1554-1A Northgate Sq Apt 1A · Reston, VA 20190

$150,000

1 bd · 1.0 ba · 748 sqft · Condo · 11 Days on market

Built 1971 Fair condition $638/mo HOA · 31% 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 +12.2/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Appreciation +4.4/10.0
• Livability +4.4/5.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0

Listing remarks

Private wooded views and a prime Reston location near Lake Anne create the perfect opportunity for buyers looking to personalize a home or invest in a property with strong potential. This 1-bedroom, 1-bath ground-level condo offers a functional layout, great natural light, and a private covered patio overlooking mature trees for a peaceful outdoor setting. Tucked into a quiet, tree-lined community, the home provides a comfortable footprint with plenty of opportunity for updates and customization to match your vision and style. Ideal for investors, landlords, or buyers looking for a fixer-upper opportunity, this property is being sold as-is and offers excellent potential as a primary residen

Key facts

• $638 HOA
• Built 1971
• Listed 10 days

Property features AI

Finance

• Other: Ownership: Condominium; Unit building type: Garden 1–4 floors
• HOA & community: Monthly condo fee of $567 (includes common area maintenance); Annual HOA fee $849; Condo amenities include common grounds

Exterior

• Parking: Parking lot
• Utilities: Water source: Other; Electric for cooling; Natural gas for heating and hot water
• Home design: Condominium unit / flat; Located outside city limits; Entry on floor 1; Building name: NORTHGATE CONDO; Pets allowed on a case-by-case basis; breed restrictions may apply
• Construction: Above-grade finished area: 748 (per assessor); No below-grade area
• Exterior features: Garden-style building (1–4 floors); Common grounds

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (3.0% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 2.6% 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: Forest Edge Elementary (math 53% / reading 60%, grade C+, #630 of 1,108 statewide, top 57%, 447 students, 65% 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) — zoned schools average 46% FRL vs 21% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 134 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 (-1.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $145,517 (3.0% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — 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. 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. 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: 1.39% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.18% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.61×
• Total profit: $-16,404
• Equity at exit: $34,887

10-year hold

• IRR: -3.7%
• Equity multiple: 0.68×
• Total profit: $-13,459
• Equity at exit: $35,521

Cash invested: $42,000 (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 20190

• Home prices YoY: -0.3%
• Rents YoY: 1.9%
• Active inventory: 134
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$638
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-31

Break-even live

Break-even rent $2,120

Max offer price $145,517

Occupancy floor 96%

Sensitivity live

Price	-10% $73	-5% $21	+0% $-31	+5% $-83	+10% $-135
Rent	-10% $-195	-5% $-113	+0% $-31	+5% $51	+10% $133
Rate	-1.0pp $45	-0.5pp $7	base $-31	+0.5pp $-70	+1.0pp $-109

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Northgate Sq Unit 1A Reston, VA	1.0	1.0	680	$1,850	$2.72	45d	1	0.11mi
11012 Becontree Lake Dr Reston, VA	1.0–2.0	1.0–1.5	852	$1,643	$1.93	0d	26	0.52mi
1727 Ascot Way Reston, VA	1.0	1.0	690	$1,912	$2.77	45d	2	1.09mi
1800 Jonathan Way Reston, VA	1.0–2.0	1.0–2.0	1053	$2,412	$2.29	0d	14	1.18mi
1815 Sycamore Valley Dr Reston, VA	1.0–3.0	1.0–2.0	879	$1,979	$2.25	0d	9	1.22mi
11705 Summerchase Cir Unit 1705-A Reston, VA	1.0	1.0	700	$1,850	$2.64	45d	1	1.27mi
11410 Reston Station Blvd Reston, VA	2.0	1.0–2.0	974	$2,812	$2.89	0d	16	1.33mi
11850 Freedom Dr Reston, VA	2.0	1.0–2.5	1152	$3,860	$3.35	0d	41	1.33mi
1860 Reston Row Plz Reston, VA	3.0	1.0–2.5	1009	$3,734	$3.70	3d	270	1.34mi
12016 Waterside View Dr Reston, VA	1.0–2.0	1.0–2.0	856	$1,905	$2.22	4d	31	1.36mi
11911 Freedom Dr Unit 1039947P Reston, VA	1.0	1.0	688	$6,390	$9.29	9d	1	1.39mi
11911 Freedom Dr Unit 1039943P Reston, VA	1.0–2.0	1.0–2.0	973	$6,390	$6.56	3d	2	1.39mi
11911 Freedom Dr Unit 1043417P Reston, VA	1.0	1.0	688	$6,823	$9.92	14d	1	1.39mi
1908 Reston Metro Plz Reston, VA	3.0	1.0–2.5	1202	$3,749	$3.12	0d	24	1.42mi
1897 Oracle Way Reston, VA	1.0–3.0	1.0–2.5	1062	$2,559	$2.41	0d	21	1.43mi
12000 Cameron Pond Dr Reston, VA	1.0–3.0	1.0–2.0	1034	$2,005	$1.94	0d	1	1.46mi

HOA detail condo

• Monthly dues: $638 · $7,656/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $150,000 Active 11 DOM
2. 2026-06-18
   days on market $150,000 Active 8 DOM
3. 2026-06-17
   days on market $150,000 Active 7 DOM
4. 2026-06-16
   days on market $150,000 Active 6 DOM
5. 2026-06-15
   days on market $150,000 Active 5 DOM
6. 2026-06-13
   days on market $150,000 Active 3 DOM
7. 2026-06-13
   statusdays on market $150,000 Active 2 DOM
8. 2026-06-09
   days on market $150,000 Coming Soon 6 DOM
9. 2026-06-08
   days on market $150,000 Coming Soon 5 DOM
10. 2026-06-07
    days on market $150,000 Coming Soon 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $150,000 Coming Soon 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $24,967
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − HOA: −$7,656
• − Depreciation: −$4,364
• Taxable loss: −$2,450
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $216/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This condo is in good condition with a good roof and siding, but could benefit from landscaping and interior updates to enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Interior updates — Fresh paint and minor updates can make the space more inviting and modern.
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Interior updates — Fresh paint and minor updates can make the space more inviting and modern. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 22,012
• Household income: $134,746
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 866.0

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 56% Hispanic / Latino 15% Two or more races 13% Asian 12% Black 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Scotch-Irish 3% Slovak 3% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 69% English-only · Spanish 10% Other Indo-European 5% Arabic 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: ▼ -1.18%
• Current HPI: 336.5535
• Rent YoY: ▲ 1.88%
• 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

1 event — show timeline

• 2026-06-03 Coming Soon $150,000 BRIGHT MLS