You've probably walked past it without thinking. Most people do. In a city where every corner has a marble monument or a government agency with a three-letter acronym, 1301 K Street NW Washington DC—also known by its flashier name, One Franklin Square—doesn't scream for attention. But it should. This massive, twin-towered structure isn't just an office building. It’s a bellwether for how the District is changing.
It's huge.
Seriously, at nearly 600,000 square feet, it stands as one of the largest privately owned office buildings in the entire city. While some older D.C. office blocks feel like cramped bunkers from the 1970s, this place feels like the future. Or at least, what the future of work looks like when you have a billion-dollar view of the Washington Monument.
The Architecture of Influence
The first thing you notice about 1301 K Street NW is the height. In Washington, D.C., the "Height of Buildings Act" usually keeps everything looking like a flat-top haircut. But because of how the lot is situated near Franklin Square, the developers managed to squeeze out some extra verticality. It tops out around 210 feet. That's tall for here.
The building was designed by Hartman-Cox Architects and completed back in 1989, but don't let the date fool you. It’s been renovated so many times it feels brand new. The exterior is a mix of light-colored granite and glass, capped with these two distinctive glass lanterns that glow at night. If you’re flying into Reagan National at night and look out the window, you can actually spot them. They are like North Stars for lobbyists.
The lobby is basically a cathedral for capitalism. High ceilings. Polished stone. Security guards who look like they’ve seen it all. It’s intimidating on purpose. You don't come here to start a Etsy shop; you come here to run a global conglomerate or a law firm that bills by the second.
Who is Actually Inside?
For years, the big name in the building was Reed Smith. They are a global law firm, and their presence gave the address a certain "white shoe" gravitas. But the real headline-grabber was when The Washington Post moved in.
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Jeff Bezos bought the Post, and he didn't want them in their old, crumbling headquarters on 15th Street. He wanted tech. He wanted glass. He wanted 1301 K Street NW. The newsroom occupies several floors, and it’s a far cry from the "All the President's Men" era of messy desks and cigarette smoke. It’s all open-plan, high-speed fiber, and "live" studios for digital broadcasts.
But it's not just the media. You’ve got the National Labor Relations Board (NLRB) in there too. Imagine the irony: a massive government agency regulating labor practices sitting just floors away from some of the most powerful private-sector legal minds in the country. It’s a perfect microcosm of how Washington functions.
The tenant mix is always shifting. Hines, the real estate giant that manages the property, has been aggressive about keeping it filled even as other D.C. office buildings struggle with the "work from home" exodus. They’ve added a massive fitness center and a rooftop terrace that is, frankly, better than most hotel bars in the city.
Why the Location Matters (It's Not Just the Park)
Franklin Square used to be... let's say, a bit rough around the edges. It was a beautiful park that had fallen into disrepair. However, a massive renovation project led by the National Park Service and the Downtown DC BID turned it into a legitimate destination.
1301 K Street NW sits right on the edge of this green space.
Why does that matter for business? Because people don't want to work in a vacuum anymore. If you're a partner at a law firm at 1301 K Street, you want to be able to walk across the street and get a high-end coffee or sit on a bench and take a call without feeling like you're in a concrete wasteland.
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The building is also a stone’s throw from the McPherson Square Metro station. If you’ve ever tried to park in DC, you know that being near the Blue, Orange, and Silver lines is a literal lifesaver. You can get from your desk to the Capitol in ten minutes or to Dulles Airport (eventually) without needing a car.
The Realities of the DC Office Market
Let's be real for a second. The D.C. office market is in a weird place. Vacancy rates are high. The federal government is still trying to figure out how many days a week its employees need to be at their desks.
1301 K Street NW Washington DC is an outlier because it’s "trophy class." In real estate speak, that means it’s the best of the best. When companies downsize, they often move up in quality. They might take 20,000 square feet instead of 50,000, but they want that 20,000 to be in a building that makes their employees actually want to show up.
Hines recently completed a massive amenity renovation here. We're talking about a 15,000-square-foot fitness center that makes Equinox look basic. There's a conference center that can hold hundreds of people. This is the "flight to quality" you hear economists talking about. If a building doesn't have a roof deck and a Peloton room in 2026, it's basically a warehouse.
Sustainability and the "Green" Lie
Everyone says their building is green. Most of the time, it's just a LEED plaque on the wall and some recycling bins. But 1301 K Street actually put in the work. It has a LEED Gold certification.
They’ve overhauled the HVAC systems to be more efficient. They use smart lighting. It sounds boring until you're the one paying the utility bill for a half-million square feet. For the tenants—especially government contractors and tech firms—having a low carbon footprint is actually a requirement for their own corporate ESG goals.
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What You Need to Know if You're Visiting
If you have a meeting at 1301 K Street NW, don't just show up and expect to wander in. The security is tight. You'll need a government-issued ID and a reason to be there.
- Entrance: The main entrance is on K Street, but there are multiple ways into the complex.
- Parking: There is an underground garage, but it’s expensive. Like, "D.C. expensive." If you’re not being expensed, take the Metro to McPherson Square.
- Food: You’re in the heart of the central business district. You’ve got everything from the high-end steakhouse vibe to the "I have five minutes to eat a salad" spots.
The Verdict on 1301 K Street NW
Is it the most historic building in DC? No. Is it the most architecturally daring? Probably not. But it is arguably one of the most important commercial hubs in the city right now.
It represents the pivot from the old "lobbyist row" of K Street—which used to be all dark wood and secret deals—to a more transparent, tech-focused, and amenity-heavy environment. It's where the Washington Post tracks the news and where the NLRB tracks the workforce.
If you want to understand where the money and power are moving in the District, you look at the rent rolls of One Franklin Square. It's a barometer for the city's economic health.
Actionable Insights for Business Professionals
If you are looking at 1301 K Street NW Washington DC for your next office move or just trying to understand the neighborhood, keep these three things in mind:
- Leverage the Amenities: If you're a tenant, use the rooftop for client events. The view of the skyline toward the South is one of the best "unspoken" perks in the city. It closes deals.
- Watch the Lease Expirations: The DC market is soft. Even in trophy buildings, there is room to negotiate on TIs (Tenant Improvements) and rent abatement if you're a credit-worthy tenant.
- Franklin Square is the Anchor: The value of this building is tied to the park. Any future investment in the park’s programming (concerts, food trucks, events) directly increases the "happiness factor" of the employees in the building.
The era of the boring office is over. 1301 K Street survived because it adapted. It stopped being just a place to put a desk and started being a place where people actually want to be. In the 2026 real estate market, that is the only thing that matters.
Final Next Steps:
- Check the Availability: If you are a mid-to-large scale firm, contact Hines directly for current floor plans; they often have "spec suites" ready for immediate move-in.
- Audit Your Space: Compare your current square footage costs against the trophy-class average in the East End/K Street corridor to see if a "flight to quality" move is financially viable.
- Visit the Park: Walk through Franklin Square during the lunch hour to gauge the "vibe" and foot traffic before committing to a long-term lease in the area.