Colonial Triplex with One- and Three-Bed
For Sale
$419,900
836 HAMILTON Boulevard, Hagerstown, MD 21742
Multi-Family, HAGERSTOWN, MD
Property Size1,624 SF
Lot Size0.07 Acres
Price / SF$258.56
Days on Market136
Property Features for 836 HAMILTON Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Rooms
Dining Room, Basement
Parking features
On Street
Interior features
Attic, Built-Ins, Carpet, Combination Kitchen/Dining, Crown Moldings, Dining Area, Entry Level Bedroom, Floor Plan - Traditional, Kitchen - Eat-In, Kitchen - Table Space, Wood Floors
Appliances
Exhaust Fan, Oven/Range - Electric, Range Hood, Refrigerator
Elementary school
CALL SCHOOL BOARD
Middle school
CALL SCHOOL BOARD
High school
CALL SCHOOL BOARD
Elementary school district
WASHINGTON COUNTY PUBLIC SCHOOLS
Middle school district
WASHINGTON COUNTY PUBLIC SCHOOLS
High school district
WASHINGTON COUNTY PUBLIC SCHOOLS
Standard status
Active
Size
1,624 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
3380
Utilities
Heating system
Forced Air
Cooling system
Window Unit(s), Central Air
Building Details
Year built
1913
Number of units
1
Building materials
Brick, Stone
Architectural style
Colonial
Listing Agency:
Mackintosh , Inc.
(301) 790-1700
Listed By:
Brian Richards · License #661852
(301) 800-9065
Added: Apr 8
Changed: Aug 19
Last Checked: Aug 21 at 9:06PM
MLS# MDWA2035468
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Colonial multi-family property consists of both sides sold together at 836 and 838 Hamilton Boulevard. Constructed in 1913 with brick and stone, the building includes a mix of unit types: side 838 has two one-bedroom units that share heat and a laundry, plus one three-bedroom unit. Each unit is metered separately with individual electric meters, while both sides have separate gas meters. Heating is forced air, and cooling includes window unit(s) and central air.
The property contains 0.073 acres and 1,624 square feet. Parking is available on street. Interior features include attic space, built-ins, wood floors, carpet, and a traditional floor plan with a combination kitchen/dining and an eat-in kitchen layout. Each unit is fully rented.
With separate utility metering and a defined unit mix across the two sides, the layout supports straightforward tenant separation while preserving the shared operational elements on side 838 (shared heat and laundry among the two one-bedroom units).
The property contains 0.073 acres and 1,624 square feet. Parking is available on street. Interior features include attic space, built-ins, wood floors, carpet, and a traditional floor plan with a combination kitchen/dining and an eat-in kitchen layout. Each unit is fully rented.
With separate utility metering and a defined unit mix across the two sides, the layout supports straightforward tenant separation while preserving the shared operational elements on side 838 (shared heat and laundry among the two one-bedroom units).
Key Highlights
- Both sides sold together at 836 and 838 Hamilton Boulevard
- Side 838 has two one‑bedroom units that share heat and a laundry
- Side 838 also includes one three‑bedroom unit
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
$17,035
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
4.06%
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%
$340,700
$340.7K
Cap Rate 7%
$243,357
$243.4K
Cap Rate 9%
$189,278
$189.3K
Market Conditions
NOI Build-Up for 1,624 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
$26.3K $16.20/SF
− Vacancy
−$2.0K −$1.22/SF
EGI
$24.3K $14.99/SF
− OpEx
−$7.3K −$4.50/SF
NOI
$17.0K $10.49/SF
Area
Washington County, MD
Vacancy
7.50%
Lease Rate
$16.20 /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%
$340,700
Cap Rate 7%
$243,357
Cap Rate 9%
$189,278
Alternative Uses
Best Use
Multifamily LT 5
$243.4K
$212.9K – $283.9K
NOI $17,035 @ 7.0% cap · market cap 4.06%
Second Best
Apartment 5plus
$218.3K
$191.1K – $254.7K
NOI $15,284 @ 7.0% cap · market cap 3.64%
Theoretical Best
Office A
$360.2K
$315.2K – $420.3K
NOI $25,217 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
631
Businesses Nearby
Explore this area
Business Placement
Demographics for 21742, MD
33,069
Population
14,099
Households
2.3
Avg Household Size
42
Median Age
30%
College-Educated
90%
High-School Grad
46.5 sq mi
ZIP Area
711
Density / Sq Mi
$80,533
Median Household Income
$45,717
Median Earnings
$1,267
Median Rent
$280,100
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?
Triplex - Two sides sold together at 836 and 838 Hamilton Boulevard; all units are fully rented.
Where is this triplex located?
The property is located at 836 HAMILTON Boulevard Hagerstown, MD.
What is the asking price?
The asking price for this property is $419,900.
What are key features of this property?
This property features: Both sides sold together at 836 and 838 Hamilton Boulevard; Side 838 has two one‑bedroom units that share heat and a laundry; Side 838 also includes one three‑bedroom unit
