1011 Arlington Blvd #517 · Arlington, VA 22209

$175,000

1 bd · 1.0 ba · 572 sqft · Condo public records · 98 Days on market

Built 1955 $306/sqft · 9% below area Est $192k · 9% under $435/mo HOA · 22% 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).

• Cash flow +12.7/30.0
• ARV discount +11.5/15.0
• Schools +6.5/10.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Livability +4.3/5.0
• DSCR +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy 572 sq. ft. one bedroom one bathroom unit in the River Place Community. Fantastic location, Rosslyn Metro is minutes away walking.

Key facts

• $435 HOA
• Community pool
• Built 1955

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.8% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 1.7% in Arlington — 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 (#14 in VA, #387 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: cost of living F.
• Arlington County Public School District (urban): math 65% / reading 77% proficiency, ranked #8 of 131 in VA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents flat; 103 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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; 621 units permitted in Arlington County in 2024 (429 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $37 appreciation (0.0% local appreciation)).
• Arlington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% 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. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 7.5

CMA / ARV

• ARV (median comp): $192,012
• List price: $175,000
• Delta: -8.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.02% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.78×
• Total profit: $-10,544
• Equity at exit: $50,999

10-year hold

• IRR: -1.0%
• Equity multiple: 0.90×
• Total profit: $-4,876
• Equity at exit: $61,451

Cash invested: $49,000 (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 22209

• Home prices YoY: 0.0%
• Rents YoY: 0.5%
• Active inventory: 103
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$918
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$73
• HOA: −$435
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-18

Break-even live

Break-even rent $1,969

Max offer price $171,841

Occupancy floor 96%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Arlington Blvd #831 Arlington, VA	1.0	1.0	717	$3,000	$4.18	44d	1	0.01mi
1111 Arlington Blvd Arlington, VA	—	1.0	369	$1,550	$4.20	44d	1	0.06mi
1121 Arlington Blvd Arlington, VA	—	1.0	405	$1,700	$4.20	8d	1	0.07mi
1111 Arlington Blvd #113 Arlington, VA	—	1.0	429	$1,745	$4.07	24d	1	0.07mi
1111 Arlington Blvd #825 Arlington, VA	1.0	1.0	473	$1,750	$3.70	24d	1	0.07mi
1111 Arlington Blvd #217 Arlington, VA	1.0	1.0	559	$1,800	$3.22	44d	1	0.07mi
1111 Arlington Blvd #615 Arlington, VA	—	1.0	383	$1,650	$4.31	44d	1	0.07mi
1111 Arlington Blvd #815 Arlington, VA	—	1.0	383	$1,493	$3.90	44d	1	0.07mi
1111 Arlington Blvd #210 Arlington, VA	—	1.0	383	$1,695	$4.43	17d	1	0.07mi
1111 Arlington Blvd #429 Arlington, VA	—	1.0	369	$1,550	$4.20	24d	1	0.07mi
1111 Arlington Blvd #822 Arlington, VA	1.0	1.0	383	$2,000	$5.22	44d	1	0.07mi
1021 Arlington Blvd #623 Arlington, VA	—	1.0	383	$1,540	$4.02	44d	1	0.08mi
1021 Arlington Blvd #810 Arlington, VA	—	1.0	399	$1,850	$4.64	44d	1	0.08mi
1021 Arlington Blvd #601 Arlington, VA	—	1.0	425	$1,500	$3.53	4d	1	0.08mi
1021 Arlington Blvd #314 Arlington, VA	—	1.0	382	$1,550	$4.06	5d	1	0.08mi
1021 Arlington Blvd #335 Arlington, VA	—	1.0	383	$1,900	$4.96	44d	1	0.08mi
1021 Arlington Blvd #610 Arlington, VA	—	1.0	383	$1,695	$4.43	17d	1	0.08mi
1021 Arlington Blvd #743 Arlington, VA	1.0	1.0	716	$1,950	$2.72	24d	1	0.08mi
1121 Arlington Blvd #435 Arlington, VA	—	1.0	383	$1,575	$4.11	24d	1	0.12mi
1121 Arlington Blvd #120 Arlington, VA	1.0	1.0	559	$2,000	$3.58	44d	1	0.12mi
1121 Arlington Blvd #625 Arlington, VA	1.0	1.0	473	$1,550	$3.28	24d	1	0.12mi
1121 Arlington Blvd #209 Arlington, VA	1.0	1.0	514	$1,750	$3.40	8d	1	0.12mi
1121 Arlington Blvd #127 Arlington, VA	—	1.0	400	$1,500	$3.75	4d	1	0.12mi
1121 Arlington Blvd #448 Arlington, VA	—	1.0	504	$1,800	$3.57	4d	1	0.12mi
1121 Arlington Blvd #947 Arlington, VA	—	1.0	383	$1,500	$3.92	44d	1	0.12mi
1121 Arlington Blvd #141 Arlington, VA	1.0	1.0	559	$1,900	$3.40	44d	1	0.12mi
1423 N Nash St Unit N-207 Arlington, VA	1.0	1.0	710	$1,800	$2.54	16d	1	0.18mi
1300 N Meade St Apt 22 Arlington, VA	1.0	1.0	710	$1,750	$2.46	22d	1	0.24mi
1600 N Oak St Arlington, VA	1.0–2.0	1.0–2.0	1015	$2,950	$2.91	44d	3	0.25mi
1500 Arlington Blvd Arlington, VA	1.0	1.0	646	$2,534	$3.92	2d	40	0.28mi
1510 Clarendon Blvd Arlington, VA	2.0	1.0–2.0	809	$3,608	$4.46	2d	35	0.29mi
1404 12th St N #23 Arlington, VA	1.0	1.0	660	$1,650	$2.50	44d	1	0.33mi
1322 Fort Myer Dr #912 Arlington, VA	1.0	1.0	641	$2,050	$3.20	14d	1	0.35mi
1800 N Lynn St Arlington, VA	2.0	1.0–2.0	1171	$5,280	$4.51	1d	37	0.35mi
1320 Fort Myer Dr #825 Arlington, VA	1.0	1.0	628	$1,775	$2.83	44d	1	0.37mi
1215 Fort Myer Dr Arlington, VA	1.0–2.0	1.0–2.0	743	$1,725	$2.32	15d	7	0.37mi
1428 12th St N Arlington, VA	1.0	1.0	600	$1,775	$2.96	44d	1	0.38mi
1550 Clarendon Blvd Arlington, VA	1.0–2.0	1.0–2.0	850	$2,620	$3.08	2d	6	0.38mi
1305 N Ode St #304 Arlington, VA	1.0	1.0	636	$1,725	$2.71	22d	1	0.39mi
1800 N Oak St Arlington, VA	2.0	1.0–2.0	936	$3,428	$3.66	2d	18	0.40mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $175,000 Active 98 DOM
2. 2026-06-17
   days on market $175,000 Active 97 DOM
3. 2026-06-16
   days on market $175,000 Active 96 DOM
4. 2026-06-15
   days on market $175,000 Active 95 DOM
5. 2026-06-13
   days on market $175,000 Active 93 DOM
6. 2026-06-09
   days on market $175,000 Active 89 DOM
7. 2026-06-08
   days on market $175,000 Active 88 DOM
8. 2026-06-07
   days on market $175,000 Active 87 DOM
9. 2026-06-03
   days on market $175,000 Active 83 DOM
10. 2026-06-02
    days on market $175,000 Active 82 DOM
11. 2026-06-01
    days on market $175,000 Active 81 DOM
12. 2026-05-31
    days on market $175,000 Active 80 DOM
13. 2026-03-12
    listed $175,000 Active 135-char remark

    Show marketing remark (135 chars)

    Cozy 572 sq. ft. one bedroom one bathroom unit in the River Place Community. Fantastic location, Rosslyn Metro is minutes away walking.

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $1,557 · $130/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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,354
• − Mortgage interest: −$9,803
• − Property taxes: −$1,557
• − Insurance: −$875
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$5,220
• − Depreciation: −$5,091
• Taxable loss: −$2,928
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $488/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: Arlington County Public School District
• NCES district ID: 5100270
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $103,164
• Composite: 65.23/100
• National rank: #492
• State rank: #8 of 131 in VA

Livability — Arlington

• Score: 86/100
• State rank: #14
• US rank: #387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, VA
• County: Arlington County · 236,086 people
• City population: 236,086
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 14,154
• Household income: $120,515
• Rent vs Own: 71.4% rent · 28.6% own
• Severe rent burden: 1383.0

Population outlook (Arlington County) Hauer SSP2

• Today (2025): 278,021 people
• By 2030: 301,560 · +8.5%
• By 2040: 349,063 · +25.6%
• By 2050: 399,147 · +43.6%
• By 2075: 505,325 · +81.8%
• By 2100: 584,095 · +110.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Asian 17% Hispanic / Latino 13% Two or more races 11% Black 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 29% · Canada, China, Vietnam
• Languages at home: 68% English-only · Spanish 11% Other Indo-European 5% Chinese 4%

Political lean MEDSL · Arlington

• 2024 margin: Solid D (+58.6) · D 78.2% · R 19.6% · Other 2.1%
• 2008→2024 swing: +14.0pp toward D · 2008: 44.6pp · 2024: 58.6pp
• All cycles: 2024: D+58.6 2020: D+63.5 2016: D+60.1 2012: D+39.9 2008: D+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.02%
• Current HPI: 286.279
• Rent YoY: ▲ 0.54%
• 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

1 event — show timeline

• 2026-03-12 Listed $175,000 BRIGHT MLS

Property tax history

+0.4%/yr

Latest (2025): $1,557 · +3.3% YoY. Source: county tax records.