2500 N Van Dorn St #212 · Alexandria, VA 22302

$119,900

None bd · 1.0 ba · 471 sqft · Condo public records · 7 Days on market

Built 1965 $649/mo HOA · 28% of rent

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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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPDATED Condo with New Fridge, Carpet, Fully Painted, Resurfaced Tub and Sink! Newer Stove and RARE Dishwasher! Deep Clean just completed! Sunny and BRIGHT! * * * FHA approved development!!! FHA only needs 3.5% payment! * * * Perfectly Located on Second floor so you can "Zip" one flight of Stairs or take the short Elevator ride. The UTILITIES are INCLUDED in the low condo fee and the property is well managed by Legum & Norman. This is also a great investment! Let your tenants pay off the mortgage for you when you’re ready to move! EXCELLENT location!!! Great building facing Fort Ward Park!! Next to 395, Van Dorn, Braddock Road and King Street. Public bus stop right outside of the building. Walking distance to Safeway and Starbucks! Shopping Center, grocery stores, casual cafes, restaurants and gas stations. 10 minutes driving to Pentagon, new Amazon HQ, National Airport, Crystal City. WOW!!! 24/7 Concierge Desk, Pool, Exercise Room, Picnic Area Bike Storage, Book Swap, 4 dog stations located around building! The building has a bright, newly renovated lobby and hallways.

Key facts

• $649 HOA
• Community pool
• Built 1965

Property features AI

Finance

• HOA & community: Monthly condo fee of $649 covering air conditioning, electricity, heat, insurance, parking fee, snow removal, trash, and water; Community amenities include common grounds, convenience store, elevator, exercise room, party room, outdoor pool, and security

Exterior

• Parking: Parking lot
• Security: Building includes security (community/association amenity)
• Utilities: Public water; Public sewer
• Home design: Condominium ownership; Building name: PARK PLACE
• Construction: Above-grade finished living space per assessor: 471; Other structures noted above and below grade
• Exterior features: Community pool; Building allows pets (cats and dogs permitted); Located within city limits

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning (electric); Hot water heated by natural gas
• Interior features: No basement; Living area determined from assessor records

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.8% 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: schools A+, amenities A+, commute 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.
• Market conditions: Rents soft (-0.4%/yr); 94 active listings in the ZIP; high-income renter base; 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 $829 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1965 — 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. 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: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 4.4

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,357
• Equity at exit: $17,877

10-year hold

• IRR: 0.9%
• Equity multiple: 1.05×
• Total profit: $1,640
• Equity at exit: $10,367

Cash invested: $33,572 (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 22302

• Rents YoY: -0.4%
• Active inventory: 94
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,291 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$50
• HOA: −$649
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $351

Break-even live

Break-even rent $1,847

Max offer price $119,900

Occupancy floor 80%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $649 · $7,788/yr
• Likely covers: gaspooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-04
   days on market $119,900 Active 7 DOM
2. 2026-06-03
   days on market $119,900 Active 6 DOM
3. 2026-06-02
   days on market $119,900 Active 5 DOM
4. 2026-06-01
   days on market $119,900 Active 4 DOM
5. 2026-05-31
   days on market $119,900 Active 3 DOM
6. 2026-05-28
   listed $119,900 Active
7. 2022-11-29
   soldstatus $134,900 Closed 1125-char remark

   Show marketing remark (1125 chars)

   UPDATED Condo with New Fridge, Carpet, Fully Painted, Resurfaced Tub and Sink! Newer Stove and RARE Dishwasher! Deep Clean just completed! Sunny and BRIGHT! * * * FHA approved development!!! FHA only needs 3.5% payment! * * * Perfectly Located on Second floor so you can "Zip" one flight of Stairs or take the short Elevator ride. The UTILITIES are INCLUDED in the low condo fee and the property is well managed by Legum & Norman. This is also a great investment! Let your tenants pay off the mortgage for you when you’re ready to move! EXCELLENT location!!! Great building facing Fort Ward Park!! Next to 395, Van Dorn, Braddock Road and King Street. Public bus stop right outside of the building. Walking distance to Safeway and Starbucks! Shopping Center, grocery stores, casual cafes, restaurants and gas stations. 10 minutes driving to Pentagon, new Amazon HQ, National Airport, Crystal City. WOW!!! 24/7 Concierge Desk, Pool, Exercise Room, Picnic Area Bike Storage, Book Swap, 4 dog stations located around building! The building has a bright, newly renovated lobby and hallways.

8. 2022-10-27
   historical Active Under Contract 1125-char remark

   Show marketing remark (1125 chars)

   UPDATED Condo with New Fridge, Carpet, Fully Painted, Resurfaced Tub and Sink! Newer Stove and RARE Dishwasher! Deep Clean just completed! Sunny and BRIGHT! * * * FHA approved development!!! FHA only needs 3.5% payment! * * * Perfectly Located on Second floor so you can "Zip" one flight of Stairs or take the short Elevator ride. The UTILITIES are INCLUDED in the low condo fee and the property is well managed by Legum & Norman. This is also a great investment! Let your tenants pay off the mortgage for you when you’re ready to move! EXCELLENT location!!! Great building facing Fort Ward Park!! Next to 395, Van Dorn, Braddock Road and King Street. Public bus stop right outside of the building. Walking distance to Safeway and Starbucks! Shopping Center, grocery stores, casual cafes, restaurants and gas stations. 10 minutes driving to Pentagon, new Amazon HQ, National Airport, Crystal City. WOW!!! 24/7 Concierge Desk, Pool, Exercise Room, Picnic Area Bike Storage, Book Swap, 4 dog stations located around building! The building has a bright, newly renovated lobby and hallways.

9. 2022-10-20
   listed $134,900 Active 1125-char remark

   Show marketing remark (1125 chars)

   UPDATED Condo with New Fridge, Carpet, Fully Painted, Resurfaced Tub and Sink! Newer Stove and RARE Dishwasher! Deep Clean just completed! Sunny and BRIGHT! * * * FHA approved development!!! FHA only needs 3.5% payment! * * * Perfectly Located on Second floor so you can "Zip" one flight of Stairs or take the short Elevator ride. The UTILITIES are INCLUDED in the low condo fee and the property is well managed by Legum & Norman. This is also a great investment! Let your tenants pay off the mortgage for you when you’re ready to move! EXCELLENT location!!! Great building facing Fort Ward Park!! Next to 395, Van Dorn, Braddock Road and King Street. Public bus stop right outside of the building. Walking distance to Safeway and Starbucks! Shopping Center, grocery stores, casual cafes, restaurants and gas stations. 10 minutes driving to Pentagon, new Amazon HQ, National Airport, Crystal City. WOW!!! 24/7 Concierge Desk, Pool, Exercise Room, Picnic Area Bike Storage, Book Swap, 4 dog stations located around building! The building has a bright, newly renovated lobby and hallways.

10. 2007-06-05
    soldstatus $150,000
11. 2007-06-04
    soldstatus $150,000 300-char remark

    Show marketing remark (300 chars)

    * REDUCED * CONVENIENT 2ND FLR EFFICIENCY * ALL NEW KITCHEN APPLIANCES, CABINETS, AND FLOOR * NEW VANITY, SINK, AND TILE IN BATH * NEW CARPET AND PAINT * SECURE BLDG * POOL * FITNESS CTR * CONV STORE * DRY CLEANERS * CONDO FEE INCLS UTILS * BUS STOP AT DOOR * GREAT LOCATION * AGENT RELATED TO OWNER.

12. 2007-05-04
    historical 300-char remark

    Show marketing remark (300 chars)

    * REDUCED * CONVENIENT 2ND FLR EFFICIENCY * ALL NEW KITCHEN APPLIANCES, CABINETS, AND FLOOR * NEW VANITY, SINK, AND TILE IN BATH * NEW CARPET AND PAINT * SECURE BLDG * POOL * FITNESS CTR * CONV STORE * DRY CLEANERS * CONDO FEE INCLS UTILS * BUS STOP AT DOOR * GREAT LOCATION * AGENT RELATED TO OWNER.

13. 2007-01-15
    listed $154,900 300-char remark

    Show marketing remark (300 chars)

    * REDUCED * CONVENIENT 2ND FLR EFFICIENCY * ALL NEW KITCHEN APPLIANCES, CABINETS, AND FLOOR * NEW VANITY, SINK, AND TILE IN BATH * NEW CARPET AND PAINT * SECURE BLDG * POOL * FITNESS CTR * CONV STORE * DRY CLEANERS * CONDO FEE INCLS UTILS * BUS STOP AT DOOR * GREAT LOCATION * AGENT RELATED TO OWNER.

14. 2005-03-08
    soldstatus $145,000
15. 2005-02-28
    soldstatus $145,000
16. 2005-02-07
    historical
17. 2005-01-24
    listed $145,000
18. 2004-09-13
    soldstatus $115,400
19. 2004-09-10
    soldstatus $115,400
20. 2004-08-11
    historical
21. 2004-08-07
    listed $112,900
22. 2001-06-29
    soldstatus $48,500
23. 2001-06-28
    soldstatus $48,500
24. 2001-05-24
    historical
25. 2000-11-06
    listed $49,900
26. 1987-02-13
    soldstatus $37,100

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 · 15 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: $27,495
• − Mortgage interest: −$6,716
• − Property taxes: −$1,574
• − Insurance: −$600
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − HOA: −$7,788
• − Depreciation: −$3,488
• Taxable income: $2,930
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $3,511/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: Arlington County · 236,086 people
• City population: 206,790
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 18,026
• Household income: $123,539
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 578.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 15% Black 10% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 13% Arabic 3% Other Indo-European 2%

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: ▼ -685.69%
• Current HPI: 136.5632
• Rent YoY: ▼ -0.41%
• 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

+223.2% since first listed

21 events — show timeline

• 2026-05-28 Listed $119,900 BRIGHT MLS
• 2022-11-29 Sold (MLS) $134,900 BRIGHT MLS
• 2022-10-27 Contingent — BRIGHT MLS
• 2022-10-20 Listed $134,900 BRIGHT MLS
• 2007-06-05 Sold (Public Records) $150,000 Public Records
• 2007-06-04 Sold (MLS) $150,000 MRIS
• 2007-05-04 Delisted — MRIS
• 2007-01-15 Listed $154,900 MRIS
• 2005-03-08 Sold (Public Records) $145,000 Public Records
• 2005-02-28 Sold (MLS) $145,000 MRIS
• 2005-02-07 Delisted — MRIS
• 2005-01-24 Listed $145,000 MRIS
• 2004-09-13 Sold (Public Records) $115,400 Public Records
• 2004-09-10 Sold (MLS) $115,400 MRIS
• 2004-08-11 Delisted — MRIS
• 2004-08-07 Listed $112,900 MRIS
• 2001-06-29 Sold (Public Records) $48,500 Public Records
• 2001-06-28 Sold (MLS) $48,500 MRIS
• 2001-05-24 Delisted — MRIS
• 2000-11-06 Listed $49,900 MRIS
• 1987-02-13 Sold (Public Records) $37,100 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,574 · +12.7% YoY. Source: county tax records.