Two-Level Luxury
For Sale
$1,125,000
822 Madison St NW, Washington, DC 20011
Two residences feature private entries, upscale kitchens, flexible rooms, and dedicated outdoor areas.
Property Size3,344 SF
Price / SF$336.42
Days on Market34
Property Features for 822 Madison St NW
General Information
Standard status
Active
Size
3,344 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR+den/2.5BA, 1 x 2BR/2.5BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
balcony
private patio
rooftop deck
TechWood terrace
bistro patio
off-street parking
spiral staircase
floor-to-ceiling windows
hardwood floors
custom tile
quartz waterfall island
marble backsplash
stainless steel appliances
wine refrigerator
stove pot filler
custom cabinetry
storage
Building Details
Year Built
2021
Buildings
1
Stories
4
Listing Agency:
Demers Real Estate, Inc.
(202) 232-0950
Listed By:
Jon L Wilson · License #BR98368578
Source:
Lgagne
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 28 at 12:57PM
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 Demers Real Estate, Inc.
Investment Insights
Based on property information with market context.
Built in 2021, this 3344-square-foot duplex contains two separate residences, each arranged over two levels. Unit 1 offers two bedrooms, a den, and 2.5 bathrooms, along with front and rear entrances, a balcony, private patio, storage, and a flexible lower-level room. Unit 2 includes two bedrooms, 2.5 bathrooms, a private rooftop deck, TechWood terrace, bistro patio, and a parking pad.
Both residences feature open kitchen and living arrangements, quartz waterfall islands, marble backsplashes, Samsung SMART stainless-steel appliances, wine refrigerators, custom cabinetry, hardwood flooring, and tile finishes. Additional details include floor-to-ceiling windows, spiral staircases, dual-closet owner suites, double vanities, and spa-style showers. The property is located at 822 Madison St NW in Washington, DC, less than 0.5 mile from Georgia Ave–Petworth Metro and near restaurants, shops, parks, and neighborhood nightlife.
Both residences feature open kitchen and living arrangements, quartz waterfall islands, marble backsplashes, Samsung SMART stainless-steel appliances, wine refrigerators, custom cabinetry, hardwood flooring, and tile finishes. Additional details include floor-to-ceiling windows, spiral staircases, dual-closet owner suites, double vanities, and spa-style showers. The property is located at 822 Madison St NW in Washington, DC, less than 0.5 mile from Georgia Ave–Petworth Metro and near restaurants, shops, parks, and neighborhood nightlife.
Key Highlights
- Two‑unit duplex with 3344 square feet and residences spanning two levels
- Unit 1 includes 2 bedrooms, a den, and 2.5 bathrooms
- Unit 2 offers 2 bedrooms, 2.5 bathrooms, a rooftop deck, and private parking pad
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
$59,915
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
5.33%
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%
$1,198,300
$1.2M
Cap Rate 7%
$855,929
$855.9K
Cap Rate 9%
$665,722
$665.7K
Market Conditions
NOI Build-Up for 3,344 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
$90.3K $27.00/SF
− Vacancy
−$4.7K −$1.40/SF
EGI
$85.6K $25.60/SF
− OpEx
−$25.7K −$7.68/SF
NOI
$59.9K $17.92/SF
Area
ZIP 20011
Vacancy
5.20%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,198,300
Cap Rate 7%
$855,929
Cap Rate 9%
$665,722
Alternative Uses
Best Use
Multifamily LT 5
$855.9K
$748.9K – $998.6K
NOI $59,915 @ 7.0% cap · market cap 5.33%
Second Best
Apartment 5plus
$760.3K
$665.3K – $887.1K
NOI $53,223 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$1.73M
$1.51M – $2.01M
NOI $120,856 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,579
Businesses Nearby
Explore this area
Business Placement
Demographics for 20011, DC
67,815
Population
29,658
Households
2.3
Avg Household Size
37
Median Age
55%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
12,558
Density / Sq Mi
$108,377
Median Household Income
$69,147
Median Earnings
$1,636
Median Rent
$722,200
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?
Duplex - Two residences feature private entries, upscale kitchens, flexible rooms, and dedicated outdoor areas.
Where is this duplex located?
The property is located at 822 Madison St NW Washington, DC.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: Two‑unit duplex with 3344 square feet and residences spanning two levels; Unit 1 includes 2 bedrooms, a den, and 2.5 bathrooms; Unit 2 offers 2 bedrooms, 2.5 bathrooms, a rooftop deck, and private parking pad
