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Property profile & analytics
OFF-MARKET
Estimated value
$12,530,000
Office buildings
4049 Capitol SW St Washington, DC 20032-1331
Entity Owned
4-yr Hold
Free & Clear
Property ID
US16-0184719
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2016
Construction
BRICK
Total area
31,668 SF
Lot
0.69 ac (29,938 SF)
Zoning code
MU-4
APN
6172 0814
UPID
US16-0184719
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
$8.58M
CAP Approach
CAP
$16.50M
Comparable Approach
Comparable
$9.06M
Blend (final)
Blend
$12.53M
Owner & transaction history
Washington Dc I Sgf LLC · 4 yrs held
Washington Dc I Sgf LLC
since 2022
Last sale
$14.8M
1 recorded transaction
Zoning & alternative use
MU-4 · Washington, DC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
/DC, MU 4/DC, MU-5A/DC, MU-6B/DC, MU-8B/DC, MU-9B/DC, AND MU-10/DC 300 PURPOSE AND INTENT 301 PLANNED UNIT DEVELOPMENT 302 MISCELLANEOUS CHAPTER 4 CAPITOL INTEREST AND CAPITOL HILL COMMERCIAL MIXED-USE ZONES - MU-2/CAP, MU-4/CAP, MU-4/CHC, AND MU-4/CAP/CHC 400 PURPOSE AND INTENT 401 DENSITY 402 HEIGHT 403 PENTHOUSE AND ROOFTOP STRUCTURE 404 SPECIAL EXCEPTION…
Zone name
Mixed Use
General category
MIXED_USE
Zone area
778.69 ac
Top alternative use upside
Restaurant
$20.0M
+57.0%
Commercial (general)
$13.8M
+8.6%
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
$11,535,000
ML approach
$8,575,000
CAP Approach
CAP Return
Estimation
6%
$17,875,000
6.5%
$16,500,000
7%
$15,320,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$12,705,000
Current use
RESTAURANT
$19,950,000
Change: +57% · Conversion: Moderate
COMMERCIAL (GENERAL)
$13,795,000
Change: +9% · Conversion: Easy
RETAIL STORES
$10,780,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$12.53M
Range $11.28M – $13.78M · ±10% · vs last sale $14.75M (Mar 16 2022)
Last sale anchor
$14.75M
Mar 16 2022
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
$396 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$161,682
Tax year 2023
Assessed value
$9,511,180
Assessed 2023
Previous assessed
$9,511,180
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$1,184,650
Assessed improvement
$8,326,530
Land market value
$1,184,650
Improvement market value
$8,326,530
Total market value
$9,511,180
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2016
Construction
BRICK
Heating
NONE
Stories
2
Units
1
Total area
31,668 SF
Lot
0.69 ac (29,938 SF)
Zoning code
MU-4
APN
6172 0814
UPID
US16-0184719
Jurisdiction
DISTRICT OF COLUMBIA
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
MU-4 · Washington, DCZoning MU-4 · permitted uses
MU-4 · Washington, DC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
/DC, MU 4/DC, MU-5A/DC, MU-6B/DC, MU-8B/DC, MU-9B/DC, AND MU-10/DC 300 PURPOSE AND INTENT 301 PLANNED UNIT DEVELOPMENT 302 MISCELLANEOUS CHAPTER 4 CAPITOL INTEREST AND CAPITOL HILL COMMERCIAL MIXED-USE ZONES - MU-2/CAP, MU-4/CAP, MU-4/CHC, AND MU-4/CAP/CHC 400 PURPOSE AND INTENT 401 DENSITY 402 HEIGHT 403 PENTHOUSE AND ROOFTOP STRUCTURE 404 SPECIAL EXCEPTION REVIEW CRITIERA CHAPTER 5 NAVAL OBSERVATORY MIXED-USE ZONE - MU-4/NO 500 PURPOSE AN
Zone name
Mixed Use
General category
MIXED_USE
Zone area
778.69 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$12.7M
RESTAURANT
Est. value
$20.0M
COMMERCIAL (GENERAL)
Est. value
$13.8M
RETAIL STORES
Est. value
$10.8M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
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
2016
Construction
BRICK
Heating
NONE
Stories
2
Units
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Washington Dc I Sgf LLC
Entity
Free & Clear · 4 yrs held
Mailing address
4049 S CAPITOL ST SW, WASHINGTON, DC 20032-1331
Ownership since
2022
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
Mar 16, 2022
$14,750,000
Washington Dc I Sgf LLC
4049 South Capitol Associates LLC
Special Warranty Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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