1121 Arlington Blvd #321 · Arlington, VA 22209

$159,000

1 bd · 1.0 ba · 514 sqft · Condo public records · 14 Days on market

Built 1955 $514/mo HOA · 26% of rent ↓ 20% since listing

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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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +6.5/10.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Absolutely GORGEOUS!! Beautiful 1 BEDROOM TOTALLY REMODELED! new kit cabinets dishwasher/disposer/fridge/ceramic tile/paint/Crown Molding/Hardwd Floors/custom wdwork/ 1 of a kind! DON'T MISS IT! 1-1/2 BLOCKS TO ROSSLYN METRO, NICE VIEW, LOW CC FEE INCL ALL UTIL, POOL, Health club, CONCIERGE. ON-SITE STORE, WALK TO KEY BRDG/GTOWN/STORES/CAFES- Easily rents for over $1,300/m

Key facts

• $514 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Property condition described as good; Not in a federal flood zone; Washer/dryer hookups not in unit; Pets not allowed
• Financial info: Ground rent exists and is paid annually (approximately 26 years remaining)
• HOA & community: Monthly coop fee of $514 covering air conditioning, electricity, exterior building maintenance, gas, heat, pool(s), road maintenance, sewer, snow removal, trash and water; Community amenities include party room, outdoor pool, exercise room, community center, convenience store, elevator, beauty salon, recreational center, sauna, swimming pool and playgrounds

Exterior

• Parking: Underground, side-entry parking garage (1 parking space)
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Cooperative ownership in a hi-rise (9+ floors); Unit/flat; single-level unit; Entry on floor 3; Building faces unspecified direction
• Construction: Brick construction
• Exterior features: Community in-ground fenced pool with lap/exercise lanes; Community outdoor pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range hood; Refrigerator; Stove; Exhaust fan
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Wall unit cooling (electric/other); Heating fuel: natural gas (other heating types indicated); Hot water: other
• Interior features: Open floor plan; Breakfast area; Window treatments; Masonry and plaster walls/ceilings
• Laundry & utility: Common laundry (no in-unit washer/dryer)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-42 ($-502/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (4.6% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $152k (4.6% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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); 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 + $34 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $41k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $151,611 (4.6% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.24% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.74×
• Total profit: $-11,577
• Equity at exit: $46,337

10-year hold

• IRR: -2.2%
• Equity multiple: 0.78×
• Total profit: $-9,686
• Equity at exit: $55,833

Cash invested: $44,520 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$834
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$514
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-42

Break-even live

Break-even rent $2,021

Max offer price $151,611

Occupancy floor 97%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 Arlington Blvd #947 Arlington, VA	—	1.0	383	$1,500	$3.92	43d	1	0.03mi
1121 Arlington Blvd #435 Arlington, VA	—	1.0	383	$1,575	$4.11	24d	1	0.03mi
1121 Arlington Blvd #209 Arlington, VA	1.0	1.0	514	$1,750	$3.40	7d	1	0.03mi
1121 Arlington Blvd #448 Arlington, VA	—	1.0	504	$1,800	$3.57	4d	1	0.03mi
1121 Arlington Blvd #120 Arlington, VA	1.0	1.0	559	$2,000	$3.58	43d	1	0.03mi
1121 Arlington Blvd #141 Arlington, VA	1.0	1.0	559	$1,900	$3.40	43d	1	0.03mi
1121 Arlington Blvd #127 Arlington, VA	—	1.0	400	$1,500	$3.75	4d	1	0.03mi
1121 Arlington Blvd #625 Arlington, VA	1.0	1.0	473	$1,550	$3.28	24d	1	0.03mi
1021 Arlington Blvd #623 Arlington, VA	—	1.0	383	$1,540	$4.02	43d	1	0.08mi
1021 Arlington Blvd #810 Arlington, VA	—	1.0	399	$1,850	$4.64	43d	1	0.08mi
1021 Arlington Blvd #743 Arlington, VA	1.0	1.0	716	$1,950	$2.72	24d	1	0.08mi
1021 Arlington Blvd #314 Arlington, VA	—	1.0	382	$1,550	$4.06	5d	1	0.08mi
1021 Arlington Blvd #601 Arlington, VA	—	1.0	425	$1,500	$3.53	4d	1	0.08mi
1021 Arlington Blvd #610 Arlington, VA	—	1.0	383	$1,695	$4.43	17d	1	0.08mi
1021 Arlington Blvd #335 Arlington, VA	—	1.0	383	$1,900	$4.96	43d	1	0.08mi
1111 Arlington Blvd #815 Arlington, VA	—	1.0	383	$1,493	$3.90	43d	1	0.09mi
1111 Arlington Blvd #429 Arlington, VA	—	1.0	369	$1,550	$4.20	24d	1	0.09mi
1111 Arlington Blvd #825 Arlington, VA	1.0	1.0	473	$1,750	$3.70	24d	1	0.09mi
1111 Arlington Blvd #113 Arlington, VA	—	1.0	429	$1,745	$4.07	24d	1	0.09mi
1111 Arlington Blvd #217 Arlington, VA	1.0	1.0	559	$1,800	$3.22	43d	1	0.09mi
1111 Arlington Blvd #822 Arlington, VA	1.0	1.0	383	$2,000	$5.22	43d	1	0.09mi
1111 Arlington Blvd #615 Arlington, VA	—	1.0	383	$1,650	$4.31	43d	1	0.09mi
1111 Arlington Blvd #210 Arlington, VA	—	1.0	383	$1,695	$4.43	17d	1	0.09mi
1111 Arlington Blvd Arlington, VA	—	1.0	369	$1,550	$4.20	43d	1	0.10mi
1011 Arlington Blvd #831 Arlington, VA	1.0	1.0	717	$3,000	$4.18	43d	1	0.13mi
1121 Arlington Blvd Arlington, VA	—	1.0	405	$1,700	$4.20	7d	1	0.14mi
1800 N Lynn St Arlington, VA	2.0	1.0–2.0	1171	$5,280	$4.51	1d	37	0.21mi
1510 Clarendon Blvd Arlington, VA	2.0	1.0–2.0	809	$3,608	$4.46	2d	35	0.22mi
1600 N Oak St Arlington, VA	1.0–2.0	1.0–2.0	1015	$2,950	$2.91	43d	3	0.22mi
1423 N Nash St Unit N-207 Arlington, VA	1.0	1.0	710	$1,800	$2.54	16d	1	0.23mi
1800 N Oak St Arlington, VA	2.0	1.0–2.0	936	$3,428	$3.66	2d	18	0.27mi
1919 N Nash St Arlington, VA	1.0–2.0	1.0–2.0	730	$2,845	$3.89	1d	15	0.30mi
1500 Arlington Blvd Arlington, VA	1.0	1.0	646	$2,534	$3.92	2d	40	0.30mi
1300 N Meade St Apt 22 Arlington, VA	1.0	1.0	710	$1,750	$2.46	22d	1	0.33mi
1550 Clarendon Blvd Arlington, VA	1.0–2.0	1.0–2.0	850	$2,620	$3.08	2d	6	0.33mi
1771 N Pierce St Arlington, VA	3.0	1.0–3.0	1487	$3,936	$2.65	2d	50	0.34mi
1601 Clarendon Blvd Arlington, VA	3.0	1.0–3.0	1178	$3,855	$3.27	2d	58	0.38mi
1322 Fort Myer Dr #912 Arlington, VA	1.0	1.0	641	$2,050	$3.20	14d	1	0.38mi
1320 Fort Myer Dr #825 Arlington, VA	1.0	1.0	628	$1,775	$2.83	43d	1	0.39mi
1515 N Queen St Arlington, VA	1.0	1.0	708	$2,895	$4.09	2d	7	0.40mi

HOA detail condo

• Monthly dues: $514 · $6,168/yr
• Likely covers: pooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $159,000 Active 14 DOM
2. 2026-06-17
   days on market $159,000 Active 13 DOM
3. 2026-06-16
   days on market $159,000 Active 12 DOM
4. 2026-06-15
   days on market $159,000 Active 11 DOM
5. 2026-06-13
   days on market $159,000 Active 9 DOM
6. 2026-06-09
   days on market $159,000 Active 5 DOM
7. 2026-06-08
   days on market $159,000 Active 4 DOM
8. 2026-06-07
   statusdays on market $159,000 Active 3 DOM
9. 2026-06-03
   days on market $159,000 Coming Soon 16 DOM
10. 2026-06-02
    days on market $159,000 Coming Soon 15 DOM
11. 2026-06-01
    days on market $159,000 Coming Soon 14 DOM
12. 2026-05-31
    days on market $159,000 Coming Soon 13 DOM
13. 2026-05-18
    historical $159,000
14. 2006-08-01
    soldstatus $199,950 376-char remark

    Show marketing remark (376 chars)

    Absolutely GORGEOUS!! Beautiful 1 BEDROOM TOTALLY REMODELED! new kit cabinets dishwasher/disposer/fridge/ceramic tile/paint/Crown Molding/Hardwd Floors/custom wdwork/ 1 of a kind! DON'T MISS IT! 1-1/2 BLOCKS TO ROSSLYN METRO, NICE VIEW, LOW CC FEE INCL ALL UTIL, POOL, Health club, CONCIERGE. ON-SITE STORE, WALK TO KEY BRDG/GTOWN/STORES/CAFES- Easily rents for over $1,300/m

15. 2006-06-30
    historical 376-char remark

    Show marketing remark (376 chars)

    Absolutely GORGEOUS!! Beautiful 1 BEDROOM TOTALLY REMODELED! new kit cabinets dishwasher/disposer/fridge/ceramic tile/paint/Crown Molding/Hardwd Floors/custom wdwork/ 1 of a kind! DON'T MISS IT! 1-1/2 BLOCKS TO ROSSLYN METRO, NICE VIEW, LOW CC FEE INCL ALL UTIL, POOL, Health club, CONCIERGE. ON-SITE STORE, WALK TO KEY BRDG/GTOWN/STORES/CAFES- Easily rents for over $1,300/m

16. 2006-04-28
    listed
17. 2006-04-28
    historical
18. 2006-04-27
    listed $199,950 376-char remark

    Show marketing remark (376 chars)

    Absolutely GORGEOUS!! Beautiful 1 BEDROOM TOTALLY REMODELED! new kit cabinets dishwasher/disposer/fridge/ceramic tile/paint/Crown Molding/Hardwd Floors/custom wdwork/ 1 of a kind! DON'T MISS IT! 1-1/2 BLOCKS TO ROSSLYN METRO, NICE VIEW, LOW CC FEE INCL ALL UTIL, POOL, Health club, CONCIERGE. ON-SITE STORE, WALK TO KEY BRDG/GTOWN/STORES/CAFES- Easily rents for over $1,300/m

19. 2005-12-07
    historical
20. 2005-11-04
    listed
21. 2005-11-04
    historical
22. 2005-09-21
    listed
23. 2004-07-22
    historical
24. 2004-07-16
    listed

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/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 8/10 Severe FEMA zone X (unshaded) · 78% 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: $23,621
• − Mortgage interest: −$8,906
• − Property taxes: −$1,397
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$6,168
• − Depreciation: −$4,625
• Taxable loss: −$2,847
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $181/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

-20.5% since first listed

12 events — show timeline

• 2026-05-18 Coming Soon $159,000 BRIGHT MLS
• 2006-08-01 Sold (MLS) $199,950 MRIS
• 2006-06-30 Delisted — MRIS
• 2006-04-28 Delisted — MRIS
• 2006-04-28 Listed — MRIS
• 2006-04-27 Listed $199,950 MRIS
• 2005-12-07 Delisted — MRIS
• 2005-11-04 Delisted — MRIS
• 2005-11-04 Listed — MRIS
• 2005-09-21 Listed — MRIS
• 2004-07-22 Delisted — MRIS
• 2004-07-16 Listed — MRIS

Property tax history

+0.3%/yr

Latest (2025): $1,397 · +3.3% YoY. Source: county tax records.