9207 Douglas St #201 · Manassas, VA 20110

$215,000

2 bd · 1.0 ba · 850 sqft · Condo public records · 42 Days on market

Built 1965 Excellent condition $253/sqft · 19% below area Est $267k · 19% under $329/mo HOA · 15% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +5.3/10.0
• Condition / age +4.8/5.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright, Airy ground level apartment. Two spacious bedrooms, one full bath. . Close to shopping and transportation. Seller willing to negotiate closing cost assistance with full price offer. Unit sold as-is. Also for rent MN95001000.

Key facts

• $329 HOA
• Parking
• Built 1965

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $329; HOA fee covers gas, insurance, grounds maintenance, structure maintenance, trash, and water

Exterior

• Parking: Assigned parking; Parking lot; On-street parking; Open parking available
• Utilities: Public water; Public sewer; Electric power for heating and cooling
• Home design: Single-story property; Attached unit; Brick construction; Composition roof; Above-grade finished area: 851
• Construction: Built as Actual year (year built details listed as Actual)
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Two bedrooms on the first level
• Flooring: Laminate
• Bathrooms: One full bathroom with tub and shower
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Laminate flooring
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $45 ($545/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.3% in Manassas — 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 85/100 on livability (#18 in VA, #474 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• Manassas City Public School District (suburban): math 27% / reading 47% proficiency, ranked #121 of 131 in VA (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 167 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 90 units permitted in Manassas city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Manassas County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $84k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $215k implies a 153% 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 $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 8.1

CMA / ARV

• ARV (median comp): $266,721
• List price: $215,000
• Delta: -19.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-36,204
• Equity at exit: $32,057

10-year hold

• IRR: -14.3%
• Equity multiple: 0.26×
• Total profit: $-44,546
• Equity at exit: $18,589

Cash invested: $60,200 (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 20110

• Rents YoY: 1.0%
• Active inventory: 167
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$90
• HOA: −$329
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $45

Break-even live

Break-even rent $2,150

Max offer price $215,000

Occupancy floor 93%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9004 Prince William St Manassas, VA	1.0–2.0	1.0–2.0	1074	$2,785	$2.59	1d	5	0.48mi
9003 Merrimack Dr Manassas, VA	2.0	1.0	864	$1,975	$2.29	24d	1	0.53mi
9704 Clark Pl Manassas, VA	1.0–2.0	1.0–2.0	782	$2,145	$2.74	1d	9	0.57mi
8753 Signal Hill Rd Unit 4 Manassas, VA	2.0	1.0	730	$1,995	$2.73	5d	1	0.75mi
8711 Signal Hill Rd Manassas, VA	2.0	1.0	907	$2,035	$2.24	24d	3	0.79mi
9014 Sudley Rd Manassas, VA	2.0	2.0	850	$2,600	$3.06	43d	1	0.80mi
10303 7th Regiment Dr Manassas, VA	2.0	1.0–2.0	772	$2,623	$3.40	1d	28	0.86mi
8395 Buttress Ln #202 Manassas, VA	1.0	1.0	750	$1,800	$2.40	24d	1	1.11mi
10275 Dorchester Pl Manassas, VA	1.0–2.0	1.0–2.5	994	$2,763	$2.78	1d	10	1.13mi
9574 Jayhawk Ter #103 Manassas, VA	2.0	2.0	1070	$2,200	$2.06	11d	1	1.17mi
8383 Buttress Ln Manassas, VA	2.0	1.0	930	$1,950	$2.10	2d	1	1.20mi
8383 Buttress Ln #102 Manassas, VA	2.0	1.0	930	$1,950	$2.10	5d	1	1.21mi
9552 Cannoneer Ct #301 Manassas, VA	1.0	1.5	750	$1,850	$2.47	43d	1	1.23mi
9553 Battery Heights Blvd #402 Manassas, VA	2.0	1.0	930	$2,200	$2.37	15d	1	1.29mi
9553 Battery Heights Blvd Manassas, VA	1.0–2.0	1.0	840	$2,200	$2.62	44d	2	1.29mi
9210 Caspian Way #302 Manassas, VA	2.0	2.0	945	$2,150	$2.28	18d	1	1.34mi
8629 Braxted Ln Manassas, VA	2.0	2.5	885	$2,300	$2.60	43d	1	1.44mi

HOA detail condo

• Monthly dues: $329 · $3,948/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $215,000 Active 42 DOM
2. 2026-06-17
   days on market $215,000 Active 41 DOM
3. 2026-06-16
   days on market $215,000 Active 40 DOM
4. 2026-06-15
   days on market $215,000 Active 39 DOM
5. 2026-06-13
   days on market $215,000 Active 37 DOM
6. 2026-06-09
   days on market $215,000 Active 33 DOM
7. 2026-06-08
   days on market $215,000 Active 32 DOM
8. 2026-06-07
   statusdays on market $215,000 Active 31 DOM
9. 2026-05-14
   price $250,000 445-char remark
10. 2026-05-07
    price $270,000 445-char remark
11. 2026-04-30
    listed $299,000 Active 445-char remark
12. 2026-04-28
    historical $299,000 445-char remark
13. 2016-04-07
    soldstatus $85,000
14. 2016-04-06
    soldstatus $85,000 232-char remark

    Show marketing remark (232 chars)

    Bright, Airy ground level apartment. Two spacious bedrooms, one full bath. . Close to shopping and transportation. Seller willing to negotiate closing cost assistance with full price offer. Unit sold as-is. Also for rent MN95001000.

15. 2016-04-06
    soldstatus $85,000 Sold

    Show marketing remark (232 chars)

    Bright, Airy ground level apartment. Two spacious bedrooms, one full bath. . Close to shopping and transportation. Seller willing to negotiate closing cost assistance with full price offer. Unit sold as-is. Also for rent MN95001000.

16. 2016-02-27
    status Contingent (No Kick Out)

    Show marketing remark (232 chars)

    Bright, Airy ground level apartment. Two spacious bedrooms, one full bath. . Close to shopping and transportation. Seller willing to negotiate closing cost assistance with full price offer. Unit sold as-is. Also for rent MN95001000.

17. 2016-02-07
    listed $90,000 Active

    Show marketing remark (232 chars)

    Bright, Airy ground level apartment. Two spacious bedrooms, one full bath. . Close to shopping and transportation. Seller willing to negotiate closing cost assistance with full price offer. Unit sold as-is. Also for rent MN95001000.

18. 2002-05-16
    soldstatus $62,500

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $1,826 · $152/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,485
• − Mortgage interest: −$12,043
• − Property taxes: −$1,826
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − HOA: −$3,948
• − Depreciation: −$6,255
• Taxable loss: −$2,899
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $1,240/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This move-in ready condo is in excellent condition with no visible repairs needed. It offers a prime location and fresh updates, making it an excellent opportunity for a first-time buyer or renter.

Value-add opportunities

• Both Paint exterior brick — Enhances curb appeal and can increase both resale and rental value
• Both Upgrade landscaping — Improves curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
• Both Upgrade landscaping — Improves curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Manassas City Public School District
• NCES district ID: 5102360
• Math proficiency: 27% ▼ -43.00%
• Reading proficiency: 47% ▼ -17.00%
• Median HH income: $72,563
• Composite: 34.08/100
• National rank: #5296
• State rank: #121 of 131 in VA

Livability — Manassas

• Score: 85/100
• State rank: #18
• US rank: #474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manassas, VA
• County: Manassas City · 49,890 people
• City population: 163,958
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 49,890
• Household income: $118,486
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 1260.0

Population outlook (Manassas County) Hauer SSP2

• Today (2025): 48,316 people
• By 2030: 51,440 · +6.5%
• By 2040: 57,876 · +19.8%
• By 2050: 64,038 · +32.5%
• By 2075: 78,723 · +62.9%
• By 2100: 91,174 · +88.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 37% Two or more races 21% Black 13% Asian 5%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 30% · Canada, Vietnam, South Korea
• Languages at home: 55% English-only · Spanish 36% Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Manassas

• 2024 margin: D (+14.8) · D 56.5% · R 41.6% · Other 1.9%
• 2008→2024 swing: +3.5pp toward D · 2008: 11.3pp · 2024: 14.8pp
• All cycles: 2024: D+14.8 2020: D+24.2 2016: D+16.2 2012: D+13.3 2008: D+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -329.41%
• Current HPI: 365.1524
• Rent YoY: ▲ 0.97%
• 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

+244.0% since first listed

14 events — show timeline

• 2026-06-06 Relisted — CVRMLS
• 2026-05-30 Pending — CVRMLS
• 2026-05-28 Price Changed $215,000 CVRMLS
• 2026-05-23 Price Changed $225,000 CVRMLS
• 2026-05-14 Price Changed $250,000 CVRMLS
• 2026-05-07 Price Changed $270,000 CVRMLS
• 2026-04-30 Listed $299,000 CVRMLS
• 2026-04-28 Coming Soon $299,000 CVRMLS
• 2016-04-07 Sold (Public Records) $85,000 Public Records
• 2016-04-06 Sold (MLS) $85,000 MRIS
• 2016-04-06 Sold (MLS) $85,000 BRIGHT MLS
• 2016-02-27 Pending — MRIS
• 2016-02-07 Listed $90,000 MRIS
• 2002-05-16 Sold (Public Records) $62,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,826 · +15.8% YoY. Source: county tax records.