Residential Income Property with Rooftop
For Sale
$945,000
3528 13TH STREET NW Unit 2, Washington, DC 20010
Two-level condominium residence with flexible living space, private outdoor areas, dedicated parking, and access to Metro and neighborhood amenities.
Property Size2,180 SF
Days on Market54
Property Features for 3528 13TH STREET NW Unit 2
General Information
Standard status
Active
Size
2,180 SF
Property subtype
Unit/Flat/Apartment
Taxes and HOA fees
Annual Taxes
$6,535
Building Details
Building Size
2,180 SF
Year Built
1902
Listing Agency:
C. H. Kay Realty, Inc.
(301) 875-7506
Listed By:
Daniel C Kay · License #BR40000223
(301) 875-7506
Source:
Barnesrealestatecompany
Added: Jul 2
Changed: Aug 22
Last Checked: Aug 24 at 1:17PM
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 C. H. Kay Realty, Inc.
Investment Insights
Based on property information with market context.
This residential income property occupies the upper two levels of a two-residence building and offers nearly 2,200 square feet of interior space. The open layout includes connected living and dining areas, a well-appointed kitchen, oversized windows, and a loft-style den that can serve as an office, media room, guest area, or potential third bedroom. A built-in bookcase opens to a large concealed storage room, adding useful capacity beyond the main living areas. The property also includes two private outdoor spaces, highlighted by a rooftop deck, along with dedicated off-street parking and low-maintenance condominium ownership.
Built in 1902, the property is located near Meridian Hill Park, restaurants, neighborhood cafes, Metro, and the shopping and dining districts of Columbia Heights and Mount Pleasant. Its address is 3528 13th Street NW, Unit 2, Washington, DC 20010.
Built in 1902, the property is located near Meridian Hill Park, restaurants, neighborhood cafes, Metro, and the shopping and dining districts of Columbia Heights and Mount Pleasant. Its address is 3528 13th Street NW, Unit 2, Washington, DC 20010.
Key Highlights
- Nearly 2,200 square feet across the top two floors
- Two private outdoor areas, including an expansive rooftop deck
- Loft‑style den with potential third‑bedroom use
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
$36,222
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
3.83%
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%
$724,440
$724.4K
Cap Rate 7%
$517,457
$517.5K
Cap Rate 9%
$402,467
$402.5K
Market Conditions
NOI Build-Up for 2,180 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
$69.3K $31.80/SF
− Vacancy
−$3.5K −$1.59/SF
EGI
$65.9K $30.21/SF
− OpEx
−$29.6K −$13.59/SF
NOI
$36.2K $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%
$724,440
Cap Rate 7%
$517,457
Cap Rate 9%
$402,467
Alternative Uses
Best Use
Apartment 5plus
$517.5K
$452.8K – $603.7K
NOI $36,222 @ 7.0% cap · market cap 3.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.12M
$981.2K – $1.31M
NOI $78,493 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,207
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-level condominium residence with flexible living space, private outdoor areas, dedicated parking, and access to Metro and neighborhood amenities.
Where is this residential income property located?
The property is located at 3528 13TH STREET NW Unit 2 Washington, DC.
What is the asking price?
The asking price for this property is $945,000.
What are key features of this property?
This property features: Nearly 2,200 square feet across the top two floors; Two private outdoor areas, including an expansive rooftop deck; Loft‑style den with potential third‑bedroom use
