2846 Annandale Rd #220 · West Falls Church, VA 22042

$249,900

2 bd · 1.0 ba · 682 sqft · Condo public records · 8 Days on market

Built 1966 $428/mo HOA · 16% 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 +15.9/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.9/10.0
• DSCR +4.9/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great updated unit! 2 bedrooms, 1 bath, All utilities included in condo fee, $357/mo. Upper level unit and freshly painted ready for move-in. Close to 495, Falls Church Farmers Market and shopping! Huge storage unit in Laundry Room area assigned to this unit. Don't forget to visit the pool on the backside of the building! Just in time for Summer!

Key facts

• Huge storage unit
• $428 HOA
• Community pool

Tags

• UPDATED UPPER-LEVEL CONDO
• HUGE STORAGE UNIT

Property features AI

Finance

• HOA & community: Monthly condo fee of $428; HOA covers electricity, exterior building maintenance, gas, heat, management, sewer, snow removal, and water; Community amenities include an outdoor pool

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric cooling fuel; Other heating fuel; Other hot water source
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on the 2nd floor
• Construction: Brick construction
• Exterior features: Community outdoor pool; Above-grade and below-grade structures noted

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Window air conditioning units (electric)
• Interior features: No basement; Living area reported by assessor
• Laundry & utility: No in-unit washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 6.9% vs local median 2.3% in West Falls Church — 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 82/100 on livability (#47 in VA, #1,141 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: schools C-, cost of living F.
• Fairfax County Public School District (suburban): math 61% / reading 73% proficiency, ranked #13 of 131 in VA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.1%/yr); 112 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,861 units permitted in Fairfax County in 2024 (1,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fairfax County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 30y 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 $153k; list at $250k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $249,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.09% ✓
• Cap rate: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-37,870
• Equity at exit: $37,261

10-year hold

• IRR: -11.1%
• Equity multiple: 0.39×
• Total profit: $-42,425
• Equity at exit: $21,607

Cash invested: $69,972 (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 22042

• Rents YoY: 1.1%
• Active inventory: 112
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,722 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$104
• HOA: −$428
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $117

Break-even live

Break-even rent $2,574

Max offer price $249,900

Occupancy floor 91%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6600 Colton Crawford Cir Falls Church, VA	1.0–3.0	1.0–2.5	1272	$3,738	$2.94	1d	1	0.34mi
210 E Fairfax St Falls Church, VA	3.0	1.0–2.0	945	$2,285	$2.42	1d	8	0.44mi
111 E Broad St Falls Church, VA	2.0	1.0–2.0	804	$3,933	$4.89	1d	27	0.55mi
301 W Broad St Falls Church, VA	1.0	1.0	730	$2,780	$3.81	1d	18	0.63mi
6410 Arlington Blvd Falls Church, VA	1.0–2.0	1.0–2.0	962	$3,218	$3.34	1d	10	0.77mi
450 N Washington St Falls Church, VA	1.0–2.0	1.0–2.0	826	$3,169	$3.84	1d	13	0.88mi
809 W Broad St Falls Church, VA	1.0	1.5	1075	$2,000	$1.86	3d	10	0.96mi
2827 Kalmia Lee Ct Falls Church, VA	1.0	1.0	707	$1,900	$2.69	2d	1	1.05mi
2825 Kalmia Lee Ct #301 Falls Church, VA	1.0	1.0	707	$2,000	$2.83	14d	1	1.05mi
501 Roosevelt Blvd Falls Church, VA	2.0	1.0–2.0	823	$2,995	$3.64	2d	33	1.13mi
110 Founders Ave Falls Church, VA	2.0	1.0–2.0	941	$3,906	$4.15	1d	27	1.18mi
500 Roosevelt Blvd Falls Church, VA	3.0	1.0–1.5	955	$2,597	$2.72	1d	17	1.20mi
1033 W Broad St Falls Church, VA	2.0	1.0–2.0	910	$4,232	$4.65	1d	19	1.26mi
2910 Willston Pl Apt 202 Falls Church, VA	2.0	1.0	718	$2,000	$2.79	4d	1	1.27mi
2809 W Glen Dr Falls Church, VA	2.0	1.0	627	$2,150	$3.43	7d	7	1.27mi
2919 Willston Pl #101 Falls Church, VA	1.0	1.0	578	$1,700	$2.94	43d	1	1.31mi
2916 Peyton Randolph Dr Falls Church, VA	1.0	1.0	578	$1,650	$2.85	43d	1	1.33mi
6200 Wilson Blvd Falls Church, VA	3.0	1.0–2.0	912	$2,892	$3.17	1d	19	1.43mi
7481 Lee Hwy Falls Church, VA	1.0–2.0	1.0	775	$1,895	$2.45	24d	1	1.49mi

HOA detail condo

• Monthly dues: $428 · $5,136/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $249,900 Active 8 DOM
2. 2026-06-17
   days on market $249,900 Active 7 DOM
3. 2026-06-16
   days on market $249,900 Active 6 DOM
4. 2026-06-15
   days on market $249,900 Active 5 DOM
5. 2026-06-13
   days on market $249,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $249,900 Active 2 DOM

ⓘ 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: $2,292 · $191/mo
• Projected year-2 tax: $2,292 · $191/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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,668
• − Mortgage interest: −$13,998
• − Property taxes: −$2,292
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − HOA: −$5,136
• − Depreciation: −$7,270
• Taxable loss: −$2,505
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $2,005/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: Fairfax County Public School District
• NCES district ID: 5101260
• Math proficiency: 61% ▼ -24.00%
• Reading proficiency: 73% ▼ -8.00%
• Median HH income: $110,238
• Composite: 62.59/100
• National rank: #679
• State rank: #13 of 131 in VA

Livability — West Falls Church

• Score: 82/100
• State rank: #47
• US rank: #1141

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Falls Church, VA
• County: Fairfax County · 1,104,456 people
• City population: 34,631
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 35,483
• Household income: $138,255
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 857.0

Population outlook (Fairfax County) Hauer SSP2

• Today (2025): 1,237,259 people
• By 2030: 1,277,758 · +3.3%
• By 2040: 1,346,508 · +8.8%
• By 2050: 1,397,919 · +13.0%
• By 2075: 1,493,100 · +20.7%
• By 2100: 1,465,712 · +18.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 33% Asian 18% Two or more races 12% Black 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 37% · Canada, Vietnam, China
• Languages at home: 50% English-only · Spanish 30% Vietnamese 8% Other Indo-European 4%

Political lean MEDSL · Fairfax

• 2024 margin: Solid D (+35.0) · D 66.1% · R 31.1% · Other 2.8%
• 2008→2024 swing: +13.8pp toward D · 2008: 21.2pp · 2024: 35.0pp
• All cycles: 2024: D+35.0 2020: D+41.9 2016: D+36.2 2012: D+19.8 2008: D+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -488.58%
• Current HPI: 349.9051
• Rent YoY: ▲ 1.12%
• 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

+843.0% since first listed

34 events — show timeline

• 2026-06-10 Listed $249,900 BRIGHT MLS
• 2014-07-14 Delisted — MRIS
• 2014-07-14 Sold (Public Records) $153,000 Public Records
• 2014-07-14 Sold (MLS) $153,000 BRIGHT MLS
• 2014-07-14 Sold (MLS) $153,000 MRIS
• 2014-06-23 Pending — MRIS
• 2014-06-21 Listing Removed — BRIGHT MLS
• 2014-06-05 Listed $157,777 MRIS
• 2014-06-05 Listed $157,777 BRIGHT MLS
• 2014-05-15 Delisted — MRIS
• 2014-05-15 Sold (Public Records) $140,000 Public Records
• 2014-05-14 Sold (MLS) $140,000 BRIGHT MLS
• 2014-05-14 Sold (MLS) $140,000 MRIS
• 2014-02-23 Pending — MRIS
• 2014-02-21 Delisted — MRIS
• 2014-02-21 Listing Removed — BRIGHT MLS
• 2014-02-19 Price Changed $140,000 MRIS
• 2014-02-19 Relisted — MRIS
• 2014-01-02 Pending — MRIS
• 2013-12-15 Listed $165,000 MRIS
• 2013-12-14 Listed $140,000 BRIGHT MLS
• 2013-12-11 Delisted — MRIS
• 2013-12-10 Listing Removed — BRIGHT MLS
• 2013-11-26 Listed $199,000 BRIGHT MLS
• 2013-11-26 Price Changed — MRIS
• 2013-11-26 Listed — MRIS
• 1997-01-21 Sold (Public Records) $49,000 Public Records
• 1997-01-15 Sold (MLS) $49,000 MRIS
• 1996-12-15 Delisted — MRIS
• 1996-09-14 Delisted — MRIS
• 1996-09-08 Listed $50,950 MRIS
• 1996-08-05 Listed — MRIS
• 1987-04-01 Sold (Public Records) $40,000 Public Records
• 1979-10-11 Sold (Public Records) $26,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,292 · +1.8% YoY. Source: county tax records.