Two-Story Performance
New
For Sale
$950,000
3222 11TH St NW, Washington, DC 20010
MU-4 zoning supports commercial, residential, and mixed-use applications subject to applicable District of Columbia approvals.
Property Size1,400 SF
Price / SF$678.57
Days on Market2
Property Features for 3222 11TH St NW
General Information
Standard status
Active
Size
1,400 SF
Property subtype
Commercial
Zoning
MU-4
Taxes and HOA fees
Annual Taxes
$10,186
Amenities
courtyard
garden boxes
security gate
accessible entrance ramp
stage
lighting infrastructure
DJ booth
office
restroom
storage
fenced rear
Building Details
Year Built
1907
Buildings
1
Stories
2
Listing Agency:
Thos D. Walsh, Inc.
(202) 413-9030
Listed By:
Cameron Goodman · License #SP98377231
(202) 413-9030
Source:
Elliman
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 4:57AM
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 Thos D. Walsh, Inc.
Investment Insights
Based on property information with market context.
This 1,400+ square-foot, two-story commercial property was built in 1907 and configured as a performance venue. The main level includes 10-foot ceilings, exposed rafters, patterned brick, large south-facing windows, a dedicated stage, professional lighting infrastructure, and an elevated DJ/control booth. HVAC is supplemented by additional heating and cooling systems. A second-floor office area, restroom, and storage support operations, while the fenced rear area provides additional storage and operational space. Entry is through a courtyard with garden boxes, an accessible ramp, security gate, and double doors.
The property occupies 3222 11TH St NW in Columbia Heights, beside Wonderland Ballroom and Buddy’s. Columbia Heights Metro is three blocks away, Petworth Metro is approximately half a mile north, and the U Street Corridor is roughly a mile south. Walk Score is 93, Transit Score is 77, and bikeScore is 83. MU-4 zoning allows commercial, residential, and mixed-use applications subject to District of Columbia regulations and approvals.
The property occupies 3222 11TH St NW in Columbia Heights, beside Wonderland Ballroom and Buddy’s. Columbia Heights Metro is three blocks away, Petworth Metro is approximately half a mile north, and the U Street Corridor is roughly a mile south. Walk Score is 93, Transit Score is 77, and bikeScore is 83. MU-4 zoning allows commercial, residential, and mixed-use applications subject to District of Columbia regulations and approvals.
Key Highlights
- 1,400+ square feet across a two‑story commercial property
- Existing performance venue with dedicated stage and professional lighting infrastructure
- 10‑foot ceilings, exposed rafters, patterned brick, and large south‑facing windows
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
$44,453
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
4.68%
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%
$889,060
$889.1K
Cap Rate 7%
$635,043
$635.0K
Cap Rate 9%
$493,922
$493.9K
Market Conditions
NOI Build-Up for 1,400 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
$70.6K $50.40/SF
− Vacancy
−$11.3K −$8.06/SF
EGI
$59.3K $42.34/SF
− OpEx
−$14.8K −$10.58/SF
NOI
$44.5K $31.75/SF
Area
Washington, DC
Vacancy
16.00%
Lease Rate
$50.40 /SF/Yr
Expense Ratio
25.00%
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%
$889,060
Cap Rate 7%
$635,043
Cap Rate 9%
$493,922
Alternative Uses
Best Use
Office B
$635.0K
$555.7K – $740.9K
NOI $44,453 @ 7.0% cap · market cap 4.68%
Second Best
Retail
$320.9K
$280.8K – $374.4K
NOI $22,462 @ 7.0% cap · market cap 2.36%
Theoretical Best
Office A
$720.1K
$630.1K – $840.1K
NOI $50,408 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,112
Businesses Nearby
Explore this area
Business Placement
Demographics for 20010, DC
32,663
Population
15,917
Households
2.1
Avg Household Size
33
Median Age
67%
College-Educated
87%
High-School Grad
1.0 sq mi
ZIP Area
32,663
Density / Sq Mi
$110,260
Median Household Income
$81,834
Median Earnings
$1,815
Median Rent
$868,400
Median Home Value
Market
Vacancy Rate% for Office in Washington, DC
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Theater & concert hall - MU-4 zoning supports commercial, residential, and mixed-use applications subject to applicable District of Columbia approvals.
Where is this theater & concert hall located?
The property is located at 3222 11TH St NW Washington, DC.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 1,400+ square feet across a two‑story commercial property; Existing performance venue with dedicated stage and professional lighting infrastructure; 10‑foot ceilings, exposed rafters, patterned brick, and large south‑facing windows
