6107 Fairview Farm Dr #210 · Kingstowne, VA 22315

$232,859

2 bd · 2.0 ba · 1,187 sqft · Condo public records · 56 Days on market

Built 2018 $196/sqft · 44% below area Est $418k · 44% under $696/mo HOA · 25% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• 1% rule +7.2/10.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Some photos have been professionally edited and may include subtle enhancements to better illustrate the space and its potential. This unit is a part of the Fairfax County Affordable Dwelling Unit (ADU) program. Fairfax County is offering up to $20,000.00 for closing costs, pending buyer eligibility and Fairfax County requirements. Fairfax County provides a list of approved lenders; however, buyers are free to choose any lender they prefer. Households must be able to qualify for a home loan and have a credit score of at least 620 or more. Households must be able to pay a 2 percent down payment, closing costs, and have at least one month of savings (see additional financial requirements). Households with individuals ages 55 and older may qualify for special criteria or offerings (please speak with Homeownership staff if you feel you may qualify). Note: Applicants at or above the 70% AMI tier may also be eligible to purchase a unit through the Workforce Dwelling Unit Homeownership Program. Tenant pays water, electricity, and gas. Find additional information in the documents section. Please contact co-listing agent with any additional inquiries.

Key facts

• $696 HOA
• Parking
• Built 2018

🏷️ Possibly a rental listed for sale. The $232,859 price doesn't fit this home's estimated sale value (~$418,167) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $233k.

Deal economics

• At list price, monthly cash flow is $7 ($83/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $233k).
• Recommended offer: $226k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 2.5% in Kingstowne — 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 85/100 on livability (#19 in VA, #489 nationally) — a professional / high-income tenant draw. Strengths: crime 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 rising (+1.4%/yr); 82 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 56 days — a 3% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $225,873 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 6.8

CMA / ARV

• ARV (median comp): $418,167
• List price: $232,859
• Delta: -44.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.44% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-41,250
• Equity at exit: $34,720

10-year hold

• IRR: -15.1%
• Equity multiple: 0.22×
• Total profit: $-51,048
• Equity at exit: $20,133

Cash invested: $65,201 (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 22315

• Home prices YoY: -24.5%
• Rents YoY: 1.4%
• Active inventory: 82
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$1,221
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$97
• HOA: −$696
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $7

Break-even live

Break-even rent $2,825

Max offer price $232,859

Occupancy floor 95%

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: $58,215
• Closing costs: $6,986
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6101 Fairview Farm Dr #207 Alexandria, VA	2.0	2.0	1499	$3,200	$2.13	2d	1	0.04mi
7504 Ashby Ln Unit B Alexandria, VA	1.0	1.0	891	$2,100	$2.36	43d	1	0.56mi
6504 Old Carriage Ln Alexandria, VA	3.0	1.5	1080	$3,300	$3.06	43d	1	0.82mi
6008 Rock Cliff Ln Alexandria, VA	1.0–2.0	1.0–2.0	968	$3,033	$3.13	1d	23	1.02mi
7315 Castleberg Ct Alexandria, VA	3.0	2.5	1104	$3,000	$2.72	7d	1	1.07mi
7301 Castleberg Ct Alexandria, VA	3.0	2.5	1112	$3,200	$2.88	2d	1	1.09mi
5911 Sir Cambridge Way Alexandria, VA	3.0	2.5	1488	$3,095	$2.08	43d	1	1.16mi
7131 Silver Lake Blvd Alexandria, VA	1.0–2.0	1.0	683	$1,775	$2.60	1d	10	1.17mi
7120 Beulah St Alexandria, VA	3.0	1.0	1285	$3,200	$2.49	43d	1	1.18mi
6384 Patience Ct Alexandria, VA	3.0	2.5	1360	$2,700	$1.99	11d	1	1.21mi
7116 Judith Ave Alexandria, VA	3.0	1.0	1408	$2,900	$2.06	11d	1	1.24mi
7150 Rock Ridge Ln Alexandria, VA	1.0–3.0	1.0–3.0	1022	$2,778	$2.72	1d	27	1.27mi
6013 Curtier Dr Unit A Alexandria, VA	1.0	1.0	714	$1,900	$2.66	16d	1	1.33mi
6009 Curtier Dr Unit C Alexandria, VA	2.0	2.0	1002	$2,300	$2.30	22d	1	1.34mi
6050 Edgeware Ln Alexandria, VA	1.0–2.0	1.0–3.0	1085	$3,070	$2.83	1d	61	1.37mi
6143 Essex House Sq Unit 6143A Alexandria, VA	2.0	2.0	1189	$2,450	$2.06	43d	1	1.39mi
6438 Windham Ave Alexandria, VA	2.0	1.5	936	$2,750	$2.94	43d	1	1.40mi
6631 Rockleigh Way Alexandria, VA	2.0	3.5	1212	$2,900	$2.39	43d	1	1.42mi
6102 Essex House Sq Unit 6102B Alexandria, VA	2.0	2.0	1301	$2,600	$2.00	3d	1	1.46mi
6540 Windham Ave Alexandria, VA	1.0	1.0	998	$1,800	$1.80	43d	1	1.46mi
6004 Ellesmere Ct Unit E Alexandria, VA	2.0	2.0	1332	$2,350	$1.76	12d	1	1.47mi
6901 Victoria Dr Unit I Alexandria, VA	2.0	2.0	857	$2,399	$2.80	14d	1	1.49mi

HOA detail condo

• Monthly dues: $696 · $8,352/yr
• Likely covers: watergaselectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $232,859 Active 56 DOM
2. 2026-06-17
   days on market $232,859 Active 55 DOM
3. 2026-06-16
   days on market $232,859 Active 54 DOM
4. 2026-06-15
   days on market $232,859 Active 53 DOM
5. 2026-06-13
   days on market $232,859 Active 51 DOM
6. 2026-06-13
   days on market $232,859 Active 50 DOM
7. 2026-06-09
   days on market $232,859 Active 47 DOM
8. 2026-06-08
   days on market $232,859 Active 46 DOM
9. 2026-06-07
   days on market $232,859 Active 45 DOM
10. 2026-06-04
    days on market $232,859 Active 42 DOM
11. 2026-06-03
    days on market $232,859 Active 41 DOM
12. 2026-06-02
    days on market $232,859 Active 40 DOM
13. 2026-06-01
    days on market $232,859 Active 39 DOM
14. 2026-05-31
    days on market $232,859 Active 38 DOM
15. 2026-04-28
    status Active 1160-char remark

    Show marketing remark (1160 chars)

    Some photos have been professionally edited and may include subtle enhancements to better illustrate the space and its potential. This unit is a part of the Fairfax County Affordable Dwelling Unit (ADU) program. Fairfax County is offering up to $20,000.00 for closing costs, pending buyer eligibility and Fairfax County requirements. Fairfax County provides a list of approved lenders; however, buyers are free to choose any lender they prefer. Households must be able to qualify for a home loan and have a credit score of at least 620 or more. Households must be able to pay a 2 percent down payment, closing costs, and have at least one month of savings (see additional financial requirements). Households with individuals ages 55 and older may qualify for special criteria or offerings (please speak with Homeownership staff if you feel you may qualify). Note: Applicants at or above the 70% AMI tier may also be eligible to purchase a unit through the Workforce Dwelling Unit Homeownership Program. Tenant pays water, electricity, and gas. Find additional information in the documents section. Please contact co-listing agent with any additional inquiries.

16. 2026-04-28
    status Pending 1160-char remark

    Show marketing remark (1160 chars)

    Some photos have been professionally edited and may include subtle enhancements to better illustrate the space and its potential. This unit is a part of the Fairfax County Affordable Dwelling Unit (ADU) program. Fairfax County is offering up to $20,000.00 for closing costs, pending buyer eligibility and Fairfax County requirements. Fairfax County provides a list of approved lenders; however, buyers are free to choose any lender they prefer. Households must be able to qualify for a home loan and have a credit score of at least 620 or more. Households must be able to pay a 2 percent down payment, closing costs, and have at least one month of savings (see additional financial requirements). Households with individuals ages 55 and older may qualify for special criteria or offerings (please speak with Homeownership staff if you feel you may qualify). Note: Applicants at or above the 70% AMI tier may also be eligible to purchase a unit through the Workforce Dwelling Unit Homeownership Program. Tenant pays water, electricity, and gas. Find additional information in the documents section. Please contact co-listing agent with any additional inquiries.

17. 2026-04-24
    listed $232,859 Active 1160-char remark

    Show marketing remark (1160 chars)

    Some photos have been professionally edited and may include subtle enhancements to better illustrate the space and its potential. This unit is a part of the Fairfax County Affordable Dwelling Unit (ADU) program. Fairfax County is offering up to $20,000.00 for closing costs, pending buyer eligibility and Fairfax County requirements. Fairfax County provides a list of approved lenders; however, buyers are free to choose any lender they prefer. Households must be able to qualify for a home loan and have a credit score of at least 620 or more. Households must be able to pay a 2 percent down payment, closing costs, and have at least one month of savings (see additional financial requirements). Households with individuals ages 55 and older may qualify for special criteria or offerings (please speak with Homeownership staff if you feel you may qualify). Note: Applicants at or above the 70% AMI tier may also be eligible to purchase a unit through the Workforce Dwelling Unit Homeownership Program. Tenant pays water, electricity, and gas. Find additional information in the documents section. Please contact co-listing agent with any additional inquiries.

18. 2026-04-23
    historical $232,859 1160-char remark

    Show marketing remark (1160 chars)

    Some photos have been professionally edited and may include subtle enhancements to better illustrate the space and its potential. This unit is a part of the Fairfax County Affordable Dwelling Unit (ADU) program. Fairfax County is offering up to $20,000.00 for closing costs, pending buyer eligibility and Fairfax County requirements. Fairfax County provides a list of approved lenders; however, buyers are free to choose any lender they prefer. Households must be able to qualify for a home loan and have a credit score of at least 620 or more. Households must be able to pay a 2 percent down payment, closing costs, and have at least one month of savings (see additional financial requirements). Households with individuals ages 55 and older may qualify for special criteria or offerings (please speak with Homeownership staff if you feel you may qualify). Note: Applicants at or above the 70% AMI tier may also be eligible to purchase a unit through the Workforce Dwelling Unit Homeownership Program. Tenant pays water, electricity, and gas. Find additional information in the documents section. Please contact co-listing agent with any additional inquiries.

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $2,615 · $218/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 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $34,010
• − Mortgage interest: −$13,044
• − Property taxes: −$2,615
• − Insurance: −$1,164
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − HOA: −$8,352
• − Depreciation: −$6,774
• Taxable loss: −$3,381
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $894/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 — Kingstowne

• Score: 85/100
• State rank: #19
• US rank: #489

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: Kingstowne, VA
• County: Fairfax County · 1,104,456 people
• City population: 28,725
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 30,404
• Household income: $159,805
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 563.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 51% Black 19% Asian 14% Hispanic / Latino 10% Two or more races 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 71% English-only · Spanish 8% Arabic 3% Other Indo-European 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: ▼ -106.59%
• Current HPI: 328.872
• Rent YoY: ▲ 1.44%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-28 Relisted — BRIGHT MLS
• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-24 Listed $232,859 BRIGHT MLS
• 2026-04-23 Coming Soon $232,859 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2025): $2,615 · +1.8% YoY. Source: county tax records.