900 N Taylor St #1905 · Arlington, VA 22203

$125,000

1 bd · 1.0 ba · 702 sqft · Condo public records · 60 Days on market

Built 1992 $272/mo HOA · 11% of rent ↓ 1% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +4.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Jefferson is a full service retirement community for adults 55+. A non-optional monthly service fee of $2,430 covers most of your amenities. Visit The Jefferson today and let us help you find the perfect retirement home. This is a very well maintained Hancock Model immediately ready to move in.

Key facts

• Housekeeping
• In-house dining
• Transportation

Tags

• IN-HOUSE DINING
• HOUSEKEEPING
• TRANSPORTATION
• POOL SPA
• FITNESS ROOM
• GENEROUS AMENITIES

Property features AI

Finance

• HOA & community: Monthly condo fee of $272; HOA covers common area maintenance, exterior building maintenance, reserve funds, snow removal, trash, and water; Community amenities include art studio, beauty salon, common grounds, community center, concierge, dining rooms, elevator, exercise/fitness room, library, meeting room, newspaper service, indoor pool, spa, transportation service, and retirement community features

Exterior

• Parking: Underground parking garage; Approximately 300 garage/parking spaces; Visitor parking available
• Security: Concierge
• Utilities: Public water; Public sewer
• Home design: Condominium unit (Unit/Flat); Hi-rise building (9+ floors); Senior community (55+)
• Construction: Brick construction; Shore year built per assessor
• Exterior features: Indoor community pool; Above grade and below grade structures; Accessible features including 32"+ wide doors, lever door handles, elevator, and grab bars

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling; Electric hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer/dryer hookups 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 $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 1.7% in Arlington — 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 86/100 on livability (#14 in VA, #387 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: cost of living F.
• Arlington County Public School District (urban): math 65% / reading 77% proficiency, ranked #8 of 131 in VA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents flat; 59 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 621 units permitted in Arlington County in 2024 (429 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.
• Arlington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.91% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.27%
• DSCR: 2.26
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.76×
• Total profit: $26,707
• Equity at exit: $18,638

10-year hold

• IRR: 25.8%
• Equity multiple: 2.98×
• Total profit: $69,181
• 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 22203

• Rents YoY: 0.6%
• Active inventory: 59
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$656
• Tax from tax record: −$80 /mo · $966/yr
• Insurance: −$52
• HOA: −$272
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $825

Break-even live

Break-even rent $1,342

Max offer price $125,000

Occupancy floor 60%

Sensitivity live

Price	-10% $895	-5% $860	+0% $825	+5% $789	+10% $754
Rent	-10% $636	-5% $730	+0% $825	+5% $919	+10% $1,013
Rate	-1.0pp $888	-0.5pp $856	base $825	+0.5pp $792	+1.0pp $759

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
900 N Taylor St #1510 Arlington, VA	1.0	1.0	686	$5,854	$8.53	44d	1	0.02mi
851 N Glebe Rd #1812 Arlington, VA	—	1.0	550	$2,000	$3.64	22d	1	0.07mi
850 N Randolph St Arlington, VA	1.0–2.0	1.0–2.0	807	$2,401	$2.97	3d	1	0.15mi
1050 N Stuart St Arlington, VA	1.0	1.0	748	$1,450	$1.94	14d	1	0.18mi
1020 N Stafford St Arlington, VA	1.0	1.0	683	$2,350	$3.44	4d	1	0.18mi
672 N Glebe Rd Arlington, VA	1.0–2.0	1.0–2.0	943	$2,793	$2.96	2d	7	0.18mi
1020 N Stafford St Arlington, VA	1.0	1.0	605	$2,375	$3.92	8d	2	0.19mi
700 N Randolph St Arlington, VA	2.0	1.0–2.0	782	$3,454	$4.41	2d	23	0.22mi
4040 Wilson Blvd Arlington, VA	2.0	1.0–2.0	759	$3,614	$4.76	2d	15	0.25mi
4200 N Carlin Springs Rd Arlington, VA	2.0	1.0–2.0	771	$2,875	$3.73	2d	20	0.25mi
624 N Glebe Rd Arlington, VA	2.0	1.0–2.0	888	$3,656	$4.11	2d	22	0.27mi
888 N Quincy St #908 Arlington, VA	1.0	1.0	684	$2,500	$3.65	22d	1	0.27mi
818 N Quincy St Arlington, VA	1.0–2.0	1.0–2.0	938	$2,629	$2.80	2d	21	0.29mi
4000 Wilson Blvd Arlington, VA	2.0	1.0–2.0	874	$3,495	$4.00	2d	16	0.29mi
4206 Washington Blvd Unit 3 Arlington, VA	1.0	1.0	575	$2,200	$3.83	44d	1	0.31mi
4510 Washington Blvd Unit B1 Arlington, VA	—	1.0	650	$1,550	$2.38	8d	1	0.33mi
820 N Pollard St Arlington, VA	1.0	1.0	724	$2,575	$3.55	14d	1	0.34mi
4650 Washington Blvd Arlington, VA	2.0	1.0–2.0	847	$2,855	$3.37	3d	1	0.36mi
901 N Pollard St Arlington, VA	1.0–3.0	1.0–2.0	1057	$2,380	$2.25	3d	17	0.37mi
4141 N Henderson Rd Arlington, VA	1.0	1.0	734	$2,175	$2.96	44d	2	0.41mi
4141 N Henderson Rd Arlington, VA	1.0	1.0	732	$3,200	$4.37	15d	2	0.41mi
3800 Fairfax Dr #1801 Arlington, VA	1.0	1.0	550	$2,200	$4.00	44d	1	0.43mi
3601 Fairfax Dr Arlington, VA	1.0–2.0	1.0–2.0	857	$2,471	$2.88	3d	24	0.51mi
726 N Nelson St Arlington, VA	1.0	1.0	650	$2,100	$3.23	25d	1	0.52mi
901 N Nelson St Arlington, VA	1.0–2.0	1.0–2.0	953	$2,637	$2.77	2d	19	0.53mi
3515 Washington Blvd #406 Arlington, VA	—	1.0	400	$1,750	$4.38	15d	1	0.57mi
712 N Monroe St Apt 4 Arlington, VA	1.0	1.0	500	$1,850	$3.70	44d	1	0.58mi
704 N Monroe St Unit 3 Arlington, VA	1.0	1.0	450	$1,850	$4.11	44d	1	0.58mi
700 N Monroe St Arlington, VA	1.0	1.0	450	$1,850	$4.11	44d	1	0.59mi
235 N George Mason Dr Unit 4 Arlington, VA	1.0	1.0	699	$1,950	$2.79	44d	1	0.71mi
235 N George Mason Dr Unit 235-4 Arlington, VA	1.0	1.0	699	$1,900	$2.72	44d	1	0.71mi
250 N Thomas St Arlington, VA	1.0	1.0	666	$950	$1.43	44d	1	0.71mi
229 N George Mason Dr Arlington, VA	1.0	1.0	666	$1,150	$1.73	44d	1	0.72mi
230 N George Mason Dr Unit 230-4 Arlington, VA	1.0	1.0	651	$1,850	$2.84	44d	1	0.72mi
4378 N Pershing Dr #43784 Arlington, VA	1.0	1.0	651	$1,675	$2.57	44d	1	0.74mi
214 N George Mason Dr Arlington, VA	1.0	1.0	651	$1,550	$2.38	8d	1	0.76mi
201 N Trenton St #1 Arlington, VA	1.0	1.0	670	$2,200	$3.28	8d	1	0.80mi
206 N Trenton St Unit 206-2 Arlington, VA	1.0	1.0	699	$1,750	$2.50	25d	1	0.80mi
104 N George Mason Dr Unit 104-2 Arlington, VA	1.0	1.0	651	$1,750	$2.69	44d	1	0.83mi
4111 18th Rd N #1 Arlington, VA	—	1.0	700	$2,100	$3.00	8d	1	0.88mi

HOA detail condo

• Monthly dues: $272 · $3,264/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-05-01
   status Pending
2. 2026-03-02
   listed $125,000 Active
3. 2016-06-20
   historical 299-char remark

   Show marketing remark (299 chars)

   The Jefferson is a full service retirement community for adults 55+. A non-optional monthly service fee of $2,430 covers most of your amenities. Visit The Jefferson today and let us help you find the perfect retirement home. This is a very well maintained Hancock Model immediately ready to move in.

4. 2016-06-16
   soldstatus $90,000
5. 2016-06-15
   soldstatus $90,000 Sold 299-char remark

   Show marketing remark (299 chars)

   The Jefferson is a full service retirement community for adults 55+. A non-optional monthly service fee of $2,430 covers most of your amenities. Visit The Jefferson today and let us help you find the perfect retirement home. This is a very well maintained Hancock Model immediately ready to move in.

6. 2016-06-15
   soldstatus $90,000 299-char remark

   Show marketing remark (299 chars)

   The Jefferson is a full service retirement community for adults 55+. A non-optional monthly service fee of $2,430 covers most of your amenities. Visit The Jefferson today and let us help you find the perfect retirement home. This is a very well maintained Hancock Model immediately ready to move in.

7. 2016-04-16
   status Contingent (No Kick Out) 299-char remark

   Show marketing remark (299 chars)

   The Jefferson is a full service retirement community for adults 55+. A non-optional monthly service fee of $2,430 covers most of your amenities. Visit The Jefferson today and let us help you find the perfect retirement home. This is a very well maintained Hancock Model immediately ready to move in.

8. 2016-03-11
   listed $100,000 Active 299-char remark

   Show marketing remark (299 chars)

   The Jefferson is a full service retirement community for adults 55+. A non-optional monthly service fee of $2,430 covers most of your amenities. Visit The Jefferson today and let us help you find the perfect retirement home. This is a very well maintained Hancock Model immediately ready to move in.

9. 2014-09-23
   historical
10. 2014-08-04
    soldstatus $100,000
11. 2014-07-31
    soldstatus $100,000 Sold
12. 2014-07-31
    soldstatus $100,000
13. 2014-07-09
    status Active
14. 2014-07-01
    historical Expired
15. 2014-04-15
    listed $120,000 Active
16. 2007-04-05
    soldstatus $168,000
17. 2007-03-14
    historical
18. 2006-12-13
    listed $179,000
19. 2004-08-19
    soldstatus $145,000
20. 2004-07-03
    historical
21. 2004-03-10
    listed $149,000
22. 1995-06-07
    soldstatus $126,700
23. 1995-06-06
    soldstatus $126,700

ⓘ 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: $966 · $80/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$59/yr (+$5/mo · 6.1%)

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

Taxation est. · year 1

• Rental income: $28,629
• − Mortgage interest: −$7,002
• − Property taxes: −$966
• − Insurance: −$625
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − HOA: −$3,264
• − Depreciation: −$3,636
• Taxable income: $8,555
• Est. tax owed @ 24.0%: −$2,053
• After-tax cash flow: $7,843/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: Arlington County Public School District
• NCES district ID: 5100270
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $103,164
• Composite: 65.23/100
• National rank: #492
• State rank: #8 of 131 in VA

Livability — Arlington

• Score: 86/100
• State rank: #14
• US rank: #387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, VA
• County: Arlington County · 236,086 people
• City population: 236,086
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 26,594
• Household income: $140,135
• Rent vs Own: 70.7% rent · 29.3% own
• Severe rent burden: 1847.0

Population outlook (Arlington County) Hauer SSP2

• Today (2025): 278,021 people
• By 2030: 301,560 · +8.5%
• By 2040: 349,063 · +25.6%
• By 2050: 399,147 · +43.6%
• By 2075: 505,325 · +81.8%
• By 2100: 584,095 · +110.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 16% Asian 12% Two or more races 10% Black 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 3%

Political lean MEDSL · Arlington

• 2024 margin: Solid D (+58.6) · D 78.2% · R 19.6% · Other 2.1%
• 2008→2024 swing: +14.0pp toward D · 2008: 44.6pp · 2024: 58.6pp
• All cycles: 2024: D+58.6 2020: D+63.5 2016: D+60.1 2012: D+39.9 2008: D+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -474.57%
• Current HPI: 284.9956
• Rent YoY: ▲ 0.56%
• 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

-1.3% since first listed

23 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-03-02 Listed $125,000 BRIGHT MLS
• 2016-06-20 Delisted — MRIS
• 2016-06-16 Sold (Public Records) $90,000 Public Records
• 2016-06-15 Sold (MLS) $90,000 BRIGHT MLS
• 2016-06-15 Sold (MLS) $90,000 MRIS
• 2016-04-16 Pending — MRIS
• 2016-03-11 Listed $100,000 MRIS
• 2014-09-23 Delisted — MRIS
• 2014-08-04 Sold (Public Records) $100,000 Public Records
• 2014-07-31 Sold (MLS) $100,000 BRIGHT MLS
• 2014-07-31 Sold (MLS) $100,000 MRIS
• 2014-07-09 Relisted — MRIS
• 2014-07-01 Delisted — MRIS
• 2014-04-15 Listed $120,000 MRIS
• 2007-04-05 Sold (MLS) $168,000 MRIS
• 2007-03-14 Delisted — MRIS
• 2006-12-13 Listed $179,000 MRIS
• 2004-08-19 Sold (MLS) $145,000 MRIS
• 2004-07-03 Delisted — MRIS
• 2004-03-10 Listed $149,000 MRIS
• 1995-06-07 Sold (Public Records) $126,700 Public Records
• 1995-06-06 Sold (Public Records) $126,700 Public Records

Property tax history

-2.5%/yr

Latest (2025): $966 · +1.3% YoY. Source: county tax records.