609 Center St #203 · Herndon, VA 20170

$247,000

2 bd · 1.5 ba · 1,085 sqft · Condo public records · 3 Days on market

Built 1974 $362/mo HOA · 15% 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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +4.8/10.0
• Livability +4.3/5.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS IT! Best value in Fairfax County! Top floor beauty! New kitchen cabinets, all new stainless appliances, granite counter tops, new laminate flooring. Fresh paint in entire condo. New washer/dry unit. Electrical and plumbing updated. Unique Jack & Jill bath with connecting tub. New tile in bath. New lighting fixtures. Close to new Silver Line metro stops. Walk to downtown Historic Herndon.

Key facts

• $362 HOA
• Community pool
• Built 1974

Property features AI

Finance

• HOA & community: Condo fee $362 monthly (professional off-site management); HOA covers lawn care (front/rear/side), lawn maintenance, management, pool(s), reserve funds, sewer, snow removal, trash, and water; Pets allowed with size/weight restrictions

Exterior

• Utilities: Public water; Public sewer; Electric hot water
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on 3rd floor; Estimated year built; major renovation in 2014
• Construction: Stucco construction; Above-grade structure
• Exterior features: Balcony; Backs to open common area; Community outdoor pool; Common grounds; Tot lot/playground

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven/range; Refrigerator; Upgraded countertops
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Electric heating fuel; Central air conditioning; Ceiling fans
• Interior features: Dining area; Upgraded countertops; Traditional floor plan
• Laundry & utility: Washer and dryer included; Washer/dryer hookups in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $247k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (2.3% below list).
• Recommended offer: $217k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 2.9% in Herndon — 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 (#17 in VA, #449 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: 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 flat; 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $170k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $216,987 (12.2% 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 1974 — 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: 0.98% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.17×
• Total profit: $-57,150
• Equity at exit: $36,829

10-year hold

• IRR: -36.3%
• Equity multiple: -0.27×
• Total profit: $-88,123
• Equity at exit: $21,356

Cash invested: $69,160 (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 20170

• Rents YoY: 0.2%
• Active inventory: 92
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$1,295
• Tax from tax record: −$316 /mo · $3,795/yr
• Insurance: −$103
• HOA: −$362
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-170

Break-even live

Break-even rent $2,628

Max offer price $216,987

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-100	+0% $-170	+5% $-240	+10% $-310
Rent	-10% $-361	-5% $-265	+0% $-170	+5% $-75	+10% $21
Rate	-1.0pp $-46	-0.5pp $-107	base $-170	+0.5pp $-234	+1.0pp $-299

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
561 Florida Ave #104 Herndon, VA	2.0	2.0	1351	$2,200	$1.63	18d	1	0.02mi
831 Locust St Herndon, VA	1.0–2.0	1.0	780	$2,080	$2.66	19d	2	0.15mi
701 Herndon Woods Ct Herndon, VA	3.0	3.5	1320	$2,950	$2.23	44d	1	0.15mi
661 Dulles Park Ct Herndon, VA	1.0–3.0	1.0	699	$2,096	$3.00	2d	9	0.48mi
609 Jefferson St #18 Herndon, VA	2.0	1.0	988	$2,031	$2.06	4d	1	0.59mi
601 Madison St Herndon, VA	3.0	2.0	1300	$2,990	$2.30	25d	1	0.64mi
953 Ferndale Ave Herndon, VA	3.0	3.5	1240	$2,995	$2.42	21d	1	0.67mi
12915 Alton Sq #113 Herndon, VA	2.0	1.0	960	$2,175	$2.27	8d	1	0.69mi
12915 Alton Sq #213 Herndon, VA	2.0	1.0	960	$2,350	$2.45	44d	1	0.69mi
12909 Alton Sq #102 Herndon, VA	1.0	1.0	810	$1,900	$2.35	44d	1	0.70mi
12913 Alton Sq Herndon, VA	2.0	2.0	1050	$2,325	$2.21	17d	2	0.71mi
12913 Alton Sq Herndon, VA	2.0	2.0	960	$2,248	$2.34	44d	2	0.71mi
12913 Alton Sq #307 Herndon, VA	2.0	2.0	1140	$2,350	$2.06	2d	1	0.71mi
12905 Alton Sq #203 Herndon, VA	2.0	2.0	1140	$2,250	$1.97	44d	1	0.71mi
12905 Alton Sq #203 Herndon, VA	2.0	2.0	1140	$2,300	$2.02	21d	1	0.71mi
12901 Alton Sq #203 Herndon, VA	2.0	2.0	1140	$2,450	$2.15	44d	1	0.72mi
13000 Wilkes Way Herndon, VA	1.0–3.0	1.0–2.0	960	$2,320	$2.42	2d	20	0.74mi
12919 Alton Sq Herndon, VA	1.0–2.0	1.0–2.0	900	$2,300	$2.56	13d	2	0.75mi
2204 Westcourt Ln Herndon, VA	1.0–2.0	1.0–2.0	900	$2,550	$2.83	44d	2	0.76mi
2204 Westcourt Ln #402 Herndon, VA	2.0	2.0	990	$2,550	$2.58	6d	1	0.76mi
12919 Alton Sq #203 Herndon, VA	2.0	2.0	990	$2,300	$2.32	25d	1	0.77mi
2206 Gingell Pl Herndon, VA	2.0	1.0	976	$2,200	$2.25	44d	1	0.83mi
12850 Mosaic Park Way Unit 2W Herndon, VA	2.0	2.0	1162	$2,950	$2.54	16d	1	0.96mi
12850 Mosaic Park Way Unit 2W Herndon, VA	2.0	2.0	1162	$2,850	$2.45	44d	1	0.96mi
2216 Frear Pl Herndon, VA	3.0	2.5	1426	$2,600	$1.82	45d	1	0.96mi
761 Cordell Way Herndon, VA	3.0	2.5	1496	$2,900	$1.94	44d	1	1.05mi
705 Dranesville Rd Herndon, VA	2.0	2.0	1256	$3,395	$2.70	19d	1	1.07mi
12953 Centre Park Cir #217 Herndon, VA	2.0	2.0	1031	$2,450	$2.38	13d	1	1.07mi
12953 Centre Park Cir Herndon, VA	2.0	2.0	1031	$2,195	$2.13	44d	1	1.07mi
12941 Centre Park Cir #216 Herndon, VA	2.0	2.0	1136	$2,345	$2.06	21d	1	1.07mi
12945 Centre Park Cir #314 Herndon, VA	2.0	2.0	1080	$2,350	$2.18	20d	1	1.08mi
12945 Centre Park Cir Herndon, VA	1.0–2.0	1.0–2.0	895	$2,350	$2.62	25d	2	1.08mi
12957 Centre Park Cir #105 Herndon, VA	2.0	2.0	1031	$2,600	$2.52	44d	1	1.09mi
12954 Centre Park Cir #205 Herndon, VA	2.0	2.0	1031	$2,395	$2.32	44d	1	1.10mi
2300 Woodland Crossing Dr Herndon, VA	1.0–2.0	1.0–2.0	865	$2,642	$3.05	2d	13	1.11mi
12929 Centre Park Cir #313 Herndon, VA	2.0	2.0	1031	$2,400	$2.33	19d	1	1.14mi
12925 Centre Park Cir #403 Herndon, VA	2.0	2.0	1031	$2,425	$2.35	19d	1	1.15mi
13280 Woodland Park Rd Herndon, VA	1.0–2.0	1.0–2.0	873	$3,046	$3.49	2d	18	1.17mi
1308 Wexford Ct Herndon, VA	3.0	2.5	1240	$2,650	$2.14	44d	1	1.21mi
1724 Fantasia Cir Herndon, VA	3.0	2.0	1400	$3,300	$2.36	44d	1	1.22mi

HOA detail condo

• Monthly dues: $362 · $4,344/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-05-18
   status Pending
2. 2026-05-07
   soldstatus Closed
3. 2026-04-10
   status Pending
4. 2026-04-07
   listed $247,000 Active
5. 2014-10-31
   soldstatus $170,500
6. 2014-10-30
   soldstatus $170,500 404-char remark

   Show marketing remark (404 chars)

   THIS IS IT! Best value in Fairfax County! Top floor beauty! New kitchen cabinets, all new stainless appliances, granite counter tops, new laminate flooring. Fresh paint in entire condo. New washer/dry unit. Electrical and plumbing updated. Unique Jack & Jill bath with connecting tub. New tile in bath. New lighting fixtures. Close to new Silver Line metro stops. Walk to downtown Historic Herndon.

7. 2014-10-30
   soldstatus $170,500 Sold 404-char remark

   Show marketing remark (404 chars)

   THIS IS IT! Best value in Fairfax County! Top floor beauty! New kitchen cabinets, all new stainless appliances, granite counter tops, new laminate flooring. Fresh paint in entire condo. New washer/dry unit. Electrical and plumbing updated. Unique Jack & Jill bath with connecting tub. New tile in bath. New lighting fixtures. Close to new Silver Line metro stops. Walk to downtown Historic Herndon.

8. 2014-10-09
   status Contingent (No Kick Out) 404-char remark

   Show marketing remark (404 chars)

   THIS IS IT! Best value in Fairfax County! Top floor beauty! New kitchen cabinets, all new stainless appliances, granite counter tops, new laminate flooring. Fresh paint in entire condo. New washer/dry unit. Electrical and plumbing updated. Unique Jack & Jill bath with connecting tub. New tile in bath. New lighting fixtures. Close to new Silver Line metro stops. Walk to downtown Historic Herndon.

9. 2014-10-08
   historical 404-char remark

   Show marketing remark (404 chars)

   THIS IS IT! Best value in Fairfax County! Top floor beauty! New kitchen cabinets, all new stainless appliances, granite counter tops, new laminate flooring. Fresh paint in entire condo. New washer/dry unit. Electrical and plumbing updated. Unique Jack & Jill bath with connecting tub. New tile in bath. New lighting fixtures. Close to new Silver Line metro stops. Walk to downtown Historic Herndon.

10. 2014-10-01
    listed $175,000 Active 404-char remark

    Show marketing remark (404 chars)

    THIS IS IT! Best value in Fairfax County! Top floor beauty! New kitchen cabinets, all new stainless appliances, granite counter tops, new laminate flooring. Fresh paint in entire condo. New washer/dry unit. Electrical and plumbing updated. Unique Jack & Jill bath with connecting tub. New tile in bath. New lighting fixtures. Close to new Silver Line metro stops. Walk to downtown Historic Herndon.

11. 2014-10-01
    listed $175,000 404-char remark

    Show marketing remark (404 chars)

    THIS IS IT! Best value in Fairfax County! Top floor beauty! New kitchen cabinets, all new stainless appliances, granite counter tops, new laminate flooring. Fresh paint in entire condo. New washer/dry unit. Electrical and plumbing updated. Unique Jack & Jill bath with connecting tub. New tile in bath. New lighting fixtures. Close to new Silver Line metro stops. Walk to downtown Historic Herndon.

12. 2005-06-28
    soldstatus $253,000
13. 2005-06-24
    soldstatus $253,000
14. 2005-06-01
    historical
15. 2005-05-25
    listed $230,000
16. 1990-09-10
    soldstatus $87,000
17. 1987-02-25
    soldstatus $59,000

ⓘ 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: $3,795 · $316/mo
• Projected year-2 tax: $3,795 · $316/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 ≥102°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,961
• − Mortgage interest: −$13,836
• − Property taxes: −$3,795
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − HOA: −$4,344
• − Depreciation: −$7,185
• Taxable loss: −$6,068
• Est. tax savings @ 24.0%: +$1,456
• After-tax cash flow: $-582/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 — Herndon

• Score: 86/100
• State rank: #17
• US rank: #449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herndon, VA
• County: Fairfax County · 1,104,456 people
• City population: 95,152
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 43,866
• Household income: $159,466
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 672.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 33% Two or more races 18% Asian 15% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 38% · Canada, China, Vietnam
• Languages at home: 53% English-only · Spanish 27% Other Indo-European 8% Other Asian/Pacific 3%

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: ▼ -368.74%
• Current HPI: 342.5801
• Rent YoY: ▲ 0.22%
• 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

+318.6% since first listed

17 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-07 Sold (MLS) — BRIGHT MLS
• 2026-04-10 Pending — BRIGHT MLS
• 2026-04-07 Listed $247,000 BRIGHT MLS
• 2014-10-31 Sold (Public Records) $170,500 Public Records
• 2014-10-30 Sold (MLS) $170,500 MRIS
• 2014-10-30 Sold (MLS) $170,500 BRIGHT MLS
• 2014-10-09 Pending — MRIS
• 2014-10-08 Listing Removed — BRIGHT MLS
• 2014-10-01 Listed $175,000 MRIS
• 2014-10-01 Listed $175,000 BRIGHT MLS
• 2005-06-28 Sold (Public Records) $253,000 Public Records
• 2005-06-24 Sold (MLS) $253,000 MRIS
• 2005-06-01 Delisted — MRIS
• 2005-05-25 Listed $230,000 MRIS
• 1990-09-10 Sold (Public Records) $87,000 Public Records
• 1987-02-25 Sold (Public Records) $59,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,795 · +9.6% YoY. Source: county tax records.