4269-A Americana Dr · Annandale, VA 22003

$175,000

1 bd · 1.0 ba · 486 sqft · Condo public records · 9 Days on market

Built 1961 $275/mo HOA · 16% 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).

• Cash flow +12.1/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.0/10.0
• Livability +4.4/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Key facts

• $275 HOA
• Community pool
• Built 1961

Property features AI

Finance

• Other: Located outside city limits; Directions provided by listing agent
• HOA & community: Monthly condo fee of $275; HOA fee includes gas, water and sewer; Community amenities include an outdoor pool; Pets allowed on a case-by-case basis

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry floor: 1
• Construction: Condominium ownership; Finished above-grade area reported (assessor)
• Exterior features: Community outdoor pool; Above- and below-grade structures noted

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating and hot water
• Interior features: Level entry to main floor; No basement
• Laundry & utility: No washer/dryer hook-up in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-37 ($-442/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (0.3% below list).
• Recommended offer: $168k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 2.7% in Annandale — 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 87/100 on livability (#12 in VA, #293 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute 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: Canterbury Woods Elementary (math 82% / reading 91%, grade A+, #47 of 1,108 statewide, top 5%, 787 students, 14% FRL); Frost Middle (math 79% / reading 91%, grade A+, #13 of 342 statewide, top 4%, 1,209 students, 14% FRL); Annandale High (math 58% / reading 73%, grade B, #204 of 319 statewide, top 65%, 2,182 students, 64% FRL).
• Zoned-school proficiency averages 79% at this address vs 67% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Fairfax County Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.2%/yr); 158 active listings in the ZIP; high-income renter base; 2,861 units permitted in Fairfax County in 2024 (1,829 in 5+ unit buildings).
• This rent is only 15% of the median local income ($139k/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 $1k of loan paydown is wiped out by about $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $175k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $168,494 (3.7% 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 1961 — 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: 1.00% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-35,662
• Equity at exit: $26,093

10-year hold

• IRR: -27.4%
• Equity multiple: -0.09×
• Total profit: $-53,210
• Equity at exit: $15,131

Cash invested: $49,000 (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 22003

• Rents YoY: -0.2%
• Active inventory: 158
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$73
• HOA: −$275
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-37

Break-even live

Break-even rent $1,791

Max offer price $168,494

Occupancy floor 97%

Sensitivity live

Price	-10% $62	-5% $13	+0% $-37	+5% $-86	+10% $-136
Rent	-10% $-175	-5% $-106	+0% $-37	+5% $32	+10% $101
Rate	-1.0pp $51	-0.5pp $8	base $-37	+0.5pp $-82	+1.0pp $-128

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-21
   days on market $175,000 Active 9 DOM
2. 2026-06-18
   days on market $175,000 Active 6 DOM
3. 2026-06-17
   days on market $175,000 Active 5 DOM
4. 2026-06-16
   days on market $175,000 Active 4 DOM
5. 2026-06-15
   days on market $175,000 Active 3 DOM
6. 2026-06-13
   listed $175,000 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: $1,790 · $149/mo
• Projected year-2 tax: $1,790 · $149/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $20,931
• − Mortgage interest: −$9,803
• − Property taxes: −$1,790
• − Insurance: −$875
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − HOA: −$3,300
• − Depreciation: −$5,091
• Taxable loss: −$3,276
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $344/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 — Annandale

• Score: 87/100
• State rank: #12
• US rank: #293

Category grades

Amenities A+ 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: Annandale, VA
• County: Fairfax County · 1,104,456 people
• City population: 57,755
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 57,755
• Household income: $138,794
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1504.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 28% Asian 20% Two or more races 9% Black 8%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 37% · Canada, Vietnam, South Korea
• Languages at home: 51% English-only · Spanish 22% Vietnamese 6% Other Indo-European 5%

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: ▼ -400.18%
• Current HPI: 335.3338
• Rent YoY: ▼ -0.24%
• 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

+1469.5% since first listed

4 events — show timeline

• 2026-06-12 Listed $175,000 BRIGHT MLS
• 2011-03-03 Sold (Public Records) $75,000 Public Records
• 2006-10-23 Sold (Public Records) $150,000 Public Records
• 1978-11-02 Sold (Public Records) $11,150 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,790 · -0.2% YoY. Source: county tax records.