Two-Level Residential Income
For Sale
$479,900
3479 S STAFFORD STREET Unit B1, Arlington, VA 22206
Expanded residence with an upper-level studio, community amenities, and convenient access to Route 7 and I-395.
Property Size1,144 SF
Price / SF$419.49
Days on Market26
Property Features for 3479 S STAFFORD STREET Unit B1
General Information
Standard status
Active
Size
1,144 SF
Property subtype
Unit/Flat/Apartment
Taxes and HOA fees
Annual Taxes
$3,483
Building Details
Building Size
1,144 SF
Year Built
1940
Listing Agency:
TTR Sotheby's International Realty
Listed By:
Christopher J Weathers · License #0225201978
(703) 402-4648
Source:
Kerishull
Added: Aug 8
Changed: Aug 31
Last Checked: Sep 2 at 2:16AM
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 TTR Sotheby's International Realty
Investment Insights
Based on property information with market context.
This 1,144-square-foot, two-level residence was built in 1940 and features an expanded Braddock model layout. The main level includes hardwood floors, a designed kitchen, living and dining areas, a bedroom, built-in systems, closet organizers, and ceiling fans. A spiral staircase leads to an upper-level studio with a den, bedroom, office area, and additional storage.
The property is within Fairlington Meadows and has access to a community pool, tennis and pickleball courts, playgrounds, sidewalks, pathways, and a community center. Shirlington Village, Bradlee Center, Fairlington Centre, and Alexandria Gateway are identified as nearby shopping, dining, and entertainment destinations. Route 7 and I-395 provide commuter access, while a neighborhood Metrobus stop is located steps from the home. The W&OD and Four-Mile Run trails are also nearby.
The property is within Fairlington Meadows and has access to a community pool, tennis and pickleball courts, playgrounds, sidewalks, pathways, and a community center. Shirlington Village, Bradlee Center, Fairlington Centre, and Alexandria Gateway are identified as nearby shopping, dining, and entertainment destinations. Route 7 and I-395 provide commuter access, while a neighborhood Metrobus stop is located steps from the home. The W&OD and Four-Mile Run trails are also nearby.
Key Highlights
- 1,144‑square‑foot expanded two‑level Braddock model residence
- Upper‑level studio includes a den, bedroom, office area, and storage
- Main level features hardwood floors, designed kitchen, built‑ins, and closet organizers
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
$17,215
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
3.59%
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%
$344,300
$344.3K
Cap Rate 7%
$245,929
$245.9K
Cap Rate 9%
$191,278
$191.3K
Market Conditions
NOI Build-Up for 1,144 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
$32.9K $28.80/SF
− Vacancy
−$1.6K −$1.44/SF
EGI
$31.3K $27.36/SF
− OpEx
−$14.1K −$12.31/SF
NOI
$17.2K $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%
$344,300
Cap Rate 7%
$245,929
Cap Rate 9%
$191,278
Alternative Uses
Best Use
Apartment 5plus
$245.9K
$215.2K – $286.9K
NOI $17,215 @ 7.0% cap · market cap 3.59%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$635.4K
$556.0K – $741.3K
NOI $44,479 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
878
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Expanded residence with an upper-level studio, community amenities, and convenient access to Route 7 and I-395.
Where is this residential income property located?
The property is located at 3479 S STAFFORD STREET Unit B1 Arlington, VA.
What is the asking price?
The asking price for this property is $479,900.
What are key features of this property?
This property features: 1,144‑square‑foot expanded two‑level Braddock model residence; Upper‑level studio includes a den, bedroom, office area, and storage; Main level features hardwood floors, designed kitchen, built‑ins, and closet organizers
