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Property profile & analytics
OFF-MARKET
Estimated value
$6,245,000
Warehouses
1100 Half SE St Washington, DC 20003
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US16-0088196
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1934
Construction
BRICK
Total area
29,640 SF
Lot
0.68 ac (29,563 SF)
Zoning code
D-5
APN
0699 0825
UPID
US16-0088196
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.25M
Owner & transaction history
Half Street Partners LLC · 8 yrs held
Half Street Partners LLC
since 2018
1 recorded transaction
Zoning & alternative use
D-5 · Washington, DC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
AND OBJECTIVE (D-4-R) 531 DENSITY - FLOOR AREA RATIO (FAR) (D-4-R) 532 HEIGHT (D-4-R) 533 FRONT BUILD-TO (D-4-R) 534 FRONT SETBACK (D-4-R) 535 COURT (D-4-R) 536 USES (D-4-R) 537 DESIGN (D-4-R) 538 PURPOSE AND OBJECTIVE (D-5) 539 DENSITY - FLOOR AREA RATIO (FAR) (D-5) 540 HEIGHT (D-5) 541 FRONT BUILD-TO (D-5) 542 FRONT SETBACK (D-5) 543 PARKING (D-5) 544 USES…
Zone name
Downtown
General category
MIXED_USE
Zone area
375.00 ac
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Washington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Washington submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,300,000
6.5%
$5,815,000
7%
$5,400,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$9,300,000
Current use
APARTMENT HOUSE (5+ UNITS)
$8,775,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$6.25M
Range $5.62M – $6.87M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$211 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$411,904
Tax year 2024
Assessed value
$21,793,840
Assessed 2024
Previous assessed
$26,908,800
-19.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$21,714,020
Assessed improvement
$79,820
Land market value
$21,714,020
Improvement market value
$79,820
Total market value
$21,793,840
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1934
Construction
BRICK
Heating
NONE
Stories
1
Total area
29,640 SF
Lot
0.68 ac (29,563 SF)
Zoning code
D-5
APN
0699 0825
UPID
US16-0088196
Jurisdiction
DISTRICT OF COLUMBIA
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
D-5 · Washington, DCZoning D-5 · permitted uses
D-5 · Washington, DC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
AND OBJECTIVE (D-4-R) 531 DENSITY - FLOOR AREA RATIO (FAR) (D-4-R) 532 HEIGHT (D-4-R) 533 FRONT BUILD-TO (D-4-R) 534 FRONT SETBACK (D-4-R) 535 COURT (D-4-R) 536 USES (D-4-R) 537 DESIGN (D-4-R) 538 PURPOSE AND OBJECTIVE (D-5) 539 DENSITY - FLOOR AREA RATIO (FAR) (D-5) 540 HEIGHT (D-5) 541 FRONT BUILD-TO (D-5) 542 FRONT SETBACK (D-5) 543 PARKING (D-5) 544 USES (D-5) 545 DESIGN (D-5) 546 PURPOSE AND OBJECTIVE (D-5-R) 547 DENSITY - FLOOR AREA
Zone name
Downtown
General category
MIXED_USE
Zone area
375.00 ac
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$9.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.8M
WAREHOUSE, STORAGE Current
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1934
Construction
BRICK
Heating
NONE
Stories
1
Lot
0.68 ac
Current owner
From public records · entity-resolved
Half Street Partners LLC
Entity
Mailing address
2000 TOWER OAKS BLVD FL #8, ROCKVILLE, MD 20852-4284
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2018
$31,000,000
Half Street Partners LLC
Administrator Of General Svcs
Quit Claim Deed
related
$31,000,000 · Lerner Ents LLC
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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