2633 Fort Farnsworth Rd #268 · Huntington, VA 22303

$147,900

1 bd · 1.0 ba · 757 sqft · Condo public records · 162 Days on market

Built 1967 $195/sqft · 15% below area Est $174k · 15% under $756/mo HOA · 35% 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).

• ARV discount +14.3/15.0
• Cash flow +11.5/30.0
• 1% rule +9.5/10.0
• Schools +6.3/10.0
• Livability +4.3/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1-Bedroom Condo — Ideal for Professionals & Military! | ALL Utilities Included! Experience comfort and convenience in this 1-bedroom, 1-bathroom condo, perfectly suited for busy professionals. With all utilities included, you’ll enjoy effortless, stress-free living — one simple payment covers everything. This condo features a bright, easy-to-maintain layout and a prime location that puts you close to everything. One Bedroom condo with new Kitchen Floor, New Kitchen Cabinets, New Dishwasher, Refinished living room floor, new carpet in bedroom, close to Metro, less than a half mile, close to restaurants and shopping. Great Location

Key facts

• New carpet
• New kitchen cabinets
• New kitchen floor

Tags

• ALL UTILITIES INCLUDED
• NEW KITCHEN FLOOR
• NEW KITCHEN CABINETS
• NEW DISHWASHER
• REFINISHED LIVING ROOM FLOOR
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $148k.

Deal economics

• At list price, monthly cash flow is $-49 ($-582/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (5.8% below list).
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 2.1% in Huntington — 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 (#16 in VA, #444 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 falling (-3.7%/yr); 65 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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 162 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask is 8600% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $130,152 (12.0% 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. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.45% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 5.7

CMA / ARV

• ARV (median comp): $174,314
• List price: $147,900
• Delta: -15.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.21×
• Total profit: $-32,869
• Equity at exit: $22,052

10-year hold

• IRR: -50.5%
• Equity multiple: -0.33×
• Total profit: $-54,975
• Equity at exit: $12,788

Cash invested: $41,412 (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 22303

• Rents YoY: -3.7%
• Active inventory: 65
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$776
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$62
• HOA: −$756
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-49

Break-even live

Break-even rent $2,208

Max offer price $139,332

Occupancy floor 97%

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2648 Redcoat Dr Unit 1C Alexandria, VA	2.0	1.0	950	$2,400	$2.53	43d	1	0.08mi
2550 Huntington Ave Alexandria, VA	2.0	1.0–2.0	891	$2,566	$2.88	2d	26	0.19mi
2451 Midtown Ave Alexandria, VA	1.0	1.0	975	$2,400	$2.46	24d	1	0.23mi
5828 Biscayne Dr Alexandria, VA	2.0	1.0	896	$2,300	$2.57	43d	1	0.27mi
2340 Fairview Ter Alexandria, VA	2.0	1.0	896	$2,595	$2.90	43d	1	0.30mi
5919 Ashlar Way Alexandria, VA	1.0–3.0	1.0–2.0	957	$2,034	$2.13	2d	27	0.31mi
2332 Glendale Ter Unit A1 Alexandria, VA	2.0	1.0	800	$1,735	$2.17	24d	1	0.34mi
2330 Glendale Ter Unit C2 Alexandria, VA	2.0	1.0	750	$1,825	$2.43	43d	1	0.36mi
2301 Farrington Ave Alexandria, VA	1.0–2.0	1.0	525	$1,750	$3.33	43d	2	0.37mi
2322 Glendale Ter Unit A1 Alexandria, VA	2.0	1.0	800	$1,735	$2.17	43d	1	0.38mi
2314 Glendale Ter Unit 2330 C2 Alexandria, VA	2.0	1.0	800	$1,785	$2.23	43d	1	0.40mi
2314 Glendale Ter Alexandria, VA	2.0	1.0	800	$1,750	$2.19	7d	1	0.40mi
2314 Glendale Ter Unit 2322-A1 Alexandria, VA	2.0	1.0	800	$1,735	$2.17	43d	1	0.40mi
2314 Glendale Ter Unit 2318-A1 Alexandria, VA	2.0	1.0	800	$1,750	$2.19	3d	1	0.40mi
5950 Grand Pavilion Way Alexandria, VA	1.0–2.0	1.0–2.0	1037	$1,894	$1.83	2d	29	0.40mi
2237 Farrington Ave Alexandria, VA	2.0	1.0	600	$1,650	$2.75	43d	1	0.43mi
2237 Farrington Ave #203 Alexandria, VA	2.0	1.0	600	$2,000	$3.33	12d	1	0.43mi
5883 Blaine Dr Alexandria, VA	2.0	1.5	896	$2,450	$2.73	15d	1	0.43mi
5871 Blaine Dr Alexandria, VA	2.0	1.5	1056	$2,400	$2.27	24d	1	0.45mi
5810 Fifer Dr Alexandria, VA	2.0	1.0	896	$2,700	$3.01	24d	1	0.48mi
2214 Arlington Ter Alexandria, VA	2.0	2.0	1066	$2,700	$2.53	24d	1	0.50mi
2700 Williamsburg St Alexandria, VA	1.0–2.0	1.0–2.0	990	$1,982	$2.00	2d	33	0.55mi
2470 Mandeville Ln Alexandria, VA	2.0	1.0–2.0	914	$2,509	$2.75	1d	33	0.59mi
6106 N Kings Hwy Alexandria, VA	2.0	2.0	816	$3,700	$4.53	15d	1	0.65mi
2827 Telek Pl Alexandria, VA	2.0	1.0–2.0	870	$2,520	$2.89	1d	28	0.67mi
2201 Mill Rd Alexandria, VA	1.0–3.0	1.0–2.0	1074	$2,195	$2.04	1d	27	0.68mi
2059 Huntington Ave Alexandria, VA	2.0	1.0–2.0	860	$2,050	$2.38	43d	3	0.69mi
2455 Mandeville Ln Alexandria, VA	3.0	1.0–2.5	904	$2,995	$3.31	1d	42	0.70mi
2424 Mill Rd Alexandria, VA	1.0–3.0	1.0–2.5	1132	$2,618	$2.31	2d	12	0.71mi
5982 Richmond Hwy Alexandria, VA	2.0	1.0–2.0	866	$2,158	$2.49	2d	22	0.77mi
2803 Poag St Alexandria, VA	1.0–2.0	1.0–2.0	944	$1,897	$2.01	2d	21	0.84mi
5860 Cameron Run Ter Alexandria, VA	2.0	1.0–2.0	715	$1,958	$2.74	2d	93	0.84mi
800 John Carlyle St Alexandria, VA	2.0	1.0–2.0	927	$2,634	$2.84	2d	33	0.89mi
2327 Duke St Alexandria, VA	1.0–3.0	1.0–1.5	900	$1,750	$1.94	5d	2	0.92mi
100 W Taylor Run Pkwy Alexandria, VA	2.0–3.0	2.0	1150	$2,800	$2.43	43d	1	0.93mi
6300 S Kings Hwy Alexandria, VA	1.0–3.0	1.0–1.5	1087	$1,624	$1.49	1d	24	0.96mi
501 Holland Ln Alexandria, VA	2.0	1.0–2.0	942	$3,228	$3.42	2d	46	1.06mi
6375 Richmond Hwy Alexandria, VA	2.0	1.0–2.0	893	$2,350	$2.63	2d	26	1.07mi
2704 Dartmouth Rd #3 Alexandria, VA	2.0	1.0	862	$2,200	$2.55	2d	1	1.08mi
2704 Dartmouth Rd #5 Alexandria, VA	2.0	1.0	969	$2,400	$2.48	43d	1	1.08mi

HOA detail condo

• Monthly dues: $756 · $9,072/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-04-09
   listed $1,700
2. 2026-03-31
   price $147,900 661-char remark

   Show marketing remark (661 chars)

   1-Bedroom Condo — Ideal for Professionals & Military! | ALL Utilities Included! Experience comfort and convenience in this 1-bedroom, 1-bathroom condo, perfectly suited for busy professionals. With all utilities included, you’ll enjoy effortless, stress-free living — one simple payment covers everything. This condo features a bright, easy-to-maintain layout and a prime location that puts you close to everything. One Bedroom condo with new Kitchen Floor, New Kitchen Cabinets, New Dishwasher, Refinished living room floor, new carpet in bedroom, close to Metro, less than a half mile, close to restaurants and shopping. Great Location

3. 2026-03-19
   historical $1,700
4. 2026-03-18
   status Active 661-char remark

   Show marketing remark (661 chars)

   1-Bedroom Condo — Ideal for Professionals & Military! | ALL Utilities Included! Experience comfort and convenience in this 1-bedroom, 1-bathroom condo, perfectly suited for busy professionals. With all utilities included, you’ll enjoy effortless, stress-free living — one simple payment covers everything. This condo features a bright, easy-to-maintain layout and a prime location that puts you close to everything. One Bedroom condo with new Kitchen Floor, New Kitchen Cabinets, New Dishwasher, Refinished living room floor, new carpet in bedroom, close to Metro, less than a half mile, close to restaurants and shopping. Great Location

5. 2026-03-18
   historical 661-char remark

   Show marketing remark (661 chars)

   1-Bedroom Condo — Ideal for Professionals & Military! | ALL Utilities Included! Experience comfort and convenience in this 1-bedroom, 1-bathroom condo, perfectly suited for busy professionals. With all utilities included, you’ll enjoy effortless, stress-free living — one simple payment covers everything. This condo features a bright, easy-to-maintain layout and a prime location that puts you close to everything. One Bedroom condo with new Kitchen Floor, New Kitchen Cabinets, New Dishwasher, Refinished living room floor, new carpet in bedroom, close to Metro, less than a half mile, close to restaurants and shopping. Great Location

6. 2026-02-03
   listed $1,700
7. 2025-12-15
   listed $149,500 Active 661-char remark

   Show marketing remark (661 chars)

   1-Bedroom Condo — Ideal for Professionals & Military! | ALL Utilities Included! Experience comfort and convenience in this 1-bedroom, 1-bathroom condo, perfectly suited for busy professionals. With all utilities included, you’ll enjoy effortless, stress-free living — one simple payment covers everything. This condo features a bright, easy-to-maintain layout and a prime location that puts you close to everything. One Bedroom condo with new Kitchen Floor, New Kitchen Cabinets, New Dishwasher, Refinished living room floor, new carpet in bedroom, close to Metro, less than a half mile, close to restaurants and shopping. Great Location

8. 2006-03-28
   soldstatus $213,000
9. 2006-03-27
   soldstatus $213,000 377-char remark

   Show marketing remark (377 chars)

   1BR, GROUND UNIT 2 BLOCKS FROM METRO STATION! NEW: carpet/paint, updated kitchen, new diswasher & more! Stackable washer/dryer in unit. Built in shelves & entertainment center, walk-in closets, crown molding, & chair railing. Very well maintained and floor plan great use of space. Condo fee covers all utilities except phone/cable. Open house on 1/22, 12-4pm

10. 2006-02-27
    historical 377-char remark

    Show marketing remark (377 chars)

    1BR, GROUND UNIT 2 BLOCKS FROM METRO STATION! NEW: carpet/paint, updated kitchen, new diswasher & more! Stackable washer/dryer in unit. Built in shelves & entertainment center, walk-in closets, crown molding, & chair railing. Very well maintained and floor plan great use of space. Condo fee covers all utilities except phone/cable. Open house on 1/22, 12-4pm

11. 2006-01-20
    listed $215,000 377-char remark

    Show marketing remark (377 chars)

    1BR, GROUND UNIT 2 BLOCKS FROM METRO STATION! NEW: carpet/paint, updated kitchen, new diswasher & more! Stackable washer/dryer in unit. Built in shelves & entertainment center, walk-in closets, crown molding, & chair railing. Very well maintained and floor plan great use of space. Condo fee covers all utilities except phone/cable. Open house on 1/22, 12-4pm

12. 1998-01-30
    historical
13. 1997-08-09
    listed
14. 1986-10-14
    soldstatus $50,000
15. 1980-09-11
    soldstatus $48,000

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $1,811 · $151/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 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,756
• − Mortgage interest: −$8,285
• − Property taxes: −$1,811
• − Insurance: −$740
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$9,072
• − Depreciation: −$4,303
• Taxable loss: −$2,574
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $36/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 — Huntington

• Score: 86/100
• State rank: #16
• US rank: #444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington, VA
• County: Fairfax County · 1,104,456 people
• City population: 16,922
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 16,922
• Household income: $103,656
• Rent vs Own: 50.9% rent · 49.1% own
• Severe rent burden: 846.0

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 0.69)
• Race & ethnicity: White 48% Hispanic / Latino 25% Two or more races 14% Black 10% Asian 9% Native American 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 23% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -515.99%
• Current HPI: 351.0749
• Rent YoY: ▼ -3.70%
• 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

-96.5% since first listed

15 events — show timeline

• 2026-04-09 Listed for Rent $1,700 BRIGHTMLS
• 2026-03-31 Price Changed $147,900 BRIGHT MLS
• 2026-03-19 Rental Removed $1,700 BRIGHTMLS
• 2026-03-18 Relisted — BRIGHT MLS
• 2026-03-18 Listing Removed — BRIGHT MLS
• 2026-02-03 Listed for Rent $1,700 BRIGHTMLS
• 2025-12-15 Listed $149,500 BRIGHT MLS
• 2006-03-28 Sold (Public Records) $213,000 Public Records
• 2006-03-27 Sold (MLS) $213,000 MRIS
• 2006-02-27 Delisted — MRIS
• 2006-01-20 Listed $215,000 MRIS
• 1998-01-30 Delisted — MRIS
• 1997-08-09 Listed — MRIS
• 1986-10-14 Sold (Public Records) $50,000 Public Records
• 1980-09-11 Sold (Public Records) $48,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,811 · +5.8% YoY. Source: county tax records.