6800 Fleetwood Rd #818 · McLean, VA 22101

$345,000

2 bd · 2.0 ba · 1,223 sqft · Condo public records · 73 Days on market

Built 1975 $282/sqft · 20% below area Est $429k · 20% under $1139/mo HOA · 31% 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).

• ARV discount +15.0/15.0
• Schools +6.3/10.0
• Cash flow +6.1/30.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS IS! McLean's prime location. Walking distance to shops and restaurants. Use your vision and turn this spacious two-bedroom condo into your dream house. This unit is facing the pool. All utilities are included in the condo fee, along with use of the pool and fitness room — only internet and/or cable are paid separately. Ample parking for guests. Walk to downtown McLean shops and restaurants, post office, library, and trails. Minutes drive to I-495, I-66, Dulles Toll Road, and GW Parkway. Sherman Elementary/Longfellow Middle/McLean High schools. Cats allowed.

Key facts

• $1,139 HOA
• Community pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $-647 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (33.1% below list).
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $231k (33.1% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 1.1% in McLean — 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 81/100 on livability (#52 in VA, #1,425 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, amenities F, 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: Haycock Elementary (math 91% / reading 95%, grade A+, #5 of 1,108 statewide, top 0%, 872 students, 3% FRL); Longfellow Middle (math 87% / reading 93%, grade A+, #2 of 342 statewide, top 0%, 1,225 students, 14% FRL); Mclean High (math 81% / reading 77%, grade A-, #71 of 319 statewide, top 23%, 2,441 students, 12% FRL).
• Zoned-school proficiency averages 87% at this address vs 67% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Fairfax County Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.6%/yr); 528 active listings in the ZIP; 5 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 $10k 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 73 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $345k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,680 (33.1% 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 73 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. 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?
10. 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.
11. 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.
12. 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: 4.04%
• Cash-on-cash: -8.04%
• DSCR: 0.64
• GRM: 7.8

CMA / ARV

• ARV (median comp): $428,952
• List price: $345,000
• Delta: -13.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: -0.01×
• Total profit: $-97,749
• Equity at exit: $51,441

10-year hold

• IRR: -34.7%
• Equity multiple: -0.46×
• Total profit: $-140,755
• Equity at exit: $29,829

Cash invested: $96,600 (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 22101

• Rents YoY: 2.6%
• Active inventory: 528
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,675 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$458 /mo · $5,498/yr
• Insurance: −$144
• HOA: −$1,139
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $-647

Break-even live

Break-even rent $4,494

Max offer price $230,680

Occupancy floor —

Sensitivity live

Price	-10% $-452	-5% $-549	+0% $-647	+5% $-745	+10% $-842
Rent	-10% $-937	-5% $-792	+0% $-647	+5% $-502	+10% $-357
Rate	-1.0pp $-473	-0.5pp $-559	base $-647	+0.5pp $-737	+1.0pp $-827

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6800 Fleetwood Rd McLean, VA	1.0–2.0	1.0–2.0	929	$3,200	$3.44	20d	2	0.02mi
6800 Fleetwood Rd #1004 Mc Lean, VA	2.0	2.0	1265	$3,200	$2.53	20d	1	0.03mi
1350 Beverly Rd Mc Lean, VA	1.0–3.0	1.0–3.0	1146	$3,566	$3.11	0d	59	0.11mi
1549 Bruton Ct Mc Lean, VA	3.0	2.5	1386	$3,850	$2.78	45d	1	0.80mi
1557 Dunterry Pl Mc Lean, VA	3.0	2.5	1440	$3,795	$2.64	45d	1	0.84mi

HOA detail condo

• Monthly dues: $1,139 · $13,668/yr
• Likely covers: internetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   pricedays on market $345,000 Active 73 DOM
2. 2026-06-18
   days on market $369,000 Active 70 DOM
3. 2026-06-17
   days on market $369,000 Active 69 DOM
4. 2026-06-16
   days on market $369,000 Active 68 DOM
5. 2026-06-15
   days on market $369,000 Active 67 DOM
6. 2026-06-13
   days on market $369,000 Active 65 DOM
7. 2026-06-13
   days on market $369,000 Active 64 DOM
8. 2026-06-09
   days on market $369,000 Active 61 DOM
9. 2026-06-08
   days on market $369,000 Active 60 DOM
10. 2026-06-07
    days on market $369,000 Active 59 DOM
11. 2026-06-04
    days on market $369,000 Active 56 DOM
12. 2026-06-03
    days on market $369,000 Active 55 DOM
13. 2026-06-02
    days on market $369,000 Active 54 DOM
14. 2026-06-01
    days on market $369,000 Active 53 DOM
15. 2026-05-31
    days on market $369,000 Active 52 DOM
16. 2026-05-13
    status Active 577-char remark

    Show marketing remark (577 chars)

    SOLD AS IS! McLean's prime location. Walking distance to shops and restaurants. Use your vision and turn this spacious two-bedroom condo into your dream house. This unit is facing the pool. All utilities are included in the condo fee, along with use of the pool and fitness room — only internet and/or cable are paid separately. Ample parking for guests. Walk to downtown McLean shops and restaurants, post office, library, and trails. Minutes drive to I-495, I-66, Dulles Toll Road, and GW Parkway. Sherman Elementary/Longfellow Middle/McLean High schools. Cats allowed.

17. 2026-04-30
    historical Active Under Contract 577-char remark

    Show marketing remark (577 chars)

    SOLD AS IS! McLean's prime location. Walking distance to shops and restaurants. Use your vision and turn this spacious two-bedroom condo into your dream house. This unit is facing the pool. All utilities are included in the condo fee, along with use of the pool and fitness room — only internet and/or cable are paid separately. Ample parking for guests. Walk to downtown McLean shops and restaurants, post office, library, and trails. Minutes drive to I-495, I-66, Dulles Toll Road, and GW Parkway. Sherman Elementary/Longfellow Middle/McLean High schools. Cats allowed.

18. 2026-03-27
    listed $369,000 Active 577-char remark

    Show marketing remark (577 chars)

    SOLD AS IS! McLean's prime location. Walking distance to shops and restaurants. Use your vision and turn this spacious two-bedroom condo into your dream house. This unit is facing the pool. All utilities are included in the condo fee, along with use of the pool and fitness room — only internet and/or cable are paid separately. Ample parking for guests. Walk to downtown McLean shops and restaurants, post office, library, and trails. Minutes drive to I-495, I-66, Dulles Toll Road, and GW Parkway. Sherman Elementary/Longfellow Middle/McLean High schools. Cats allowed.

19. 2026-03-25
    historical $369,000 577-char remark

    Show marketing remark (577 chars)

    SOLD AS IS! McLean's prime location. Walking distance to shops and restaurants. Use your vision and turn this spacious two-bedroom condo into your dream house. This unit is facing the pool. All utilities are included in the condo fee, along with use of the pool and fitness room — only internet and/or cable are paid separately. Ample parking for guests. Walk to downtown McLean shops and restaurants, post office, library, and trails. Minutes drive to I-495, I-66, Dulles Toll Road, and GW Parkway. Sherman Elementary/Longfellow Middle/McLean High schools. Cats allowed.

20. 2001-03-15
    soldstatus $179,900
21. 2001-03-02
    soldstatus $179,900
22. 2001-01-29
    historical
23. 2001-01-26
    listed $179,900
24. 1986-01-03
    soldstatus $95,000
25. 1978-08-14
    soldstatus $61,750

ⓘ 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: $5,498 · $458/mo
• Projected year-2 tax: $5,498 · $458/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 5/10 Major FEMA zone X (unshaded) · 24% 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 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,096
• − Mortgage interest: −$19,325
• − Property taxes: −$5,498
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,528
• − Management: −$3,528
• − HOA: −$13,668
• − Depreciation: −$10,036
• Taxable loss: −$13,212
• Est. tax savings @ 24.0%: +$3,171
• After-tax cash flow: $-4,595/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 — McLean

• Score: 81/100
• State rank: #52
• US rank: #1425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McLean, VA
• County: Fairfax County · 1,104,456 people
• City population: 60,137
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 30,953
• Household income: $250,001
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 455.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Asian 19% Two or more races 10% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 72% English-only · Other Indo-European 6% Chinese 6% Korean 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: ▼ -601.12%
• Current HPI: 315.7497
• Rent YoY: ▲ 2.62%
• 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

+497.6% since first listed

10 events — show timeline

• 2026-05-13 Relisted — BRIGHT MLS
• 2026-04-30 Contingent — BRIGHT MLS
• 2026-03-27 Listed $369,000 BRIGHT MLS
• 2026-03-25 Coming Soon $369,000 BRIGHT MLS
• 2001-03-15 Sold (MLS) $179,900 MRIS
• 2001-03-02 Sold (Public Records) $179,900 Public Records
• 2001-01-29 Delisted — MRIS
• 2001-01-26 Listed $179,900 MRIS
• 1986-01-03 Sold (Public Records) $95,000 Public Records
• 1978-08-14 Sold (Public Records) $61,750 Public Records

Property tax history

+1.5%/yr

Latest (2025): $5,498 · +7.8% YoY. Source: county tax records.