819 Virginia St #1101 · Seattle, WA 98101

$469,950

1 bd · 1.0 ba · 954 sqft · Condo public records · 76 Days on market

Built 2007 $493/sqft · 21% below area Est $595k · 21% under $1050/mo HOA · 33% of rent ↓ 14% since listing

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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 +6.1/10.0
• Appreciation +4.7/10.0
• Livability +3.8/5.0
• Cash flow +2.6/30.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0

Listing remarks

Elevate your lifestyle in this rarely available 1-bedroom plus den floor plan. Spanning nearly 1,000 sq ft, the home flows seamlessly from the sleek hardwood entries to a light-drenched living area. The flexible den provides the "extra room" you’ve been looking for, tucked away from the main living space for maximum privacy. Enjoy breathtaking views of the Seattle skyline from your private balcony or the building’s iconic rooftop terrace overlooking Lake Union. All-inclusive HOA (cable/internet included!) and secure garage parking make this the most convenient luxury move in the city. Walk Score 100 - steps to Amazon, Whole Foods, restaurants, light rail, and all Downt

Key facts

• Rooftop terrace
• Walk score 100
• Private balcony

Tags

• DEN FLOOR PLAN
• PRIVATE BALCONY
• ROOFTOP TERRACE
• SEATTLE SKYLINE VIEWS
• WALK SCORE 100

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $470k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (60.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (31.7% below list).
• Recommended offer: $186k (60.3% below list) — sets the bar for cash-flow.
• Cap rate 2.2% vs local median 1.6% in Seattle — 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 75/100 on livability (#166 in WA, #4,033 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Seattle Public Schools (urban): math 64% / reading 72% proficiency, ranked #19 of 291 in WA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.3%/yr); 153 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).

Forward outlook

• In year one you build about $798 of equity ($3k loan paydown + $-2k appreciation (-0.5% local appreciation)).
• King 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 76 days — a 6% lower offer ($442k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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 33% of rent.

Recommended offer $186,418 (60.3% 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 76 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.68% ✗
• Cap rate: 2.19%
• Cash-on-cash: -14.64%
• DSCR: 0.35
• GRM: 12.2

CMA / ARV

• ARV (median comp): $594,677
• List price: $469,950
• Delta: -20.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.52% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: -0.03×
• Total profit: $-136,181
• Equity at exit: $124,328

10-year hold

• IRR: -20.4%
• Equity multiple: -0.79×
• Total profit: $-235,058
• Equity at exit: $140,081

Cash invested: $131,586 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City Seattle: 0 Strongly Tenant-Friendly · D+52

Just Cause + Relocation Assistance + Source of Income + First in Time.

Methodology + full state rankings →

ZIP-level market 98101

• Home prices YoY: -0.3%
• Rents YoY: -0.3%
• Active inventory: 153
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,208 high
• Mortgage (P&I): −$2,464
• Tax from tax record: −$429 /mo · $5,153/yr
• Insurance: −$196
• HOA: −$1,050
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $-1,605

Break-even live

Break-even rent $5,240

Max offer price $186,418

Occupancy floor —

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: $117,488
• Closing costs: $14,098
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Virginia St #2109 Seattle, WA	1.0	1.0	719	$2,250	$3.13	4d	1	0.02mi
819 Virginia St Seattle, WA	1.0	1.0	719	$2,250	$3.13	1d	1	0.02mi
2030 8th Ave Seattle, WA	2.0	1.0–2.0	882	$3,566	$4.04	1d	16	0.08mi
2015 Terry Ave #410 Seattle, WA	1.0	1.0	774	$2,100	$2.71	1d	1	0.09mi
820 Lenora St Seattle, WA	1.0–2.0	1.0–2.0	984	$3,635	$3.69	1d	21	0.10mi
1942 Westlake Ave Seattle, WA	2.0	1.0–2.0	872	$3,495	$4.01	1d	14	0.11mi
2010 Terry Ave Seattle, WA	2.0	1.0–2.5	1415	$10,184	$7.20	1d	27	0.11mi
1823 Terry Ave Seattle, WA	2.0	1.0–2.0	893	$3,028	$3.39	1d	27	0.12mi
900 Lenora St #1004 Seattle, WA	1.0	1.0	741	$2,950	$3.98	1d	1	0.14mi
900 Lenora St Seattle, WA	1.0	1.0	856	$3,200	$3.74	4d	1	0.14mi
2019 Boren Ave Seattle, WA	3.0	1.0–3.0	1420	$7,752	$5.46	1d	15	0.15mi
737 Olive Way Seattle, WA	1.0	1.0	690	$2,850	$4.13	19d	1	0.17mi
2014 Fairview Ave Seattle, WA	1.0–2.0	1.0–2.0	742	$2,862	$3.85	1d	13	0.18mi
809 Olive Way Seattle, WA	1.0–2.0	1.0–2.0	1379	$3,689	$2.67	1d	12	0.19mi
2202 8th Ave Seattle, WA	2.0	1.0–2.0	733	$3,396	$4.63	1d	25	0.19mi
2101 6th Ave Unit 1506175P Seattle, WA	1.0	1.0	635	$6,174	$9.72	1d	1	0.20mi
1800 Boren Ave Seattle, WA	2.0	1.0–2.0	912	$4,426	$4.85	1d	32	0.22mi
111 Terry Ave N Seattle, WA	2.0	1.0–2.0	821	$4,086	$4.97	1d	30	0.22mi
112 Boren Ave N Seattle, WA	1.0–3.0	1.0–3.0	1058	$2,867	$2.71	1d	54	0.22mi
1823 Minor Ave Seattle, WA	2.0	1.0–2.0	1083	$4,518	$4.17	1d	28	0.22mi
2121 6th Ave Seattle, WA	1.0	1.0	649	$3,019	$4.65	1d	19	0.23mi
1601 9th Ave Seattle, WA	1.0–2.0	1.0–2.0	839	$2,285	$2.72	1d	3	0.23mi
120 Westlake Ave N Seattle, WA	1.0–2.0	1.0–2.5	1221	$2,615	$2.14	1d	17	0.25mi
2132 5th Ave #9 Seattle, WA	1.0	1.0	680	$2,050	$3.01	1d	1	0.25mi
1525 9th Ave Seattle, WA	1.0–2.0	1.0–2.5	945	$2,347	$2.48	1d	24	0.26mi
975 John St Seattle, WA	1.0	1.0	457	$2,619	$5.73	1d	16	0.26mi
801 Pine St Seattle, WA	2.0	1.0	644	$2,210	$3.43	1d	16	0.26mi
2105 5th Ave Seattle, WA	2.0	1.0–2.0	837	$3,430	$4.10	1d	6	0.26mi
1920 4th Ave Seattle, WA	1.0	1.5	952	$3,300	$3.47	4d	1	0.26mi
1920 4th Ave Seattle, WA	1.0–2.0	1.0–2.0	1432	$3,850	$2.69	10d	2	0.26mi
1920 4th Ave Seattle, WA	1.0–2.0	1.0–2.0	1432	$3,850	$2.69	24d	3	0.26mi
2014 4th Ave Seattle, WA	1.0	1.0	629	$1,495	$2.38	1d	1	0.26mi
1808 Minor Ave Seattle, WA	2.0	1.0–2.0	679	$2,888	$4.25	43d	7	0.27mi
1808 Minor Ave Seattle, WA	1.0	1.0	476	$2,750	$5.78	1d	5	0.27mi
122 Pontius Ave N Seattle, WA	1.0	1.0	500	$1,473	$2.95	1d	7	0.29mi
2116 4th Ave Seattle, WA	2.0	1.0–2.0	1164	$3,422	$2.94	13d	19	0.29mi
2116 4th Ave Seattle, WA	2.0	1.0–2.0	844	$3,550	$4.20	1d	23	0.29mi
300 Virginia St #2602 Seattle, WA	1.0	1.0	669	$3,400	$5.08	1d	1	0.31mi
300 Virginia St #3012 Seattle, WA	1.0	1.0	548	$3,250	$5.93	1d	1	0.31mi
300 Virginia St Seattle, WA	2.0	2.0	940	$5,100	$5.43	1d	1	0.32mi

HOA detail condo

• Monthly dues: $1,050 · $12,600/yr
• Likely covers: internetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-19
   days on market $469,950 Active 76 DOM
2. 2026-06-18
   days on market $469,950 Active 75 DOM
3. 2026-06-17
   days on market $469,950 Active 74 DOM
4. 2026-06-16
   days on market $469,950 Active 73 DOM
5. 2026-06-15
   days on market $469,950 Active 72 DOM
6. 2026-06-15
   days on market $469,950 Active 71 DOM
7. 2026-06-13
   days on market $469,950 Active 70 DOM
8. 2026-06-12
   days on market $469,950 Active 69 DOM
9. 2026-06-10
   days on market $469,950 Active 67 DOM
10. 2026-06-09
    days on market $469,950 Active 66 DOM
11. 2026-06-08
    days on market $469,950 Active 65 DOM
12. 2026-06-07
    days on market $469,950 Active 64 DOM
13. 2026-06-07
    days on market $469,950 Active 63 DOM
14. 2026-06-04
    days on market $469,950 Active 61 DOM
15. 2026-06-03
    days on market $469,950 Active 60 DOM
16. 2026-06-02
    days on market $469,950 Active 59 DOM
17. 2026-06-01
    days on market $469,950 Active 58 DOM
18. 2026-05-31
    days on market $469,950 Active 57 DOM
19. 2026-05-15
    price $469,950
20. 2026-04-04
    listed $489,950 Active
21. 2017-01-03
    soldstatus $610,000 Sold
22. 2017-01-03
    soldstatus $610,000
23. 2016-11-15
    status Pending
24. 2016-11-08
    listed $549,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $5,153 · $429/mo
• Projected year-2 tax: $5,153 · $429/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,501
• − Mortgage interest: −$26,325
• − Property taxes: −$5,153
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,080
• − Management: −$3,080
• − HOA: −$12,600
• − Depreciation: −$13,671
• Taxable loss: −$27,757
• Est. tax savings @ 24.0%: +$6,662
• After-tax cash flow: $-12,598/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: Seattle Public Schools
• NCES district ID: 5307710
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 72% ▬ 0.00%
• Median HH income: $68,695
• Composite: 60.76/100
• National rank: #1649
• State rank: #19 of 291 in WA

Livability — Seattle

• Score: 75/100
• State rank: #166
• US rank: #4033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seattle, WA
• County: King County · 2,251,916 people
• City population: 706,262
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 17,153
• Household income: $128,882
• Rent vs Own: 86.5% rent · 13.5% own
• Severe rent burden: 1840.0

Population outlook (King County) Hauer SSP2

• Today (2025): 2,576,485 people
• By 2030: 2,803,316 · +8.8%
• By 2040: 3,255,921 · +26.4%
• By 2050: 3,706,444 · +43.9%
• By 2075: 4,746,063 · +84.2%
• By 2100: 5,407,730 · +109.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Asian 35% Two or more races 7% Black 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 38% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 10% Chinese 8% Spanish 4%

Political lean MEDSL · King

• 2024 margin: Solid D (+51.7) · D 74.2% · R 22.5% · Other 3.4%
• 2008→2024 swing: +9.6pp toward D · 2008: 42.1pp · 2024: 51.7pp
• All cycles: 2024: D+51.7 2020: D+52.7 2016: D+50.4 2012: D+39.9 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 193.0062
• Rent YoY: ▼ -0.28%
• Metro: Seattle-Tacoma-Bellevue, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

-14.4% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $469,950 NWMLS as Distributed by MLS Grid
• 2026-04-04 Listed $489,950 NWMLS as Distributed by MLS Grid
• 2017-01-03 Sold (Public Records) $610,000 Public Records
• 2017-01-03 Sold (MLS) $610,000 NWMLS as Distributed by MLS Grid
• 2016-11-15 Pending — NWMLS as Distributed by MLS Grid
• 2016-11-08 Listed $549,000 NWMLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $5,153 · -6.0% YoY. Source: county tax records.