Multifamily Apartment
For Sale
Contact for pricing
Pending
3427 13th Street Northwest, Washington, DC 20010
Well-maintained 16-unit apartment building with on-site laundry, surface parking, and private patio or balcony units.
Property Size13,852 SF
Days on Market131
Property Features for 3427 13th Street Northwest
General Information
Standard status
Pending
Size
13,852 SF
Total Parking Spaces
4
Property subtype
Multifamily
Occupancy
50%
Investment Type
Value Add
Building Details
Year Built
1911
Stories
4
Units
4
Listing Agency:
Harbor Stone Advisors
Listed By:
Justin Verner · License #MD 630799
Source:
Crexi
Added: Apr 28
Changed: Aug 13
Last Checked: Sep 2 at 7:00AM
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 Harbor Stone Advisors
Investment Insights
Based on property information with market context.
Tivoli Place is an expertly maintained multifamily apartment building featuring 16 units with a mix of (1) efficiency, (5) 1 bed / 1 bath, (8) 2 bed / 1 bath, and (2) 2 bed / 2 bath homes. Typical interiors include white and stainless steel appliances, wood cabinets, granite or marble countertops, and hardwood or tile flooring. The property also offers an on-site laundry facility, four surface parking spaces, and ten units with private patio or balcony access.
Located in NW Washington, DC in the Columbia Heights neighborhood, Tivoli Place is described as being within steps of retail, dining, and nightlife.
As of the provided information, the property is 50% occupied. A new owner may lease the vacant units in accordance with DC rent control regulations, with stated room to increase up to a 10% maximum over prior rents.
Located in NW Washington, DC in the Columbia Heights neighborhood, Tivoli Place is described as being within steps of retail, dining, and nightlife.
As of the provided information, the property is 50% occupied. A new owner may lease the vacant units in accordance with DC rent control regulations, with stated room to increase up to a 10% maximum over prior rents.
Key Highlights
- 16‑unit multifamily building built in 1911 in NW Washington, DC
- Unit mix: 1 efficiency, 5 studios (1 bed/1 bath), 8 two bed/1 bath, and 2 two bed/2 bath
- Typical interiors include white/stainless steel appliances, wood cabinets, granite/marble countertops, and hardwood/tile flooring
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
$230,158
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
5.90%
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%
$4,603,160
$4.6M
Cap Rate 7%
$3,287,971
$3.3M
Cap Rate 9%
$2,557,311
$2.6M
Market Conditions
NOI Build-Up for 13,852 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
$440.5K $31.80/SF
− Vacancy
−$22.0K −$1.59/SF
EGI
$418.5K $30.21/SF
− OpEx
−$188.3K −$13.59/SF
NOI
$230.2K $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%
$4,603,160
Cap Rate 7%
$3,287,971
Cap Rate 9%
$2,557,311
Alternative Uses
Best Use
Apartment 5plus
$3.29M
$2.88M – $3.84M
NOI $230,158 @ 7.0% cap · market cap 5.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.13M
$6.23M – $8.31M
NOI $498,752 @ 7.0% cap · market cap 12.79%
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Well-maintained 16-unit apartment building with on-site laundry, surface parking, and private patio or balcony units.
Where is this apartment building located?
The property is located at 3427 13th Street Northwest Washington, DC.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: 16‑unit multifamily building built in 1911 in NW Washington, DC; Unit mix: 1 efficiency, 5 studios (1 bed/1 bath), 8 two bed/1 bath, and 2 two bed/2 bath; Typical interiors include white/stainless steel appliances, wood cabinets, granite/marble countertops, and hardwood/tile flooring
