Three-Bedroom Residential Income
For Sale
$480,000
Pending
3279 S STAFFORD STREET Unit B2, Arlington, VA 22206
Arlington condo with stainless steel appliances, two full baths, and access to pool, courts, playgrounds, and dog park.
Property Size1,290 SF
Days on Market48
Property Features for 3279 S STAFFORD STREET Unit B2
General Information
Standard status
Pending
Size
1,290 SF
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 3BR/2BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$5,146
Amenities
pool
dog park
tennis courts
basketball courts
playgrounds
Building Details
Building Size
1,290 SF
Year Built
1940
Listing Agency:
Chambers Theory, LLC
Listed By:
Allison P Andrews · License #0225265741
(410) 934-4017
Source:
Kerishull
Added: Jul 21
Changed: Aug 31
Last Checked: Aug 29 at 1:38PM
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 Chambers Theory, LLC
Investment Insights
Based on property information with market context.
This 1,290-square-foot condominium at 3279 S Stafford Street, Unit B2, in Arlington offers three bedrooms, two full bathrooms, and an open interior with original hardwood flooring. The kitchen includes stainless steel appliances, ample cabinetry, and generous counter space. Improvements include a dishwasher installed in 2023, a washer and dryer added in 2021, and a new HVAC system installed in 2025. Built in 1940, the residence also provides access to association amenities including a swimming pool, dog park, tennis courts, basketball courts, and playgrounds.
The property is positioned near Shirlington dining, shopping, and theater venues, along with parks, scenic trails, and a farmers market. Its Arlington location also supports commuting into Washington, DC.
The property is positioned near Shirlington dining, shopping, and theater venues, along with parks, scenic trails, and a farmers market. Its Arlington location also supports commuting into Washington, DC.
Key Highlights
- 1,290‑square‑foot condominium with 3 bedrooms and 2 full bathrooms
- Original hardwood floors throughout the open interior
- Dishwasher installed in 2023; washer and dryer added in 2021
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
$19,412
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
4.04%
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%
$388,240
$388.2K
Cap Rate 7%
$277,314
$277.3K
Cap Rate 9%
$215,689
$215.7K
Market Conditions
NOI Build-Up for 1,290 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
$37.2K $28.80/SF
− Vacancy
−$1.9K −$1.44/SF
EGI
$35.3K $27.36/SF
− OpEx
−$15.9K −$12.31/SF
NOI
$19.4K $15.05/SF
Area
Arlington, VA
Vacancy
5.00%
Lease Rate
$28.80 /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%
$388,240
Cap Rate 7%
$277,314
Cap Rate 9%
$215,689
Alternative Uses
Best Use
Apartment 5plus
$277.3K
$242.7K – $323.5K
NOI $19,412 @ 7.0% cap · market cap 4.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$716.5K
$626.9K – $835.9K
NOI $50,155 @ 7.0% cap · market cap 10.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,226
Businesses Nearby
Explore this area
Business Placement
Demographics for 22206, VA
21,645
Population
11,851
Households
1.8
Avg Household Size
35
Median Age
76%
College-Educated
96%
High-School Grad
2.1 sq mi
ZIP Area
10,307
Density / Sq Mi
$136,472
Median Household Income
$92,948
Median Earnings
$2,332
Median Rent
$569,700
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Arlington condo with stainless steel appliances, two full baths, and access to pool, courts, playgrounds, and dog park.
Where is this residential income property located?
The property is located at 3279 S STAFFORD STREET Unit B2 Arlington, VA.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: 1,290‑square‑foot condominium with 3 bedrooms and 2 full bathrooms; Original hardwood floors throughout the open interior; Dishwasher installed in 2023; washer and dryer added in 2021
