11804 Breton Ct Unit 1-A · Reston, VA 20191

$250,000

1 bd · 1.0 ba · 903 sqft · Condo public records · 14 Days on market

Built 1972 $277/sqft · 14% below area Est $289k · 14% under $536/mo HOA · 24% 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 +13.6/15.0
• Cash flow +6.5/30.0
• Schools +6.3/10.0
• Livability +4.4/5.0
• 1% rule +4.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Hunters Woods Village - This Charming 1 Bed 1 bath condo Features New Paint, New Flooring, Granite countertops, Newer Appliances, Large Windows and Patio door, Open Floor Plan, plenty of natural light, Private Patio Backing to Trees! Gas and Water included in condo fee! This Building is located in the back of the neighborhood for a quiet, private experience. Neighborhood is conveniently located near Hunters Woods Village Center, Major commuting routes, Metro Station, Reston Town Center and much more!

Key facts

• Granite countertops
• Tile backsplash
• $536 HOA

Tags

• LUXURY VINYL PLANK FLOORING
• FLOOR TO CEILING WINDOWS
• UPDATED MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Other: Property manager present; Pets allowed on a case-by-case basis
• HOA & community: Monthly condo fee: $465 (covers common area maintenance, exterior building maintenance, gas, lawn maintenance, sewer, trash, water); Annual HOA fee: $848; Community amenities include basketball and tennis courts, pool (outdoor), community center, lake, picnic area, jog/walk path, bike trail and common grounds

Exterior

• Parking: Permit included unassigned parking in a parking lot; Two parking spaces total; Two parking-lot spaces
• Utilities: Public water; Public sewer; Electric cooling; Natural gas heating and hot water
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on first floor
• Construction: Brick construction; Other foundation; Built in (year per assessor)
• Exterior features: Patio(s); Community pool; Common grounds; Outdoor recreation areas (picnic area, jog/walk path, bike trail, beach/lake access)

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Refrigerator; Stove; Stainless steel appliances; Upgraded countertops
• Bedrooms: One bedroom on the main level
• Flooring: Laminate plank flooring
• Bathrooms: One full bathroom on the main level; One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Open floor plan; Breakfast area; Dining area; Tub/shower; Upgraded countertops; Entry-level bedroom
• Laundry & utility: Washer and dryer in unit; Washer/dryer hookup in unit; Has laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (10.3% below list).
• Recommended offer: $175k (29.8% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 2.5% in Reston — 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 88/100 on livability (#7 in VA, #177 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.
• Zoned schools: Hunters Woods Elementary School For The Arts And Sciences (math 73% / reading 80%, grade A, #195 of 1,108 statewide, top 18%, 731 students, 24% FRL); Hughes Middle (math 56% / reading 75%, grade A-, #116 of 342 statewide, top 35%, 993 students, 41% FRL); South Lakes High (math 51% / reading 62%, grade C, #270 of 319 statewide, top 86%, 2,530 students, 32% FRL).
• Market conditions: Rents rising (+1.8%/yr); 132 active listings in the ZIP; 26 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).
• This rent is only 18% of the median local income ($151k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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 24% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,421 (29.8% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.90% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• GRM: 9.3

CMA / ARV

• ARV (median comp): $289,057
• List price: $250,000
• Delta: -10.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -30.5%
• Equity multiple: 0.00×
• Total profit: $-69,799
• Equity at exit: $37,276

10-year hold

• IRR: -41.0%
• Equity multiple: -0.50×
• Total profit: $-104,990
• Equity at exit: $21,615

Cash invested: $70,000 (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 20191

• Rents YoY: 1.8%
• Active inventory: 132
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$242 /mo · $2,905/yr
• Insurance: −$104
• HOA: −$536
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-422

Break-even live

Break-even rent $2,776

Max offer price $175,421

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11805 Breton Ct Unit 1A Reston, VA	1.0	1.0	903	$2,300	$2.55	1d	1	0.08mi
11815 Breton Ct Reston, VA	2.0	1.0	1073	$2,200	$2.05	43d	1	0.09mi
12065 Greywing Sq Reston, VA	1.0–2.0	1.0–1.5	946	$1,734	$1.83	1d	21	0.34mi
11723 Karbon Hill Ct Unit T3 Reston, VA	2.0	2.0	1053	$2,250	$2.14	14d	1	0.40mi
2225 Lovedale Ln Unit 1 Reston, VA	2.0	2.0	1108	$2,400	$2.17	24d	1	0.49mi
2044 Royal Fern Ct Unit 19/2A Reston, VA	1.0	1.0	860	$1,950	$2.27	24d	1	0.54mi
2018 Colts Neck Rd Unit 10/11B Reston, VA	2.0	1.0	991	$2,250	$2.27	24d	1	0.56mi
11645 Stoneview Sq Unit 1B Reston, VA	2.0	2.0	894	$2,000	$2.24	43d	1	0.61mi
12265 Laurel Glade Ct Reston, VA	1.0–3.0	1.0	881	$1,911	$2.17	3d	8	0.71mi
11990 Heafield WAY Reston, VA	1.0–3.0	1.0–2.0	1164	$2,204	$1.89	1d	116	0.84mi
2294 White Cornus Ln Reston, VA	2.0	2.5	1104	$2,250	$2.04	16d	1	0.92mi
11830 Sunrise Valley Dr Reston, VA	3.0	1.0–3.0	1174	$2,482	$2.11	1d	26	0.94mi
11760 Sunrise Valley Dr #508 Reston, VA	1.0	1.0	720	$1,950	$2.71	43d	1	0.99mi
1925 Roland Clarke Pl Reston, VA	2.0	1.0–2.0	905	$2,615	$2.89	1d	22	1.08mi
11500 Commerce Park Dr Reston, VA	2.0	1.0–2.0	882	$2,352	$2.67	1d	26	1.09mi
11329 Headlands Ct Reston, VA	2.0	1.5	1112	$2,550	$2.29	21d	1	1.28mi
1897 Oracle Way Reston, VA	1.0–3.0	1.0–2.5	1062	$2,541	$2.39	1d	22	1.30mi
12000 Inspiration St Reston, VA	3.0	1.0–2.5	982	$3,218	$3.27	2d	37	1.35mi
11800 Sunset Hills Rd Reston, VA	1.0–2.0	1.0–2.0	997	$2,500	$2.51	20d	1	1.37mi
11800 Sunset Hills Rd Reston, VA	1.0–2.0	1.0–2.0	960	$2,400	$2.50	17d	2	1.37mi
11800 Sunset Hills Rd Reston, VA	1.0	1.0	842	$2,350	$2.79	43d	2	1.37mi
11800 Sunset Hills Rd Reston, VA	1.0	1.0	796	$2,300	$2.89	24d	2	1.37mi
1908 Reston Metro Plz Reston, VA	3.0	1.0–2.5	1202	$3,752	$3.12	1d	25	1.39mi
11410 Reston Station Blvd Reston, VA	2.0	1.0–2.0	974	$2,788	$2.86	1d	18	1.43mi
1860 Reston Row Plz Reston, VA	3.0	1.0–2.5	1009	$3,734	$3.70	2d	270	1.46mi
12025 Town Square St Reston, VA	2.0	1.0–2.0	919	$2,968	$3.23	1d	26	1.49mi

HOA detail condo

• Monthly dues: $536 · $6,432/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $250,000 Active 14 DOM
2. 2026-06-17
   days on market $250,000 Active 13 DOM
3. 2026-06-16
   days on market $250,000 Active 12 DOM
4. 2026-06-15
   days on market $250,000 Active 11 DOM
5. 2026-06-13
   days on market $250,000 Active 9 DOM
6. 2026-06-13
   pricedays on market $250,000 Active 8 DOM
7. 2026-06-09
   days on market $255,000 Active 5 DOM
8. 2026-06-08
   days on market $255,000 Active 4 DOM
9. 2026-06-07
   pricedays on marketlisting id $255,000 Active 3 DOM
10. 2026-06-04
    days on market $260,000 Active 35 DOM
11. 2026-06-03
    days on market $260,000 Active 34 DOM
12. 2026-06-02
    days on market $260,000 Active 33 DOM
13. 2026-06-01
    days on market $260,000 Active 32 DOM
14. 2026-05-31
    days on market $260,000 Active 31 DOM
15. 2026-04-30
    listed $260,000 Active 1881-char remark
16. 2023-03-28
    soldstatus $242,000
17. 2023-03-27
    soldstatus $242,000 Closed 517-char remark

    Show marketing remark (517 chars)

    Welcome to Hunters Woods Village - This Charming 1 Bed 1 bath condo Features New Paint, New Flooring, Granite countertops, Newer Appliances, Large Windows and Patio door, Open Floor Plan, plenty of natural light, Private Patio Backing to Trees! Gas and Water included in condo fee! This Building is located in the back of the neighborhood for a quiet, private experience. Neighborhood is conveniently located near Hunters Woods Village Center, Major commuting routes, Metro Station, Reston Town Center and much more!

18. 2023-03-06
    status Pending 517-char remark

    Show marketing remark (517 chars)

    Welcome to Hunters Woods Village - This Charming 1 Bed 1 bath condo Features New Paint, New Flooring, Granite countertops, Newer Appliances, Large Windows and Patio door, Open Floor Plan, plenty of natural light, Private Patio Backing to Trees! Gas and Water included in condo fee! This Building is located in the back of the neighborhood for a quiet, private experience. Neighborhood is conveniently located near Hunters Woods Village Center, Major commuting routes, Metro Station, Reston Town Center and much more!

19. 2023-03-04
    listed $235,000 Active 517-char remark

    Show marketing remark (517 chars)

    Welcome to Hunters Woods Village - This Charming 1 Bed 1 bath condo Features New Paint, New Flooring, Granite countertops, Newer Appliances, Large Windows and Patio door, Open Floor Plan, plenty of natural light, Private Patio Backing to Trees! Gas and Water included in condo fee! This Building is located in the back of the neighborhood for a quiet, private experience. Neighborhood is conveniently located near Hunters Woods Village Center, Major commuting routes, Metro Station, Reston Town Center and much more!

20. 2023-02-25
    historical $235,000 517-char remark

    Show marketing remark (517 chars)

    Welcome to Hunters Woods Village - This Charming 1 Bed 1 bath condo Features New Paint, New Flooring, Granite countertops, Newer Appliances, Large Windows and Patio door, Open Floor Plan, plenty of natural light, Private Patio Backing to Trees! Gas and Water included in condo fee! This Building is located in the back of the neighborhood for a quiet, private experience. Neighborhood is conveniently located near Hunters Woods Village Center, Major commuting routes, Metro Station, Reston Town Center and much more!

21. 2015-12-04
    historical
22. 2015-12-04
    historical
23. 2015-12-03
    soldstatus $172,000
24. 2015-12-02
    soldstatus $172,000 Sold
25. 2015-12-02
    soldstatus $172,000
26. 2015-10-22
    status Contract
27. 2015-10-19
    historical Withdrawn
28. 2015-09-08
    price $174,990
29. 2015-09-01
    price $176,990
30. 2015-08-09
    price $179,997
31. 2015-07-29
    price $189,997
32. 2015-07-17
    listed $199,997 Active
33. 2015-07-17
    listed $174,990
34. 2015-05-29
    soldstatus $150,000
35. 1997-09-19
    historical
36. 1997-05-23
    listed
37. 1993-07-01
    soldstatus $67,000
38. 1989-08-30
    soldstatus $76,000

ⓘ 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: $2,905 · $242/mo
• Projected year-2 tax: $2,905 · $242/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $26,903
• − Mortgage interest: −$14,004
• − Property taxes: −$2,905
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − HOA: −$6,432
• − Depreciation: −$7,273
• Taxable loss: −$9,265
• Est. tax savings @ 24.0%: +$2,224
• After-tax cash flow: $-2,842/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 — Reston

• Score: 88/100
• State rank: #7
• US rank: #177

Category grades

Amenities B 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: Reston, VA
• County: Fairfax County · 1,104,456 people
• City population: 65,298
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 31,011
• Household income: $151,185
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 751.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 18% Asian 12% Two or more races 12% Black 9%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 14% Other Indo-European 8% Russian/Polish/Slavic 2%

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: ▼ -394.27%
• Current HPI: 335.9261
• Rent YoY: ▲ 1.78%
• 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

+228.9% since first listed

27 events — show timeline

• 2026-06-12 Price Changed $250,000 BRIGHT MLS
• 2026-06-04 Listing Removed — BRIGHT MLS
• 2026-06-04 Listed $255,000 BRIGHT MLS
• 2026-04-30 Listed $260,000 BRIGHT MLS
• 2023-03-28 Sold (Public Records) $242,000 Public Records
• 2023-03-27 Sold (MLS) $242,000 BRIGHT MLS
• 2023-03-06 Pending — BRIGHT MLS
• 2023-03-04 Listed $235,000 BRIGHT MLS
• 2023-02-25 Coming Soon $235,000 BRIGHT MLS
• 2015-12-04 Delisted — MRIS
• 2015-12-04 Listing Removed — BRIGHT MLS
• 2015-12-03 Sold (Public Records) $172,000 Public Records
• 2015-12-02 Sold (MLS) $172,000 BRIGHT MLS
• 2015-12-02 Sold (MLS) $172,000 MRIS
• 2015-10-22 Pending — MRIS
• 2015-10-19 Delisted — MRIS
• 2015-09-08 Price Changed $174,990 MRIS
• 2015-09-01 Price Changed $176,990 MRIS
• 2015-08-09 Price Changed $179,997 MRIS
• 2015-07-29 Price Changed $189,997 MRIS
• 2015-07-17 Listed $199,997 MRIS
• 2015-07-17 Listed $174,990 BRIGHT MLS
• 2015-05-29 Sold (Public Records) $150,000 Public Records
• 1997-09-19 Delisted — MRIS
• 1997-05-23 Listed — MRIS
• 1993-07-01 Sold (Public Records) $67,000 Public Records
• 1989-08-30 Sold (Public Records) $76,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,905 · +3.8% YoY. Source: county tax records.