Three-Level Loft Income
For Sale
$1,095,000
436 M STREET NW Unit 8, Washington, DC 20001
Historic residence offers flexible living space, natural light, private lower-level access, and dedicated parking.
Property Size2,730 SF
Price / SF$401.10
Days on Market17
Property Features for 436 M STREET NW Unit 8
General Information
Standard status
Active
Size
2,730 SF
Total Parking Spaces
1
Property subtype
Unit/Flat/Apartment
Units
Multifamily Units
1
Parking per Unit
1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$9,547
Building Details
Building Size
2,730 SF
Year Built
1900
Listing Agency:
TTR Sotheby's International Realty
Listed By:
Anne-Marie R Finnell · License #SP98365654
(202) 329-7117
Source:
Barnesrealestatecompany
Added: Aug 28
Changed: Sep 7
Last Checked: Sep 12 at 9:09AM
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.
Residence 8 occupies approximately 2,730 square feet across three levels within The Mohawk, a 1900 building converted into nine loft residences in the early 1990s. The main floor combines living and dining areas with an open kitchen, while the upper level contains a primary suite with a walk-in closet and skylit full bath. Two bedrooms, a den, family room with wet bar, and another full bath are arranged on the lower level. Oversized windows, high ceilings, and substantial storage add to the interior character, and one parking space is included.
The lower level has separate access and may support rental income. The property is in Mount Vernon Square, with a WalkScore of 93 and proximity to Metro, CityCenterDC, the Convention Center, Shaw, Logan Circle, restaurants, cafes, and Downtown Washington amenities.
The lower level has separate access and may support rental income. The property is in Mount Vernon Square, with a WalkScore of 93 and proximity to Metro, CityCenterDC, the Convention Center, Shaw, Logan Circle, restaurants, cafes, and Downtown Washington amenities.
Key Highlights
- Approximately 2,730sqft arranged across three levels
- The Mohawk contains nine loft residences and was constructed in 1900
- Lower level has separate access and rental income potential
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
$45,360
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
4.14%
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%
$907,200
$907.2K
Cap Rate 7%
$648,000
$648.0K
Cap Rate 9%
$504,000
$504.0K
Market Conditions
NOI Build-Up for 2,730 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
$86.8K $31.80/SF
− Vacancy
−$4.3K −$1.59/SF
EGI
$82.5K $30.21/SF
− OpEx
−$37.1K −$13.59/SF
NOI
$45.4K $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%
$907,200
Cap Rate 7%
$648,000
Cap Rate 9%
$504,000
Alternative Uses
Best Use
Apartment 5plus
$648.0K
$567.0K – $756.0K
NOI $45,360 @ 7.0% cap · market cap 4.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,296 @ 7.0% cap · market cap 8.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
2,013
Businesses Nearby
Explore this area
Business Placement
Demographics for 20001, DC
49,040
Population
26,728
Households
1.8
Avg Household Size
32
Median Age
78%
College-Educated
95%
High-School Grad
2.0 sq mi
ZIP Area
24,520
Density / Sq Mi
$138,730
Median Household Income
$94,675
Median Earnings
$2,464
Median Rent
$844,500
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Historic residence offers flexible living space, natural light, private lower-level access, and dedicated parking.
Where is this residential income property located?
The property is located at 436 M STREET NW Unit 8 Washington, DC.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Approximately 2,730sqft arranged across three levels; The Mohawk contains nine loft residences and was constructed in 1900; Lower level has separate access and rental income potential
