1121 Arlington Blvd #328 · Arlington, VA 22209

$160,000

1 bd · 1.0 ba · 514 sqft · Condo public records · 4 Days on market

Built 1955 $465/mo HOA · 24% 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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +6.5/10.0
• Appreciation +5.0/10.0
• DSCR +4.8/10.0
• Livability +4.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

LIVE IN IT. RENT IT. DECIDE LATER. Most properties force you to choose between buying a home and buying an investment. This one gives you both options. Currently available for both sale and rent, this bright and updated one-bedroom residence offers a rare opportunity for owner-occupants and investors alike. If you've been waiting for an affordable entry into one of Northern Virginia's most connected and convenient locations, now is the time to act. The property is actively being marketed for rent, and once a new lease is signed, owner-occupants may have to wait for their opportunity. For investors, that's exactly what makes this offering so attractive. The home continues to generate strong

Key facts

• Brand new dishwasher
• Refreshed bathroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• BRAND NEW DISHWASHER
• REFRESHED BATHROOM
• GENEROUS CLOSET SPACE
• OUTDOOR SWIMMING POOL
• JACUZZI

Property features AI

Finance

• Financial info: Cooperative ownership
• HOA & community: Monthly coop/condo fee; Fee covers air conditioning, common area maintenance, gas, heat, management, pest control, pool(s), recreation facility, reserve funds, sauna, security gate, sewer, snow removal, trash, and water; Building amenities include beauty salon, common grounds, concierge, convenience store, elevator, fitness center, gated community, laundry facilities, party room, outdoor pool, and security; One-time other fee of $102.25; Elevator use fee exists

Exterior

• Parking: Other parking type
• Security: Gated community; Building security; Concierge
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Cooperative unit; Hi-rise building (9+ floors); Unit/flat; Entry on level 3
• Construction: Brick construction; Above-grade and below-grade structures
• Exterior features: Community outdoor pool; Elevator in building

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Single oven; Refrigerator; Stove
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Convector heating (natural gas); Convector cooling (natural gas); Natural gas hot water
• Interior features: Galley kitchen; Traditional floor plan; No basement
• Laundry & utility: Common laundry facilities (no in-unit washer/dryer hookup)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $2 ($18/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.8% 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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: flood insurance adds $66/mo; HOA is 24% 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 $160,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 6.8

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: -4.3%
• Equity multiple: 0.80×
• Total profit: $-8,876
• Equity at exit: $46,628

10-year hold

• IRR: -0.8%
• Equity multiple: 0.92×
• Total profit: $-3,773
• Equity at exit: $56,184

Cash invested: $44,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$839
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$465
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $2

Break-even live

Break-even rent $1,967

Max offer price $160,000

Occupancy floor 95%

Sensitivity live

Price	-10% $92	-5% $47	+0% $2	+5% $-44	+10% $-89
Rent	-10% $-154	-5% $-76	+0% $2	+5% $79	+10% $157
Rate	-1.0pp $82	-0.5pp $42	base $2	+0.5pp $-40	+1.0pp $-82

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: $40,000
• Closing costs: $4,800
• 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	44d	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	8d	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	44d	1	0.03mi
1121 Arlington Blvd #141 Arlington, VA	1.0	1.0	559	$1,900	$3.40	44d	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	44d	1	0.08mi
1021 Arlington Blvd #810 Arlington, VA	—	1.0	399	$1,850	$4.64	44d	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	18d	1	0.08mi
1021 Arlington Blvd #335 Arlington, VA	—	1.0	383	$1,900	$4.96	44d	1	0.08mi
1111 Arlington Blvd #815 Arlington, VA	—	1.0	383	$1,493	$3.90	44d	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	44d	1	0.09mi
1111 Arlington Blvd #822 Arlington, VA	1.0	1.0	383	$2,000	$5.22	44d	1	0.09mi
1111 Arlington Blvd #615 Arlington, VA	—	1.0	383	$1,650	$4.31	44d	1	0.09mi
1111 Arlington Blvd #210 Arlington, VA	—	1.0	383	$1,695	$4.43	18d	1	0.09mi
1111 Arlington Blvd Arlington, VA	—	1.0	369	$1,550	$4.20	44d	1	0.10mi
1011 Arlington Blvd #831 Arlington, VA	1.0	1.0	717	$3,000	$4.18	44d	1	0.13mi
1121 Arlington Blvd Arlington, VA	—	1.0	405	$1,700	$4.20	8d	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	44d	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	44d	1	0.39mi
1515 N Queen St Arlington, VA	1.0	1.0	708	$2,895	$4.09	3d	7	0.40mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-18
   days on market $160,000 Active 4 DOM
2. 2026-06-17
   days on market $160,000 Active 3 DOM
3. 2026-06-16
   days on market $160,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $160,000 Active 1 DOM

ⓘ 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: −$8,962
• − Property taxes: −$1,397
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$5,580
• − Depreciation: −$4,655
• Taxable loss: −$2,349
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $582/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

+7900.0% since first listed

9 events — show timeline

• 2026-06-14 Listed $160,000 BRIGHT MLS
• 2026-05-29 Listed for Rent $1,900 BRIGHTMLS
• 2026-02-04 Rental Removed $1,900 BRIGHTMLS
• 2026-01-13 Price Changed $1,900 BRIGHTMLS
• 2025-12-20 Listed for Rent $2,000 BRIGHTMLS
• 2025-10-29 Rental Removed $1,900 BRIGHTMLS
• 2025-10-01 Listed for Rent $1,900 BRIGHTMLS
• 2025-09-19 Rental Removed $2,000 BRIGHTMLS
• 2025-09-09 Listed for Rent $2,000 BRIGHTMLS

Property tax history

+0.3%/yr

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