2311 18th NW St Washington, DC 20009-1814
Entity Owned
3-yr Hold
~
Est. High Equity
Estimated value (blended)
$1.03M
Range $927k – $1.13M (±10%)
Implied cap rate
8.60%
In-place · NOI ÷ last sale
Property ID
US16-0093892
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1931
Construction
BRICK
Total area
5,058 SF
Lot
0.04 ac (1,850 SF)
Zoning code
MU-5A
APN
2560 0136
UPID
US16-0093892
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.01M
CAP Approach
CAP
$1.36M
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.03M
Owner & transaction history
since 2022
Last sale
$1.8M
1 recorded transaction
Zoning & alternative use
MU-5A · Washington, DC
Zoning description
09 Source Note 210 LOT OCCUPANCY 210 Source Note 211 GREEN AREA RATIO 211 Source Note 212 PLAZA 212 Source Note 213 WATERFRONT SETBACK 213 Source Note CHAPTER 3 DUPONT CIRCLE MIXED-USE ZONES - MU-1/DC, MU-2/DC, MU 4/DC,…
General category
MIXED_USE
Top alternative use upside
Commercial (general)
$2.2M
+22.5%
Office building
$2.0M
+12.9%
Apartment house (5+ units)
$2.0M
+9.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
5 alternative uses screened
Sensitivity value band
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.03M
Value range
$927k – $1.13M
±10% around blend
Estimated value / SF
$204 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$927k
blend $1.03M
$1.13M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,058 SF
Lot area
0.04 ac
Year built
1931
Stories
3
APN
2560 0136
Assessed value
$1,350,710
Annual tax
$25,055
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.36M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.47M
@ 6.5% CAP return
$1.36M
@ 7% CAP return
$1.26M
4
Sales comparison
Partial preview
Sales approach indication
$2.06M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.5 mi away · 4,912 SF
1.6 mi away · 5,400 SF
2.4 mi away · 5,220 SF
3.5 mi away · 4,724 SF
3.6 mi away · 3,803 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.03M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 28 sales
$356
-43%
Submarket 383 sales
$340
-40%
County 383 sales
$340
-40%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $204/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+23%
vs current-use indication
Office Building
Apartment House (5+ Units)
Retail Stores · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
8.60%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.60%
9.0%
NOI (est.)
$127k *
Last sale · Dec 2022
$1.81M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.47M
Move the market yield to see immediate price impact.
Value / SF
$291
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.10%8.60%9.10%
$114k
$1.41M
$1.33M
$1.25M
$127k
$1.56M
$1.47M
$1.39M
$139k
$1.72M
$1.62M
$1.53M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.46M
0.3 mi · Dec 2025 · $282/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$25,055
Tax year 2023
Assessed value
$1,350,710
Assessed 2023
Previous assessed
$1,350,710
+0.0% YoY
Effective rate
1.85%
On assessed value
Assessed land
$558,070
Assessed improvement
$792,640
Land market value
$558,070
Improvement market value
$792,640
Total market value
$1,350,710
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1931
Construction
BRICK
Heating
NONE
Stories
3
Total area
5,058 SF
Lot
0.04 ac (1,850 SF)
Zoning code
MU-5A
APN
2560 0136
UPID
US16-0093892
Jurisdiction
DISTRICT OF COLUMBIA
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
MU-5A · Washington, DCZoning MU-5A · permitted uses
MU-5A · Washington, DC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
09 Source Note 210 LOT OCCUPANCY 210 Source Note 211 GREEN AREA RATIO 211 Source Note 212 PLAZA 212 Source Note 213 WATERFRONT SETBACK 213 Source Note CHAPTER 3 DUPONT CIRCLE MIXED-USE ZONES - MU-1/DC, MU-2/DC, MU 4/DC,…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1931
Construction
BRICK
Heating
NONE
Stories
3
Lot
0.04 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
MU-5A
MIXED_USE
Jurisdiction
Washington, DC
Recorded code
MU-5A
Official district
MU-5A
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MU-5A in Washington, DC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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