5851 Quantrell Ave #406 · Alexandria, VA 22312

$125,000

1 bd · 1.0 ba · 720 sqft · Condo public records · 8 Days on market

Built 1963 $549/mo HOA · 31% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.2/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity in The Seasons community! This 1BR + den condo offers strong upside potential for renovation and resale or long-term rental. Features include a large private balcony, spacious bedroom with walk-in closet, and flexible den space ideal for office or guest use. Unit is sold As-Is and priced to sell, allowing investors to customize and add value. Building offers common laundry in basement. Condo fee includes ALL UTILITIES: water, heat, A/C, pool, building security, and common area maintenance. Prime commuter location with Metrobus at the door, approx. 3 miles to Van Dorn Metro, and quick access to I-395, Duke St, and DC. Minutes to shopping, dining, Landmark red

Key facts

• Commuter location
• Landscaped grounds
• Private balcony

Tags

• PRIVATE BALCONY
• WALK-IN CLOSET
• FLEXIBLE DEN SPACE
• COMMUTER LOCATION
• COMMUNITY AMENITIES
• LANDSCAPED GROUNDS

Property features AI

Finance

• Other: Property manager present; Property condition: major rehab needed
• HOA & community: Monthly condo fee of $549.32 covering electricity, water, and gas; Professionally managed association with on-site management; Community amenities include outdoor pool, exercise room, and party room

Exterior

• Parking: Parking lot with unassigned spaces; Two parking spaces total (includes two parking lot spaces)
• Utilities: Public water; Public sewer
• Home design: Mid-rise building (5–8 floors); Unit/flat in The Seasons; Entry on 4th floor
• Construction: Brick veneer construction; Above-grade and below-grade structures noted; Assessor-listed year built (source: Assessor)
• Exterior features: Community outdoor pool; Pets allowed with limits

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Condominium ownership; Elevator access; No basement
• Laundry & utility: Laundry located in the basement (building level); no washer/dryer in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-70 ($-845/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $113k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.1% in Alexandria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#54 in VA, #1,453 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Alexandria City Public School District (urban): math 40% / reading 58% proficiency, ranked #87 of 131 in VA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William Ramsay Elementary (math 17% / reading 27%, grade F, #1,069 of 1,108 statewide, top 97%, 607 students, 90% FRL); Francis C. Hammond Middle (math 32% / reading 45%, grade F, #312 of 342 statewide, top 91%, 1,473 students, 78% FRL); Alexandria City High School (math 42% / reading 75%, grade C, #260 of 319 statewide, top 82%, 4,531 students, 44% FRL) — zoned schools average 71% FRL vs 45% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 25 units permitted in Alexandria city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alexandria County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $125k implies a 390% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,564 (9.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.16×
• Total profit: $-29,533
• Equity at exit: $18,638

10-year hold

• IRR: -58.2%
• Equity multiple: -0.43×
• Total profit: $-49,940
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 22312

• Rents YoY: -0.4%
• Active inventory: 99
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$656
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$52
• HOA: −$549
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-70

Break-even live

Break-even rent $1,861

Max offer price $112,564

Occupancy floor 99%

Sensitivity live

Price	-10% $0	-5% $-35	+0% $-70	+5% $-106	+10% $-141
Rent	-10% $-210	-5% $-140	+0% $-70	+5% $0	+10% $70
Rate	-1.0pp $-7	-0.5pp $-39	base $-70	+0.5pp $-103	+1.0pp $-136

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5801 Quantrell Ave Alexandria, VA	1.0–2.0	1.0	742	$1,625	$2.19	45d	2	0.06mi
5800 Quantrell Ave Alexandria, VA	2.0	1.0–2.0	807	$1,904	$2.36	0d	23	0.09mi
5929 Quantrell Ave #204 Alexandria, VA	1.0	1.0	726	$1,750	$2.41	45d	1	0.13mi
430 N Armistead St Lincolnia, VA	1.0	1.0	740	$1,795	$2.43	17d	1	0.16mi
6100 Lincolnia Rd Alexandria, VA	1.0–2.0	1.0–2.0	934	$2,019	$2.16	0d	15	0.17mi
430 N Armistead St Alexandria, VA	1.0	1.0	740	$1,785	$2.41	26d	2	0.18mi
301 N Beauregard St Alexandria, VA	1.0–2.0	1.0–2.5	907	$1,600	$1.76	0d	6	0.18mi
420 N Van Dorn St Alexandria, VA	1.0	1.0	560	$1,683	$3.01	0d	16	0.35mi
6060 Tower Ct Alexandria, VA	1.0	1.0	805	$1,806	$2.24	0d	16	0.35mi
5465 N Morgan St Alexandria, VA	3.0	1.0–2.0	712	$1,635	$2.29	0d	17	0.36mi
101 S Whiting St Alexandria, VA	1.0	1.0	739	$2,000	$2.71	0d	3	0.38mi
101 S Whiting St Alexandria, VA	2.0	1.0–2.0	808	$2,050	$2.54	45d	3	0.38mi
5500 Holmes Run Pkwy Alexandria, VA	1.0–2.0	1.0–2.5	975	$1,800	$1.85	45d	4	0.41mi
205 Century Pl Alexandria, VA	1.0–2.0	1.0–2.0	892	$1,718	$1.92	0d	50	0.46mi
5510 Ascot Ct Alexandria, VA	1.0–3.0	1.0–2.0	855	$1,405	$1.64	0d	58	0.54mi
240 Yoakum Pkwy Alexandria, VA	1.0–2.0	1.0–2.0	838	$1,629	$1.94	0d	25	0.54mi
101 N Ripley St Alexandria, VA	2.0	1.0	725	$2,080	$2.87	0d	6	0.56mi
5380 Holmes Run Pkwy Alexandria, VA	1.0–2.0	1.0	675	$1,670	$2.47	45d	1	0.57mi
140 S Van Dorn St Alexandria, VA	2.0	1.0–2.0	839	$1,994	$2.38	0d	103	0.57mi
60 S Van Dorn St Alexandria, VA	2.0	1.0–2.0	839	$1,875	$2.23	19d	3	0.57mi
8 S Van Dorn St Alexandria, VA	1.0–2.0	1.0–1.5	933	$1,700	$1.82	45d	2	0.60mi
8 S Van Dorn St Alexandria, VA	1.0–2.0	1.0–1.5	933	$1,700	$1.82	26d	2	0.60mi
346 S Whiting St Alexandria, VA	3.0	1.0–2.0	882	$2,026	$2.30	0d	21	0.61mi
75 S Reynolds St Alexandria, VA	1.0–2.0	1.0–2.0	878	$1,600	$1.82	22d	1	0.62mi
75 S Reynolds St Alexandria, VA	2.0	1.0–2.0	772	$1,925	$2.49	14d	2	0.62mi
5340 Holmes Run Pkwy Alexandria, VA	2.0	1.0–2.0	816	$2,012	$2.46	3d	5	0.63mi
5340 Holmes Run Pkwy Alexandria, VA	1.0–2.0	1.0–2.0	816	$1,598	$1.96	45d	7	0.63mi
5340 Holmes Run Pkwy Alexandria, VA	2.0	1.0–2.0	816	$2,050	$2.51	20d	7	0.63mi
300 Yoakum Pkwy Alexandria, VA	1.0–2.0	1.0–2.0	995	$1,674	$1.68	0d	69	0.63mi
12 S Van Dorn St Alexandria, VA	1.0	1.0	750	$1,700	$2.27	0d	1	0.64mi
6340 Wingate St Alexandria, VA	1.0–3.0	1.0–2.5	1052	$1,614	$1.53	0d	80	0.65mi
5375 Duke St Alexandria, VA	3.0	1.0–2.5	1110	$1,897	$1.71	0d	23	0.65mi
1400 N Beauregard St Alexandria, VA	2.0	1.0	720	$1,690	$2.35	0d	40	0.71mi
100 S Reynolds St Alexandria, VA	2.0	1.0	783	$1,712	$2.19	0d	22	0.72mi
375 S Reynolds St Alexandria, VA	1.0–3.0	1.0–2.0	900	$1,602	$1.78	45d	1	0.74mi
5911 Edsall Rd #309 Alexandria, VA	1.0	1.0	673	$1,595	$2.37	7d	1	0.76mi
5250 Duke St Alexandria, VA	1.0–2.0	1.0–2.0	872	$1,866	$2.14	0d	13	0.76mi
21 Canterbury Sq #102 Alexandria, VA	1.0	1.0	565	$1,700	$3.01	20d	1	0.79mi
255 S Pickett St #102 Alexandria, VA	1.0	1.0	740	$2,400	$3.24	45d	1	0.85mi
200 N Pickett St Alexandria, VA	1.0–2.0	1.0–2.0	1020	$1,995	$1.95	7d	2	0.88mi

HOA detail condo

• Monthly dues: $549 · $6,588/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   listed $125,000 Active
3. 2014-12-03
   historical Expired
4. 2014-12-03
   historical
5. 2014-11-06
   price
6. 2014-10-09
   listed Active
7. 2014-10-08
   listed $174,900
8. 1975-03-21
   soldstatus $25,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $2,567 · $214/mo
• Projected year-2 tax: $2,567 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,268
• − Mortgage interest: −$7,002
• − Property taxes: −$2,567
• − Insurance: −$625
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − HOA: −$6,588
• − Depreciation: −$3,636
• Taxable loss: −$2,554
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $-232/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Alexandria City Public School District
• NCES district ID: 5100120
• Math proficiency: 40% ▼ -29.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $86,074
• Composite: 45.34/100
• National rank: #2639
• State rank: #87 of 131 in VA

Livability — Alexandria

• Score: 81/100
• State rank: #54
• US rank: #1453

Category grades

Amenities A+ Commute A+ Cost of living F Crime C Employment A+ Housing B Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexandria, VA
• County: Fairfax County · 1,104,456 people
• City population: 206,790
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 26,768
• Household income: $109,272
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1271.0

Population outlook (Alexandria County) Hauer SSP2

• Today (2025): 184,914 people
• By 2030: 199,306 · +7.8%
• By 2040: 228,099 · +23.4%
• By 2050: 257,105 · +39.0%
• By 2075: 313,937 · +69.8%
• By 2100: 351,604 · +90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: White 30% Black 28% Hispanic / Latino 19% Asian 16% Two or more races 13%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 51% English-only · Spanish 16% Other Indo-European 8% Arabic 3%

Political lean MEDSL · Alexandria

• 2024 margin: Solid D (+57.7) · D 77.8% · R 20.1% · Other 2.0%
• 2008→2024 swing: +13.3pp toward D · 2008: 44.5pp · 2024: 57.7pp
• All cycles: 2024: D+57.7 2020: D+62.6 2016: D+59.0 2012: D+43.9 2008: D+44.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -368.36%
• Current HPI: 314.3437
• Rent YoY: ▼ -0.38%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+390.2% since first listed

8 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-21 Listed $125,000 BRIGHT MLS
• 2014-12-03 Listing Removed — BRIGHT MLS
• 2014-12-03 Delisted — MRIS
• 2014-11-06 Price Changed — MRIS
• 2014-10-09 Listed — MRIS
• 2014-10-08 Listed $174,900 BRIGHT MLS
• 1975-03-21 Sold (Public Records) $25,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,567 · +13.5% YoY. Source: county tax records.