
Listed By:
Stephen Karbelk · License #0225026849
(571) 481-1037
Source:
Crexi
Added: Aug 25
Changed: Sep 3
Last Checked: Sep 3 at 2:03AM
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 CENTURY 21 NEW MILLENNIUM
Investment Insights
Based on property information with market context.
Residence 2 occupies the top two floors of a two-unit building completed in 2013. The approximately 1,831-square-foot home includes three bedrooms, two-and-a-half baths, open living and dining areas, architectural millwork, and wood finishes. Front and rear entrances, along with one assigned rear parking space, support convenient daily access. The upper-floor placement provides separation from the street and a residential layout across two levels.
The property is located at 1804 Independence Avenue Southeast in Washington, DC, near Metro, parks, Congressional Cemetery, neighborhood retail, and Capitol Hill amenities. It is zoned RF-1, offered vacant, and available for immediate occupancy. The residence may suit an owner-user or a buyer evaluating a residential rental property, subject to independent verification of square footage, permitted uses, and investment assumptions.
The property is located at 1804 Independence Avenue Southeast in Washington, DC, near Metro, parks, Congressional Cemetery, neighborhood retail, and Capitol Hill amenities. It is zoned RF-1, offered vacant, and available for immediate occupancy. The residence may suit an owner-user or a buyer evaluating a residential rental property, subject to independent verification of square footage, permitted uses, and investment assumptions.
Key Highlights
- Approximately 1,831 SF across the upper two levels
- Three bedrooms and two‑and‑a‑half baths
- Built in 2013
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
$30,423
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
3.29%
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%
$608,460
$608.5K
Cap Rate 7%
$434,614
$434.6K
Cap Rate 9%
$338,033
$338.0K
Market Conditions
NOI Build-Up for 1,831 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
$58.2K $31.80/SF
− Vacancy
−$2.9K −$1.59/SF
EGI
$55.3K $30.21/SF
− OpEx
−$24.9K −$13.59/SF
NOI
$30.4K $16.62/SF
Area
Washington, DC
Vacancy
5.00%
Lease Rate
$31.80 /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%
$608,460
Cap Rate 7%
$434,614
Cap Rate 9%
$338,033
Alternative Uses
Best Use
Apartment 5plus
$434.6K
$380.3K – $507.1K
NOI $30,423 @ 7.0% cap · market cap 3.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$941.8K
$824.1K – $1.10M
NOI $65,927 @ 7.0% cap · market cap 7.13%
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
1,041
Businesses Nearby
Explore this area
Business Placement
Demographics for 20003, DC
36,501
Population
20,817
Households
1.8
Avg Household Size
35
Median Age
81%
College-Educated
97%
High-School Grad
2.3 sq mi
ZIP Area
15,870
Density / Sq Mi
$159,604
Median Household Income
$107,846
Median Earnings
$2,630
Median Rent
$954,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Vacant upper-level residence in a boutique two-unit building with private entrances and an assigned rear parking space.
Where is this residential income property located?
The property is located at 1804 Independence Avenue Southeast Washington, DC.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Approximately 1,831 SF across the upper two levels; Three bedrooms and two‑and‑a‑half baths; Built in 2013
