6908 Fairfax Dr #100 · Arlington, VA 22213

$430,000

2 bd · 1.0 ba · 836 sqft · Condo public records · 73 Days on market

Built 1994 $514/sqft · 6% below area Est $457k · 6% under $428/mo HOA · 14% 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 +10.2/15.0
• Appreciation +6.9/10.0
• Schools +6.5/10.0
• Cash flow +5.7/30.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Main level 2 bedroom and 1 bath End-Unit with Bright Sunroom. The kitchen features Corian countertops and gas cooking. The cozy gas fireplace serves as a focal point for the living and dining area. The shared bathroom features a deep soaking tub and a separate custom tile walk-in shower. The flooring is a standout feature, boasting rich Brazilian Cherry Shaw hardwoods and durable ceramic tile throughout. Classic chair rail, crown molding and wainscotting in the common areas adds an elegant touch. The extra windows unique to this end unit flood the space with natural light. Glass-enclosed sunroom is a versatile year-round space offering views of the green space. The primary suite includes a generous walk-in closet, and the unit features a dedicated laundry area for maximum convenience. Covered deeded parking space included. Great commuter area with easy access to I-66 and 29. Only a 1/2 mile to the metro and minutes to the closest bus stop. Walking distance to shopping & restaurants!!!

Key facts

• $428 HOA
• Parking
• Built 1994

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $430k.

Deal economics

• At list price, monthly cash flow is $-873 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (35.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (31.0% below list).
• Recommended offer: $276k (35.9% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 1.7% in Arlington — 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 (#14 in VA, #387 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: cost of living F.
• Arlington County Public School District (urban): math 65% / reading 77% proficiency, ranked #8 of 131 in VA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 14 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 621 units permitted in Arlington County in 2024 (429 in 5+ unit buildings).
• This rent is only 18% of the median local income ($199k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $20k of equity ($3k loan paydown + $17k appreciation (3.9% local appreciation)).
• Arlington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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.
• Current owner paid $320k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $275,772 (35.9% 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 73 days. Have you received any prior offers? Is the seller open to a 36% 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. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.70%
• DSCR: 0.61
• GRM: 12.1

CMA / ARV

• ARV (median comp): $457,397
• List price: $430,000
• Delta: -5.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.14×
• Total profit: $17,080
• Equity at exit: $215,356

10-year hold

• IRR: 5.6%
• Equity multiple: 1.95×
• Total profit: $114,444
• Equity at exit: $350,127

Cash invested: $120,400 (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 22213

• Home prices YoY: 1.0%
• Active inventory: 14
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,968 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$356 /mo · $4,266/yr
• Insurance: −$179
• HOA: −$428
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-873

Break-even live

Break-even rent $4,073

Max offer price $275,772

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6924 Fairfax Dr #132 Arlington, VA	2.0	2.0	1000	$3,200	$3.20	18d	1	0.06mi
6916 Fairfax Dr #218 Arlington, VA	2.0	1.0	836	$2,580	$3.09	18d	1	0.07mi
2121 N Westmoreland St Arlington, VA	1.0–2.0	1.0–2.5	1314	$4,460	$3.39	1d	15	0.15mi
450 N Washington St Falls Church, VA	1.0–2.0	1.0–2.0	826	$3,169	$3.84	1d	13	0.23mi
200 N Maple Ave Falls Church, VA	2.0	1.5	1059	$2,700	$2.55	7d	1	0.47mi
111 E Broad St Falls Church, VA	2.0	1.0–2.0	804	$3,933	$4.89	1d	27	0.56mi
301 W Broad St Falls Church, VA	1.0	1.0	730	$2,780	$3.81	1d	18	0.67mi
210 E Fairfax St Falls Church, VA	3.0	1.0–2.0	945	$2,285	$2.42	1d	8	0.67mi
104 W Annandale Rd Unit 318 Falls Church, VA	2.0	1.5	784	$2,950	$3.76	18d	1	0.71mi
103 S Virginia Ave #401 Falls Church, VA	2.0	1.5	784	$3,000	$3.83	4d	1	0.72mi
444 W Broad St Falls Church, VA	1.0–2.0	1.5–2.0	1008	$3,500	$3.47	12d	2	0.76mi
150 S Virginia Ave #34 Falls Church, VA	2.0	1.5	784	$2,850	$3.64	12d	1	0.77mi
126 Chanel Ter Falls Church, VA	1.0	1.0	800	$1,995	$2.49	43d	1	0.88mi
600 Roosevelt Blvd Falls Church, VA	2.0	1.5	1089	$2,300	$2.11	3d	1	0.89mi
501 Roosevelt Blvd Falls Church, VA	2.0	1.0–2.0	823	$2,995	$3.64	2d	33	0.90mi
500 Roosevelt Blvd Falls Church, VA	3.0	1.0–1.5	955	$2,597	$2.72	1d	17	0.96mi
410 S Maple Ave Falls Church, VA	1.0–3.0	1.0–3.0	1344	$3,580	$2.66	3d	10	0.96mi
6600 Colton Crawford Cir Falls Church, VA	1.0–3.0	1.0–2.5	1272	$3,738	$2.94	2d	1	0.98mi
809 W Broad St Falls Church, VA	1.0	1.5	1075	$2,000	$1.86	3d	10	1.00mi
6410 Arlington Blvd Falls Church, VA	1.0–2.0	1.0–2.0	962	$3,218	$3.34	1d	10	1.04mi
110 Founders Ave Falls Church, VA	2.0	1.0–2.0	941	$3,906	$4.15	1d	27	1.11mi
1520 N Lancaster St Unit 1530-2 Arlington, VA	1.0	1.0	550	$1,695	$3.08	15d	1	1.19mi
2930 Cherry St Falls Church, VA	2.0	1.0	1100	$2,100	$1.91	1d	9	1.20mi
2805 Cameron Rd Falls Church, VA	3.0	1.5	1125	$2,800	$2.49	24d	1	1.21mi
1519 N Lancaster St Arlington, VA	1.0	1.0	575	$1,510	$2.63	7d	1	1.21mi
6200 Wilson Blvd Falls Church, VA	3.0	1.0–2.0	912	$2,892	$3.17	2d	19	1.23mi
1033 W Broad St Falls Church, VA	2.0	1.0–2.0	910	$4,232	$4.65	1d	19	1.24mi
2910 Willston Pl Apt 202 Falls Church, VA	2.0	1.0	718	$2,000	$2.79	4d	1	1.26mi
2919 Willston Pl #101 Falls Church, VA	1.0	1.0	578	$1,700	$2.94	43d	1	1.28mi
2916 Peyton Randolph Dr Falls Church, VA	1.0	1.0	578	$1,650	$2.85	43d	1	1.31mi
110 Birch St Unit C2 Falls Church, VA	2.0	1.0	870	$2,150	$2.47	11d	1	1.41mi
138 Birch St Unit B2 Falls Church, VA	2.0	1.0	870	$2,650	$3.05	24d	1	1.44mi
7011 Falls Reach Dr #103 Falls Church, VA	1.0	1.0	755	$2,070	$2.74	12d	1	1.45mi
7000 Falls Reach Dr #309 Falls Church, VA	2.0	2.0	961	$2,950	$3.07	43d	1	1.49mi
5712 Washington Blvd Unit 5712-4 Arlington, VA	1.0	1.0	600	$1,600	$2.67	7d	1	1.50mi

HOA detail condo

• Monthly dues: $428 · $5,136/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $430,000 Active 73 DOM
2. 2026-06-17
   days on market $430,000 Active 72 DOM
3. 2026-06-16
   days on market $430,000 Active 71 DOM
4. 2026-06-15
   days on market $430,000 Active 70 DOM
5. 2026-06-13
   days on market $430,000 Active 68 DOM
6. 2026-06-09
   days on market $430,000 Active 64 DOM
7. 2026-06-08
   days on market $430,000 Active 63 DOM
8. 2026-06-07
   days on market $430,000 Active 62 DOM
9. 2026-06-03
   days on market $430,000 Active 58 DOM
10. 2026-06-02
    days on market $430,000 Active 57 DOM
11. 2026-06-01
    days on market $430,000 Active 56 DOM
12. 2026-05-31
    days on market $430,000 Active 55 DOM
13. 2026-05-16
    price $430,000 1007-char remark

    Show marketing remark (1007 chars)

    Main level 2 bedroom and 1 bath End-Unit with Bright Sunroom. The kitchen features Corian countertops and gas cooking. The cozy gas fireplace serves as a focal point for the living and dining area. The shared bathroom features a deep soaking tub and a separate custom tile walk-in shower. The flooring is a standout feature, boasting rich Brazilian Cherry Shaw hardwoods and durable ceramic tile throughout. Classic chair rail, crown molding and wainscotting in the common areas adds an elegant touch. The extra windows unique to this end unit flood the space with natural light. Glass-enclosed sunroom is a versatile year-round space offering views of the green space. The primary suite includes a generous walk-in closet, and the unit features a dedicated laundry area for maximum convenience. Covered deeded parking space included. Great commuter area with easy access to I-66 and 29. Only a 1/2 mile to the metro and minutes to the closest bus stop. Walking distance to shopping & restaurants!!!

14. 2026-04-06
    listed $440,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    Main level 2 bedroom and 1 bath End-Unit with Bright Sunroom. The kitchen features Corian countertops and gas cooking. The cozy gas fireplace serves as a focal point for the living and dining area. The shared bathroom features a deep soaking tub and a separate custom tile walk-in shower. The flooring is a standout feature, boasting rich Brazilian Cherry Shaw hardwoods and durable ceramic tile throughout. Classic chair rail, crown molding and wainscotting in the common areas adds an elegant touch. The extra windows unique to this end unit flood the space with natural light. Glass-enclosed sunroom is a versatile year-round space offering views of the green space. The primary suite includes a generous walk-in closet, and the unit features a dedicated laundry area for maximum convenience. Covered deeded parking space included. Great commuter area with easy access to I-66 and 29. Only a 1/2 mile to the metro and minutes to the closest bus stop. Walking distance to shopping & restaurants!!!

15. 2026-04-03
    historical $440,000 1007-char remark

    Show marketing remark (1007 chars)

    Main level 2 bedroom and 1 bath End-Unit with Bright Sunroom. The kitchen features Corian countertops and gas cooking. The cozy gas fireplace serves as a focal point for the living and dining area. The shared bathroom features a deep soaking tub and a separate custom tile walk-in shower. The flooring is a standout feature, boasting rich Brazilian Cherry Shaw hardwoods and durable ceramic tile throughout. Classic chair rail, crown molding and wainscotting in the common areas adds an elegant touch. The extra windows unique to this end unit flood the space with natural light. Glass-enclosed sunroom is a versatile year-round space offering views of the green space. The primary suite includes a generous walk-in closet, and the unit features a dedicated laundry area for maximum convenience. Covered deeded parking space included. Great commuter area with easy access to I-66 and 29. Only a 1/2 mile to the metro and minutes to the closest bus stop. Walking distance to shopping & restaurants!!!

16. 2011-05-13
    soldstatus $320,000
17. 2011-05-12
    soldstatus $320,000 430-char remark

    Show marketing remark (430 chars)

    JUST REDUCED. Renovated 2BR bright & private end model w/ extra windows & glass enclosed sunroom surrounded by green space. New HVAC, appliances, chair rail/crown molding. Brazilian cherry Shaw floors, & ceramic tile throughout, Gas Fireplace, Corian counters, Jacuzzi tub, in unit laundry, walk-in closet. Walk to Metro, downtown Falls Church, W & OD Bike Trail, Shops & Eateries. Covered parking space

18. 2011-05-12
    soldstatus $320,000 Sold

    Show marketing remark (430 chars)

    JUST REDUCED. Renovated 2BR bright & private end model w/ extra windows & glass enclosed sunroom surrounded by green space. New HVAC, appliances, chair rail/crown molding. Brazilian cherry Shaw floors, & ceramic tile throughout, Gas Fireplace, Corian counters, Jacuzzi tub, in unit laundry, walk-in closet. Walk to Metro, downtown Falls Church, W & OD Bike Trail, Shops & Eateries. Covered parking space

19. 2011-04-04
    status Contingent (No Kick Out)
20. 2011-03-18
    price $329,900
21. 2011-02-26
    listed $339,000 Active
22. 2011-01-18
    soldstatus $252,000
23. 2011-01-18
    soldstatus $252,000 Sold
24. 2011-01-07
    status Contingent (No Kick Out)
25. 2010-12-31
    historical Expired
26. 2010-10-29
    status Active
27. 2010-10-29
    historical Expired
28. 2010-10-26
    price $339,000
29. 2010-08-02
    listed $359,900 Active
30. 2005-07-02
    historical
31. 2005-06-02
    listed
32. 2005-05-18
    historical
33. 2005-05-17
    listed
34. 2003-02-27
    soldstatus $250,000
35. 2003-02-27
    soldstatus $250,000
36. 2003-02-25
    soldstatus $250,000
37. 2003-01-29
    historical
38. 2003-01-27
    listed $250,000
39. 2000-06-19
    soldstatus $165,000
40. 2000-06-16
    soldstatus $165,000
41. 2000-05-08
    historical
42. 2000-04-07
    listed $165,000
43. 1994-12-01
    soldstatus $147,050

ⓘ 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: $4,266 · $356/mo
• Projected year-2 tax: $4,266 · $356/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,614
• − Mortgage interest: −$24,087
• − Property taxes: −$4,266
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − HOA: −$5,136
• − Depreciation: −$12,509
• Taxable loss: −$18,232
• Est. tax savings @ 24.0%: +$4,376
• After-tax cash flow: $-6,101/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: Arlington County Public School District
• NCES district ID: 5100270
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $103,164
• Composite: 65.23/100
• National rank: #492
• State rank: #8 of 131 in VA

Livability — Arlington

• Score: 86/100
• State rank: #14
• US rank: #387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, VA
• County: Arlington County · 236,086 people
• City population: 236,086
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 4,021
• Household income: $199,306
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 240.0

Population outlook (Arlington County) Hauer SSP2

• Today (2025): 278,021 people
• By 2030: 301,560 · +8.5%
• By 2040: 349,063 · +25.6%
• By 2050: 399,147 · +43.6%
• By 2075: 505,325 · +81.8%
• By 2100: 584,095 · +110.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Two or more races 18% Asian 9% Hispanic / Latino 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 80% English-only · Other Asian/Pacific 11% Spanish 4% Other Indo-European 3%

Political lean MEDSL · Arlington

• 2024 margin: Solid D (+58.6) · D 78.2% · R 19.6% · Other 2.1%
• 2008→2024 swing: +14.0pp toward D · 2008: 44.6pp · 2024: 58.6pp
• All cycles: 2024: D+58.6 2020: D+63.5 2016: D+60.1 2012: D+39.9 2008: D+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.89%
• Current HPI: 405.8057
• Rent YoY: —
• 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

+192.4% since first listed

31 events — show timeline

• 2026-05-16 Price Changed $430,000 BRIGHT MLS
• 2026-04-06 Listed $440,000 BRIGHT MLS
• 2026-04-03 Coming Soon $440,000 BRIGHT MLS
• 2011-05-13 Sold (Public Records) $320,000 Public Records
• 2011-05-12 Sold (MLS) $320,000 MRIS
• 2011-05-12 Sold (MLS) $320,000 BRIGHT MLS
• 2011-04-04 Pending — MRIS
• 2011-03-18 Price Changed $329,900 MRIS
• 2011-02-26 Listed $339,000 MRIS
• 2011-01-18 Sold (MLS) $252,000 MRIS
• 2011-01-18 Sold (MLS) $252,000 BRIGHT MLS
• 2011-01-07 Pending — MRIS
• 2010-12-31 Delisted — MRIS
• 2010-10-29 Relisted — MRIS
• 2010-10-29 Delisted — MRIS
• 2010-10-26 Price Changed $339,000 MRIS
• 2010-08-02 Listed $359,900 MRIS
• 2005-07-02 Delisted — MRIS
• 2005-06-02 Listed — MRIS
• 2005-05-18 Delisted — MRIS
• 2005-05-17 Listed — MRIS
• 2003-02-27 Sold (Public Records) $250,000 Public Records
• 2003-02-27 Sold (Public Records) $250,000 Public Records
• 2003-02-25 Sold (MLS) $250,000 MRIS
• 2003-01-29 Delisted — MRIS
• 2003-01-27 Listed $250,000 MRIS
• 2000-06-19 Sold (Public Records) $165,000 Public Records
• 2000-06-16 Sold (MLS) $165,000 MRIS
• 2000-05-08 Delisted — MRIS
• 2000-04-07 Listed $165,000 MRIS
• 1994-12-01 Sold (Public Records) $147,050 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,266 · +1.7% YoY. Source: county tax records.