4100 Daniels Ave #303 · Annandale, VA 22003

$220,000

2 bd · 1.0 ba · 941 sqft · Condo public records · 30 Days on market

Built 1965 $610/mo HOA · 26% 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.7/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Two bedroom one bath Annandale Condo condo fee includes all utilities this is a court ordered sale. This property is being sold"AS IS" Subject to the terms and conditions of the Fairfax County Circuit Courts. Ample parking, storage room, community pool, walking distance to shopping.

Key facts

• $610 HOA
• Built 1965
• Listed 29 days

Property features AI

Finance

• Other: Pets allowed on a case-by-case basis
• HOA & community: Monthly condo fee of $610; Condo fee covers common area maintenance, exterior building maintenance, gas, heat, insurance, lawn maintenance, reserve funds, trash, and water

Exterior

• Parking: Parking lot
• Utilities: Water: Other; Sewer and power: see local utility providers
• Home design: Condominium unit in a garden-style building (1–4 stories); Entry on 3rd floor; Unit/flat
• Construction: Above-grade and below-grade structures present; Condominium ownership
• Exterior features: Outdoor pool available through association

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: No basement
• Laundry & utility: No in-unit washer/dryer or hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (18.3% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $180k (18.3% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.7% in Annandale — 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 87/100 on livability (#12 in VA, #293 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute 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.
• Zoned schools: Belvedere Elementary (math 61% / reading 70%, grade B+, #410 of 1,108 statewide, top 37%, 617 students, 50% FRL); Glasgow Middle (math 39% / reading 56%, grade C-, #256 of 342 statewide, top 75%, 1,789 students, 80% FRL); Falls Church High (math 52% / reading 47%, grade D, #299 of 319 statewide, top 94%, 2,118 students, 61% FRL) — zoned schools average 64% FRL vs 21% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 67% district-wide (-13 pts) — the specific schools serving this property underperform the Fairfax County Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 158 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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

• It's been on market 30 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $220k implies a 920% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $179,847 (18.3% 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 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. 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: 1.07% ✓
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 7.8

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: -28.5%
• Equity multiple: 0.08×
• Total profit: $-56,621
• Equity at exit: $32,803

10-year hold

• IRR: -56.5%
• Equity multiple: -0.51×
• Total profit: $-92,969
• Equity at exit: $19,022

Cash invested: $61,600 (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 22003

• Rents YoY: -0.2%
• Active inventory: 158
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$225 /mo · $2,699/yr
• Insurance: −$92
• HOA: −$610
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-227

Break-even live

Break-even rent $2,633

Max offer price $179,847

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-165	+0% $-227	+5% $-290	+10% $-352
Rent	-10% $-413	-5% $-320	+0% $-227	+5% $-135	+10% $-42
Rate	-1.0pp $-117	-0.5pp $-171	base $-227	+0.5pp $-284	+1.0pp $-342

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7255 Glen Hollow Ct Unit 4 Annandale, VA	2.0	1.0	937	$2,450	$2.61	45d	1	0.14mi
7409 Eastmoreland Rd Annandale, VA	3.0	1.0–2.0	990	$2,586	$2.61	0d	48	0.40mi
4327 Ravensworth Rd Annandale, VA	1.0–2.0	1.0–2.0	888	$2,602	$2.93	0d	9	0.46mi
4137 Wadsworth Ct Annandale, VA	2.0–3.0	1.0–1.5	1025	$1,859	$1.81	3d	12	0.56mi
7704 Donnybrook Ct #102 Annandale, VA	2.0	1.0	760	$1,950	$2.57	23d	1	0.99mi
7717 Donnybrook Ct #103 Annandale, VA	2.0	1.0	760	$2,100	$2.76	26d	1	1.06mi
7705 Lafayette Forest Dr Annandale, VA	2.0	2.0	940	$2,250	$2.39	23d	2	1.10mi
7705 Lafayette Forest Dr Annandale, VA	2.0	2.0	940	$2,275	$2.42	45d	1	1.11mi
7747 Donnybrook Ct #206 Annandale, VA	1.0	1.0	656	$2,000	$3.05	45d	1	1.12mi
7718 Lafayette Forest Dr #23 Annandale, VA	2.0	2.0	940	$2,400	$2.55	7d	1	1.16mi
4360 Ivymount Ct #14 Annandale, VA	1.0	1.0	666	$1,750	$2.63	16d	1	1.24mi
4319 Americana Dr #204 Annandale, VA	2.0	1.0	753	$1,950	$2.59	45d	1	1.26mi
6608 Jupiter Hills Cir Unit A Alexandria, VA	1.0	1.0	834	$2,525	$3.03	4d	1	1.29mi
4305 Americana Dr Annandale, VA	1.0	1.0	616	$1,650	$2.68	45d	1	1.32mi
7931 Patriot Dr Annandale, VA	1.0–3.0	1.0–2.0	1365	$2,542	$1.86	0d	82	1.39mi
6579 Zoysia Ct Alexandria, VA	1.0	1.0	900	$1,100	$1.22	6d	1	1.41mi

HOA detail condo

• Monthly dues: $610 · $7,320/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-04
   days on market $220,000 Active 30 DOM
2. 2026-06-03
   days on market $220,000 Active 29 DOM
3. 2026-06-02
   days on market $220,000 Active 28 DOM
4. 2026-06-01
   days on market $220,000 Active 27 DOM
5. 2026-05-31
   days on market $220,000 Active 26 DOM
6. 2026-05-05
   listed $220,000 Active 293-char remark
7. 2024-04-28
   historical
8. 2024-04-19
   historical
9. 1978-04-21
   soldstatus $21,572
10. 1973-11-07
    soldstatus $24,850

ⓘ 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: $2,699 · $225/mo
• Projected year-2 tax: $2,699 · $225/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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,147
• − Mortgage interest: −$12,323
• − Property taxes: −$2,699
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$7,320
• − Depreciation: −$6,400
• Taxable loss: −$6,199
• Est. tax savings @ 24.0%: +$1,488
• 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.

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 — Annandale

• Score: 87/100
• State rank: #12
• US rank: #293

Category grades

Amenities A+ 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: Annandale, VA
• County: Fairfax County · 1,104,456 people
• City population: 57,755
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 57,755
• Household income: $138,794
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1504.0

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 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 28% Asian 20% Two or more races 9% Black 8%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 37% · Canada, Vietnam, South Korea
• Languages at home: 51% English-only · Spanish 22% Vietnamese 6% Other Indo-European 5%

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: ▼ -400.18%
• Current HPI: 335.3338
• Rent YoY: ▼ -0.24%
• 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

+785.3% since first listed

6 events — show timeline

• 2026-06-06 Listing Removed — BRIGHT MLS
• 2026-05-05 Listed $220,000 BRIGHT MLS
• 2024-04-28 Listing Removed — BRIGHT MLS
• 2024-04-19 Coming Soon — BRIGHT MLS
• 1978-04-21 Sold (Public Records) $21,572 Public Records
• 1973-11-07 Sold (Public Records) $24,850 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,699 · +8.8% YoY. Source: county tax records.