Garden-Level Residential Income
For Sale
$450,000
28 BRYANT STREET NW Unit 1, Washington, DC 20001
Two-bedroom garden-level residence with private entry, deeded parking, and updated mechanical systems.
Property Size894 SF
Days on Market40
Property Features for 28 BRYANT STREET NW Unit 1
General Information
Standard status
Active
Size
894 SF
Total Parking Spaces
1
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$4,341
Amenities
private entrance
hardwood floors
exposed brick wall
stainless steel appliances
in-unit washer and dryer
garden
Building Details
Building Size
894 SF
Year Built
1909
Listing Agency:
Compass
Listed By:
Kathryn M Dwyer · License #sp98376160
(571) 296-5569
Source:
Kwcapitalproperties
Added: Aug 6
Changed: Sep 8
Last Checked: Sep 14 at 9:20AM
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 Compass
Investment Insights
Based on property information with market context.
This garden-level residential income property offers a private entrance, hardwood flooring, exposed brick, and a two-bedroom, two-bath layout. The kitchen is fitted with stainless steel appliances, while an in-unit washer and dryer add everyday convenience. A new HVAC system and one separately deeded parking space are also included. The home was built in 1909.
Located on Bryant Street NW in Washington, DC, the property sits in LeDroit Park near shops, dining, and parks. A maintained garden directly outside the residence provides additional outdoor space and a quiet setting within the neighborhood.
Located on Bryant Street NW in Washington, DC, the property sits in LeDroit Park near shops, dining, and parks. A maintained garden directly outside the residence provides additional outdoor space and a quiet setting within the neighborhood.
Key Highlights
- Two bedrooms and two full bathrooms
- Private entrance and garden‑level layout
- Hardwood floors with exposed brick detail
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
$14,854
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
3.30%
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%
$297,080
$297.1K
Cap Rate 7%
$212,200
$212.2K
Cap Rate 9%
$165,044
$165.0K
Market Conditions
NOI Build-Up for 894 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
$28.4K $31.80/SF
− Vacancy
−$1.4K −$1.59/SF
EGI
$27.0K $30.21/SF
− OpEx
−$12.2K −$13.59/SF
NOI
$14.9K $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%
$297,080
Cap Rate 7%
$212,200
Cap Rate 9%
$165,044
Alternative Uses
Best Use
Apartment 5plus
$212.2K
$185.7K – $247.6K
NOI $14,854 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$459.8K
$402.4K – $536.5K
NOI $32,189 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
4,377
Businesses Nearby
Explore this area
Business Placement
Demographics for 20001, DC
49,040
Population
26,728
Households
1.8
Avg Household Size
32
Median Age
78%
College-Educated
95%
High-School Grad
2.0 sq mi
ZIP Area
24,520
Density / Sq Mi
$138,730
Median Household Income
$94,675
Median Earnings
$2,464
Median Rent
$844,500
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom garden-level residence with private entry, deeded parking, and updated mechanical systems.
Where is this residential income property located?
The property is located at 28 BRYANT STREET NW Unit 1 Washington, DC.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two bedrooms and two full bathrooms; Private entrance and garden‑level layout; Hardwood floors with exposed brick detail
